Poland’s industrial and warehouse market remained one of the largest and most diverse in Central Europe in 2025, but the pace of activity varied significantly by region. In the country’s main logistics hubs, occupiers focused more strongly on operational efficiency, immediate availability, and flexible lease conditions. Developers, in turn, adopted a more selective approach to new schemes, increasingly prioritizing projects backed by pre-let agreements or tailored build-to-suit solutions.
Market snapshot
- 7.4 million sqm of existing stock
- 640,000 sqm under construction
- €4.90–8.00/sqm/month in-city rents
- €3.20–6.95/sqm/month out-of-city rents
Warsaw I – inner-city zone
Ready-to-occupy space drew the strongest interest
In Warsaw’s first zone, occupiers were primarily looking for facilities that would allow them to launch operations quickly, often within just two to three months of signing a lease. For many tenants, the most important factors were the immediate availability of units and the efficient delivery of office fit-out space.
Last-mile logistics continued to support demand
Most lease activity focused on units ranging from 2,000 to 3,000 sqm, although some individual requirements reached 8,000 to 10,000 sqm. Demand was driven mainly by urban distribution and last-mile logistics. During negotiations, occupiers most often sought rent-free periods and fit-out contributions for both office and warehouse areas.
Employee-friendly locations remained a major advantage
Tenants paid close attention to the quality and usability of office areas, the number of parking spaces, and convenient access to the city. Targówek and the area around Okęcie continued to rank among the most frequently selected locations.
Green logistics gained further traction
Sustainability became increasingly important in lease talks. More occupiers began to include requirements related to photovoltaic installations, especially in urban logistics projects, where environmental performance is becoming a more prominent factor in decision-making.
Warsaw II – outer-city zone
Lease renewals shaped market activity
In Warsaw’s outer zone, renegotiations continued to dominate market activity. Demand for larger units remained limited, as most occupiers preferred to maintain their current scale of operations or opt only for modest expansions.
Growing pressure on rental levels
The delivery of newly completed projects intensified competition with older and less expensive properties. As a result, effective rental levels came under pressure, while landlords became more flexible in offering incentive packages, strengthening tenants’ negotiating position.
Cautious approach to new development
Several warehouse schemes were completed in 2025, but some were still in the commercialization phase and waiting for their first tenants. Speculative development remained restrained, with new projects launched carefully and selectively.
According to Katarzyna Madej, Director, Industrial Agency, Warsaw’s warehouse market entered a more balanced phase in 2025, shifting away from rapid expansion toward more selective growth. A more cautious development strategy and the concentration on projects secured by demand helped rebalance supply, while a significant share of market activity centered on ready-to-occupy space matching tenants’ current operational needs.
Upper Silesia
Market snapshot
- 6.2 million sqm of existing stock
- 200,000 sqm under construction
- €3.80–5.40/sqm/month in rents
Occupiers became more risk-aware
Tenants in Upper Silesia showed greater caution in 2025. Relocations were less frequent, while renegotiations became more common as companies focused on cost optimization and operational efficiency. Expansion plans were pursued more carefully and usually depended on confirmed business growth rather than forecasts alone.
Logistics and manufacturing remained the main pillars
The strongest activity was recorded in strategic locations such as Gliwice, Sosnowiec, and Ruda Śląska. The region continued to attract companies combining logistics and manufacturing functions. Tenant demand came from both 3PL operators and industrial occupiers, including firms from the automotive sector, highlighting the market’s diversified and resilient profile.
ESG increasingly supported competitiveness
Headline rents remained broadly stable, and moderate new supply did not create significant downward pressure. At the same time, the technical quality of buildings and ESG features became more important. Environmental certifications, photovoltaic systems, better insulation, and energy-efficient lighting increasingly served as differentiators between competing projects.
As Łukasz Ciepły, Director, Industrial Agency, noted, the Upper Silesian warehouse market moved into a stabilization phase in 2025 after several years of rapid expansion. Supply and demand began to rebalance, while developers limited speculative construction and focused primarily on pre-let projects and BTS schemes tailored to specific occupier requirements. The region strengthened its status as a mature, well-connected logistics and industrial market, where careful decision-making, renegotiations, and high development standards played a defining role.
Wrocław
Market snapshot
- 5.5 million sqm of existing stock
- 130,000 sqm under construction
- €3.15–5.50/sqm/month in rents
One of Poland’s leaders in new supply
In 2025, the Wrocław region ranked among the most active warehouse markets in Poland in terms of new completions. More than 300,000 sqm of modern warehouse space was delivered, placing Wrocław among the country’s top three markets for new supply.
