Tenants today expect space tailored to the processes they run, scalable as their business grows and capable of being equipped with automation that responds to labour shortages. Costs remain invariably crucial: rent levels and the predictability of service charges, says Jakub Kurek, Director of the Industrial and Warehouse Department at Newmark Polska.
The era of highly specialised warehouses is approaching. The individual needs of tenants, and their influence on the shape of new investments, are playing an increasingly important role. For developers, this means greater flexibility and more precise project preparation.
“We design our parks in such a way that, depending on needs, they can serve either warehouse or production functions. The halls are built modularly, with the possibility of easily dividing or combining space, which allows them to be quickly adapted to the needs of a specific client. Already at the foundation stage, we reinforce floors above the standard so that in the future they can accommodate heavy production machinery or mezzanines for e-commerce tenants. As a result, the space can be flexibly adapted to complex logistics operations — from high-bay storage areas to order-picking zones and fast returns handling,” explains Tomasz Pietrzak, Leasing Director Poland at MLP Group.
Jakub Kurek emphasises that space adaptation does not apply only to new developments.
“Well-designed existing facilities can also be modernised, provided they meet specific technical standards. Class A buildings usually offer real room for discussion about changes — both in terms of installations and spatial organisation. Limitations arise only where there is insufficient height or where fire safety standards are not met,” explains the director at Newmark Polska.
Flexibility and personalisation instead of universal solutions
According to Tomasz Pietrzak, the most demanding and, at the same time, most expensive modifications are those related to the technical infrastructure of buildings.
“Access to adequate power supply is crucial today, especially for automation and production processes. Fire protection systems are also important and must be adapted to the type of goods being stored. In many projects, it is necessary to reinforce floors and foundations for heavy installations or high-bay racking, as well as to make changes to loading zones and docks. Requirements concerning temperature and humidity control are also appearing increasingly often, which involves implementing extensive HVAC systems and significantly increases investment costs,” explains the MLP Group expert.
Tenants also expect adjustments that directly translate into workplace comfort: a higher standard of office and social areas, better daylight access in order-picking zones in line with BREEAM certification requirements, and the implementation of intelligent LED lighting systems. Air quality and a higher number of air exchanges are also gaining importance.
One market, many needs: from e-commerce to data centres
The growing complexity of operations and pressure to improve efficiency mean that universal solutions are increasingly insufficient. According to Jakub Kurek, there is no single leasing model that works for all tenants. The space must match the business strategy, not the other way around.
“These needs overlap with the growing role of automation, which is a response to labour market difficulties. We are increasingly talking to tenants about solutions that reduce dependence on human labour. This trend, which has long been visible in Asia, is also accelerating in Poland,” notes the Newmark Polska expert.
Differences between market segments are becoming increasingly clear.
“Manufacturing companies think long term and most often decide on leases of as much as 10–15 years. In such projects, specific technical parameters are key, such as daylight access, ventilation or increased connection capacity, often together with dedicated infrastructure. In e-commerce projects, storage height plays a greater role, often exceeding 12 metres. Traditional retail chains, in turn, focus primarily on costs. In their case, energy-saving solutions such as photovoltaics or heat pumps are crucial, as they directly translate into lower service charges,” says Tomasz Pietrzak.
Logistics operators form a separate group, as their requirements change depending on the contracts they handle. In their case, what matters is not only whether the space matches the current operating model, but also whether it is ready for future growth.
“The ideal warehouse must respond to the growing complexity of supply chains and the dynamic development of e-commerce. What counts is the ability to handle intensive operations, access to appropriate infrastructure and energy, but also the ability to implement automation that increases the scale and efficiency of operations. Ultimately, the decisive factor is not so much the rent itself, but the total operating cost of functioning in a given location, including employee availability, process efficiency and growth potential,” explains Daniel Korbus, Management Board Member and Operations Director at XBS Logistics.
A natural consequence of growing specialisation is the emergence of new types of tenants whose requirements go beyond previous standards. Data centres are one of the most visible examples, significantly raising the bar in terms of infrastructure.
“In Western Europe, this segment is already developing very dynamically, and over time we will see a similar trend in Poland, which is why we should be prepared for it. These are projects with enormous energy demand, which in practice determines both the location and the feasibility of the investment,” notes Jakub Kurek.
Costs under scrutiny: rent is only part of the equation
Despite the growing flexibility of the market, cost remains one of the key decision-making factors. Increasingly, however, the focus is shifting from base rent to the total cost of lease.
“Service charges are equally important, and they have risen significantly in recent years. If they are not properly estimated before the lease agreement is signed, tenants may be surprised by the amount of additional payments at the first settlement of advance payments,” warns Jakub Kurek.
As a result, contractual provisions that better protect tenants’ interests in a volatile economic environment are becoming increasingly important.
“When advising our clients, we pay a great deal of attention to provisions concerning rent indexation and forms of security. In the case of companies planning to scale their operations within a facility, we negotiate clauses granting the right of first refusal to lease additional space or guaranteed expansion rights, which allow them to secure the possibility of enlarging the warehouse in advance on specific terms,” explains Jakub Kurek.
Such provisions are particularly important for logistics operators, which grow together with their clients and operate in an environment of highly variable operational scale.
“The possibility of expanding within the same facility or logistics park allows a business to grow without the need for relocation. More flexible lease terms, in turn, help manage risk better in an industry where demand volatility is increasing,” emphasises Daniel Korbus.
Towards more informed decisions
The warehouse market is maturing and clearly moving towards greater selectiveness on the tenant side. The choice of a facility is less and less often determined by a single factor.
“This is no longer a ‘take it or wait’ market, but a space for negotiation and value creation on both sides. Tenants are looking more broadly: they analyse not only rent, but also the total cost of use, lease flexibility and the potential for further development. In such a complex process, advisory support is playing an increasingly important role, helping translate business needs into specific contractual provisions,” emphasises Jakub Kurek.
“We are dealing with a completely different level of market maturity than just a few years ago. In the coming years, this direction will strengthen further, along with the growing role of automation, operational efficiency and environmental solutions, which are becoming the standard,” concludes the director at Newmark Polska.
Source: CEO.com.pl
