Despite the Europe-wide economic slowdown and local challenges, the warehouse and industrial market in Poland still shows high capacity for growth. Among some dynamic changes of recent years, last year has brought stability. However, there are some positive signs as well that could herald further growth in the coming months. And this is certainly good news for developers and general contractors specialising in the construction of warehouse buildings.

With its strategic location in the heart of Europe, its developing economy and its growing e-commerce sector, Poland has been an important player on the logistics map of our continent for years. More than 125,000 transport companies are already registered with in the country, of which almost 38,000 have the Community licence, with around 20% of the haulage operations run by them across Europe. Not only is the number of hauliers and the volume of transport work on the rise, but warehouse space also continues to increase steadily, as new warehouse buildings are built at production facilities, as well as huge logistics centres belonging to global e-commerce companies, and high-bay warehouses. What does the market for warehouse and industrial space in Poland look like?

Logistics in Poland – the state of warehouse space at the end of 2024

Area

The total state-of-the-art warehousing and industrial space in Poland has risen to 34.6 million square metres in 2024, an increase of up to almost 40% compared to 2021. However, it is worth noting that last year saw 2.6 million square metres of new space delivered, which represents a 30% year-over-year decrease in new supply volumes. 1.8 million square metres is still being constructed now. The gross demand has stayed at 5.8 million square metres (+4% YoY), and this is another year, since 2020, in which we have recorded a higher gross demand growth rate than 5 million square metres, which is good news for the entire industry.

Sustainable construction

As indicated by data from the Polish Green Building Council[i], more than half of all space meets state-of-the-art sustainability standards and holds one of the BREEAM, LEED or DGNB certifications. This is considerably more than in other, more mature European markets, which started to develop earlier, and therefore, have access to numerous old facilities.

Rents

After the significant increases in the cost of renting warehouse space that we have experienced in recent years, 2024 has brought a relative stabilisation of rents. The tenants looking for a warehouse in regions with high space availability were in a much better position, as then, they could be offered various attractive incentives.

2025 warehouse market forecasts

Although the forecasts for the Polish warehouse and industrial market appear to be quite optimistic, we have adopted the Europe-wide and global supply chains perspectives to where Poland is standing. This way, the situation no longer looks so bright.

Less speculative inventory

Today’s global economic downturn and poorer investor sentiment are discouraging developers from building speculative space, which means without first securing all the tenants required. It seems that the cautious behaviours of developers will continue into 2025. Currently, the majority of projects tend to follow the BTS and BTO models of delivering warehouses for large customers which intend long-term operations. This is good news for general contractors like Commercecon which specialise in the much more demanding formula of constructing bespoke logistics buildings and industrial facilities.

ESG practices

Industrial construction is more and more embracing green policy. On the one hand, this is the result of EU regulations, and of the growing expectations of tenants – on the other – who want to be provided with environmentally-friendly logistics buildings and warehouse centres. As a result, investments in energy-efficient LED lighting, intelligent building management systems (BMS), photovoltaic roof-top installations or heat pumps are on the increase. Social aspects are also becoming increasingly important. Promoting friendly surroundings and working conditions, creating outdoor relaxation areas, respecting equality in the workplace or supporting local communities are just some of the measures undertook by project owners today.

Last mile facilities

In the coming months, many projects are certainly going to involve ‘last mile’ urban facilities, while both so-called ‘big boxes’ (large warehouses) and, primarily, small business units will be delivered within large agglomerations. The need for these locations of new facilities arises, firstly, from the booming e-commerce market, and is largely driven by courier companies and parcel locker network logistics operators. They are provided with greater efficiency in their logistics operations and faster delivery of goods to final customers when using SBU warehouses.

Automation

Logistics buildings and warehousing centres are becoming more and more advanced, and gradual automation is a trend that is bound to develop in Poland. Future warehouse owners and tenants are willing to invest in intelligent building management and tailored automation for their operations to a greater extent. This raises work efficiency and also brings tangible advantages in terms of better cost control and greater cost containment.

Rents

Although rents have reached a plateau in the past year, a moderate increase can certainly be expected. This will primarily concern the regions of Poland where demand for logistics space is highest, like those of Warsaw, Krakow or the Tri-City. Rent costs will continue to be driven up by factors such as high energy and building material prices, as well as the ever-increasing – though no longer as dynamic – labour costs.

What are the challenges market players are facing?

Amendment of the Planning Act

On 1 January 2026, an amendment to the Planning Act will come into force in Poland with the aim of regulating the spatial planning process. The replacement of the previous core strategy document with local master plans is intended to provide greater transparency and predictability for investments, limiting the possibility of obtaining zoning decisions outside the designated zones. The amendment may reduce the availability of land for industrial facilities and warehouses, which is not good news for developers, but is instead expected to facilitate project completion in line with the plans.

End of war in Ukraine

The upcoming election of the next US president could be a factor in bringing about possible ceasefire in 2025 and an end to the war. If that proved true, the process of rebuilding Ukraine would start, which would be a huge global-scale venture. Poland is said to adopt a role of an operational centre in the friendshoring process. The Polish Investment and Trade Agency (PAIH) is recruiting Polish companies interested in resuming exports and participating in the reconstruction of Ukraine, with 30 per cent of them being construction companies. This shows how huge interest the process is attracting, but also its great potential to benefit the Polish construction sector.

This year, the warehouse market in Poland will continue to grow. With the further development of the e-commerce industry, further investments in road infrastructure and redirecting industrial construction towards the green path, our country will maintain its status as an important logistics hub on the European map and a strong player in terms of the availability of state-of-the-art warehouse space.

[i] Sustainable Certified Buildings Report 2023, PLGBC