Warsaw
The Warsaw warehouse market maintains a strong position thanks to a combination of key factors: proximity to a large consumer base, well-developed transport infrastructure, and growing demand for last-mile logistics. There is steady growth both within the city limits (“Warsaw I”), where delivery speed and labor access are crucial, and in suburban zones (“Warsaw II”), which offer greater scale and flexibility for manufacturing and distribution operations.
Despite a challenging economic environment, tenant activity remains stable, and the market continues to show high dynamism, comments Katarzyna Madej, Director of Industrial Agency at Avison Young.
MARKET IN NUMBERS:
- 7.1 million sqm of existing stock
- 350,000 sqm under construction, with 25% in Warsaw I
- Rents in Warsaw I: €5.50 – €8.50 / sqm / month
- Rents in Warsaw II (outside the city): €3.60 – €5.75 / sqm / month
High Rents, Increasing Flexibility
Warsaw I still has the highest rent levels in Poland, reaching up to €8.50 / sqm. However, developers are increasingly open to negotiations, offering longer rent-free periods and more flexible lease terms.
Market in Oversupply Phase
The region currently experiences saturation. Many large-format buildings (big-box) completed in 2023–2024 remain vacant. The area faces speculative oversupply amid slowing demand.
Boom in Small Warehouse Spaces
There is strong demand for spaces up to 1,500 sqm, mainly from D2C companies in cosmetics, apparel, and consumer electronics sectors.
Creative Developer Incentives
In response to market pressure, landlords offer unconventional incentives to attract tenants, including up to 12 months of operating cost waivers or compensation guarantees in case of delivery delays.
Employee-Friendly Locations as Key Advantage
Preferred locations have good access to public transport, especially suburban rail (SKM), trams, and bike paths. Accessibility is a crucial factor in tenants’ decision-making.
Active Sublease Market
The sublease segment is gaining momentum, driven by increased activity from 3PL operators and logistics companies seeking short-term leases (6–12 months). Flexible lease models are growing in popularity, especially among tenants managing seasonal or demand-related risk.
Green Logistics Gains Popularity
Sustainability is increasingly important, with tenants often demanding photovoltaic panel installations as part of lease negotiations. Environmental considerations are now a priority, especially for urban logistics facilities.
Upper Silesia
Unlike traditionally logistics-linked regions (e.g., Central Poland), much of the leasing activity in Upper Silesia comes from manufacturing companies. Industrial facilities are often tailored to specific operational needs, including technology infrastructure, cranes, and production lines. The region hosts the largest concentration of manufacturing plants in Poland, especially in automotive, household appliances, heavy industry, and chemical sectors. Warehousing and logistics activities often directly support manufacturing plants (e.g., Just-In-Time systems, made-to-order production).
Despite challenges like rising vacancy rates and tenant caution, Upper Silesia remains attractive to investors and developers. Strategic location, well-developed transport infrastructure, and diverse warehouse stock provide a solid foundation for continued industrial and logistics sector growth, comments Łukasz Ciepły, Director of Industrial Agency at Avison Young.
MARKET IN NUMBERS:
- 6.0 million sqm existing stock
- 300,000 sqm under construction
- Rents: €3.80 – €5.95 / sqm / month
Attracting Light Industry from Central and Eastern Europe
The region gains importance among car and component manufacturers relocating operations from Czechia and Slovakia. Upper Silesia’s strategic location and industrial base make it ideal for nearshoring.
Rising Energy Supply Demand
Investors increasingly secure energy capacity well ahead of needs to guarantee sufficient resources for future operations. Energy availability has become a critical location factor.
Limited Land Availability
Land availability for investments is limited, especially in high-demand areas of Katowice and Gliwice. Finding plots larger than 5 hectares is difficult, complicating large build-to-suit (BTS) projects.
Wrocław
The Wrocław metropolitan area boasts one of Poland’s highest concentrations of manufacturing plants. Along with Upper Silesia and Poznań, it ranks among the top regions for industrial investment density, driving strong demand for production, logistics, and warehouse space. Wrocław is also an important academic hub supplying qualified labor for logistics, automation, and IT sectors.