Production-related schemes gained importance
Lower Silesia has long attracted manufacturing investment from the automotive, electronics, and components sectors, which continues to shape demand for warehouse and industrial space. In 2025, a significant share of requirements concerned facilities adaptable for light production or delivered in the build-to-suit format.
Stabilization after a period of rapid expansion
Following the exceptionally dynamic growth seen between 2021 and 2023, the Wrocław warehouse market entered a more stable phase in 2024–2025. Developers became more cautious with speculative construction, and some projects were launched only after tenants had been secured through pre-let agreements.
At the same time, increased availability, with vacancy estimated at around 9–11%, allowed tenants to make decisions under more comfortable conditions and to review a broader set of options.
Rents stopped rising rapidly
After strong rental growth in earlier years, 2025 brought stabilization. Prime headline rents in the Wrocław region generally ranged from €3.15 to €5.50/sqm/month, depending on location, building standard, and lease length. Rising competition among landlords and growing availability meant tenants were more often able to negotiate favorable terms.
In the view of Dorota Koseska, Director, Industrial Agency, the Wrocław metropolitan area remains one of Poland’s key logistics and industrial centers. Its location near the German and Czech borders, combined with strong road infrastructure including the A4 motorway and S8 expressway, continues to attract both logistics operators serving international trade and manufacturers from sectors such as automotive, electronics, and home appliances. Despite the recent stabilization, Wrocław remains one of the most attractive warehouse markets in the country, with future growth likely to be supported by Lower Silesia’s industrial base, ongoing transport infrastructure development, and the region’s growing role in European supply chains.
Central Poland
Market snapshot
- 5.3 million sqm of existing stock
- 170,000 sqm under construction
- €3.50–4.60/sqm/month in rents
Poland’s fourth-largest warehouse market
At the end of 2025, total modern warehouse and industrial stock in Central Poland reached approximately 5.3 million sqm, accounting for around 14% of the country’s total warehouse supply. Although Lower Silesia has recently overtaken it in size, the region remains one of Poland’s largest logistics hubs.
A region led by logistics
Logistics occupiers continued to play a central role. Central Poland functions as a nationwide distribution hub, which explains the dominance of large logistics centers serving both domestic and international supply chains.
Stronger demand for ESG-compliant buildings
ESG and energy efficiency became increasingly important in the region as well. Occupiers showed growing interest in warehouses equipped with photovoltaic panels, energy-saving systems, and environmental certifications such as BREEAM. These features help reduce operating costs while also limiting environmental impact.
As Katarzyna Burlińska, Senior Consultant, Industrial Agency, emphasized, logistics operators serving both domestic and international markets remain particularly important in Central Poland. This has translated into rising demand for cross-dock facilities, which enable rapid transshipment and reduce storage time. The trend is being driven by the expansion of urban logistics and rising expectations for shorter delivery times, especially near major transport nodes and large metropolitan areas.
Poznań
Market snapshot
- 4.0 million sqm of existing stock
- 40,000 sqm under construction
- €3.65–6.00/sqm/month in rents
Higher vacancy and greater market caution
For Poznań, 2025 was a year of clear slowdown. A substantial volume of available space came to market, resulting in a higher vacancy rate and prompting more cautious behavior from both developers and occupiers. Speculative development remained limited, while investment activity slowed noticeably.
Demand led by logistics and trade
Demand in the region was conservative and broadly similar to other Polish markets. Logistics and retail-related occupiers remained the most active groups, while renegotiations clearly outweighed new lease agreements.
Renewals played the leading role
With relatively few large logistics tenders and comparatively high availability, most transactions focused on retaining existing locations or taking smaller units than those typically seen in major hubs such as Warsaw or Central Poland.
According to Katarzyna Madej, Director, Industrial Agency, even though Poznań offered rental levels competitive with Central Poland, the region did not attract a significant number of large relocations in 2025, and most major projects were completed elsewhere. The relatively small share of large-scale logistics and e-commerce operations translated into weaker demand for units exceeding 10,000 sqm. At the same time, the past year also demonstrated how responsive and flexible the Poznań market can be: even a single larger requirement was capable of visibly reviving activity and drawing investor attention back to the region. This suggests that despite the temporary slowdown, Poznań still offers real potential and can react dynamically to demand impulses.