The region leads nationally in intermodal terminal development, with key facilities in Kąty Wrocławskie, Legnica, and Brzeg Dolny. This attracts companies—especially in automotive and chemical industries—seeking combined road and rail transport solutions. Lower Silesia is expected to remain a key industrial and logistics region in Poland in the coming years, comments Łukasz Ciepły.
MARKET IN NUMBERS:
- 5.2 million sqm existing stock
- 50,000 sqm under construction
- Rents: €3.50 – €5.40 / sqm / month
Energy Access as Development Barrier
Despite strong investor interest, the region struggles with limited grid connection capacity, particularly for projects requiring over 1 MW. Average waiting time for connection currently stands at 16–20 months. This has delayed several BTS projects, mainly for e-commerce operators. Emerging solutions include shared capacity agreements, while logistics providers increasingly use surplus energy from neighboring facilities.
New Wave of Investment from South Korea
Lower Silesia gains strategic importance as a battery supply chain hub, especially for firms cooperating with LG and SK Innovation. Interest from Korean battery component manufacturers is growing. The region is viewed as a natural extension of LG Energy Solution’s complex in Biskupice Podgórne. Wrocław and surroundings are becoming the main production base for Europe’s electromobility sector.
Central Poland
Central Poland is one of the country’s most strategic warehouse regions—both in location and scale of operations. Its central position and direct access to major transport routes make it a natural choice for companies building nationwide distribution networks. High tenant activity and steady investor interest confirm its stable, established position on Poland’s logistics map, comments Katarzyna Madej.
MARKET IN NUMBERS:
- 5.0 million sqm existing stock
- 250,000 sqm under construction
- Rents: €3.60 – €5.50 / sqm / month
Stabilization After Rapid Expansion
Following strong growth in 2021–2023, the Central Poland market enters saturation, especially around Stryków and Rawa Mazowiecka. Vacancy rates are rising, but the region continues to attract investors due to its strategic location and infrastructure.
Emergence of ‘Warehouse-as-a-Service’ Models
A new rental trend gains traction—tenants pay for specific services such as packing, cross-docking, and storage instead of leasing traditional space.
Increase in Light Manufacturing
The region sees growing investment in light manufacturing, especially in lighting, HVAC, and electronics sectors.
Relocations from Western Europe drive demand for both ready-to-lease facilities and build-to-suit (BTS) projects.
Poznań
Early 2025 brought moderate recovery in Poznań’s region, accompanied by more selective developer activity and early signs of market saturation. Vacancy rate reached just over 8%, reflecting a broader trend across Poland. While rents remained relatively stable, developers offer attractive incentives and flexible lease terms to attract tenants.
The market remains active but evolves toward a more balanced, cautious approach. Investors grow increasingly selective, and tenant expectations continue to shift—with location playing an ever-more important role in supply chain planning, comments Dorota Koseska, Director, Industrial Agency at Avison Young.
MARKET IN NUMBERS:
- 4.0 million sqm existing stock
- 80,000 sqm under construction
- Rents: €3.60 – €5.50 / sqm / month
New Tenants Driven by Nearshoring
Poznań continues attracting small and medium-sized manufacturers from Western Europe relocating to Poland as part of nearshoring strategies. Key factors include lower labor and land costs plus good logistics. Increasingly, these companies select locations outside the A2 motorway corridor, where land availability and prices are more competitive.
Developer Caution in Expansion
About 60,000 sqm of modern warehouse space was delivered in early 2025, representing nearly 10% of new national supply. While strong, developers show increased caution. Around 80,000 sqm was under construction in March 2025, indicating a balanced approach compared to more active markets. Developers closely monitor demand and rising vacancy rates before launching new projects.
Stable Rents with Incentives
Rents in Poznań remained stable in early 2025, but rising vacancy rates prompt developers to offer more competitive incentive packages, resulting in increasingly attractive effective rents for tenants.
Author: Paulina Brzeszkiewicz-Kuczyńska – Research and Data Manager at Avison Young
Source: ceo.com.pl
