The Five Largest Warehouse Markets in Poland

Warsaw

The Warsaw warehouse market maintains a strong position due to a combination of key factors: proximity to a large consumer base, a well-developed transport infrastructure, and increasing demand for last-mile logistics. Growth is evident both within the city limits (Warsaw I), where delivery speed and access to labor are critical, and in suburban zones (Warsaw II), which offer greater scale and flexibility for production and distribution operations.

Despite a challenging economic environment, tenant activity remains stable, and the market continues to show high dynamism - Katarzyna Madej, Director, Industrial Agency, Avison Young

Market Snapshot

• 7.1 million sqm of existing stock
• 350,000 sqm under construction, with 25% located in Warsaw I
• €5.50 - €8.50/sqm/month (within the city – Warsaw I)
• €3.60 - €5.75/sqm/month (suburbs – Warsaw II)

High Rents and Growing Flexibility
Warsaw I still commands the highest rents in Poland, reaching up to €8.50/sqm. However, developers are increasingly open to negotiation, offering longer rent-free periods and more flexible lease terms.

Oversupply Phase
The region is experiencing saturation. Many large-scale big-box facilities delivered in 2023–2024 remain unleased. The area is facing speculative oversupply amid slowing demand.

Boom in Small Warehouses
There is strong demand for spaces under 1,500 sqm, particularly from D2C companies in cosmetics, apparel, and consumer electronics.

Creative Developer Incentives
In response to market pressure, landlords offer unconventional incentives to attract tenants, including up to 12 months of waived service charges or compensation guarantees for delivery delays.

Employee-Friendly Locations as a Key Advantage
Sites with good access to public transport—especially commuter trains (SKM), trams, and bike paths—are preferred. Accessibility is becoming a key decision factor for tenants.

Active Sublease Market
The sublease segment is gaining momentum, driven by increased activity from 3PL providers and logistics companies seeking short-term leases (6–12 months). Flexible leasing models are growing in popularity, particularly among tenants managing seasonal or demand-related risks.

Green Logistics Gaining Ground
Sustainability is becoming more important, with tenants increasingly requesting photovoltaic installations during lease negotiations. Environmental considerations are now a priority, especially for urban logistics facilities.

Upper Silesia

Unlike traditionally logistics-driven regions (e.g., Central Poland), a significant share of leasing activity in Upper Silesia comes from manufacturing companies. Industrial facilities are often customized to specific operational needs, including technological infrastructure, cranes, and production lines. The region boasts Poland’s highest concentration of manufacturing plants—especially in automotive, home appliances, heavy industry, and chemicals. Warehousing and logistics operations often directly support production (e.g., JIT systems, made-to-order manufacturing).

Despite challenges such as rising vacancy rates and increased tenant caution, Upper Silesia remains attractive to investors and developers. Its strategic location, robust infrastructure, and diverse warehouse stock provide a strong foundation for continued growth - Łukasz Ciepły, Director, Industrial Agency, Avison Young

Market Snapshot

• 6.0 million sqm of existing stock
• 300,000 sqm under construction
• €3.80 - €5.95/sqm/month

Attracting Light Industry from CEE
The region is gaining traction among auto and component manufacturers relocating from the Czech Republic and Slovakia. Upper Silesia’s strategic location and industrial base make it ideal for nearshoring.

Rising Demand for Power Supply
Investors are increasingly securing energy capacity far in advance, beyond current needs, to ensure adequate resources for future operations. Power availability has become a critical site selection factor.

Limited Land Availability
Investment-ready land is scarce, especially in high-demand zones like Katowice and Gliwice. Finding plots larger than 5 hectares is difficult, posing a challenge for large-scale BTS projects.

Wrocław

The Wrocław metropolitan area boasts one of the highest concentrations of manufacturing facilities in Poland. Alongside Upper Silesia and Poznań, it ranks among the top regions for industrial investment density, driving strong demand for both production and logistics space. Wrocław is also a major academic hub, supplying skilled labor for logistics, automation, and IT.

The region leads nationally in intermodal terminal development, with key hubs in Kąty Wrocławskie, Legnica, and Brzeg Dolny. This attracts companies—especially in automotive and chemicals—seeking combined road-rail transport solutions. Lower Silesia is expected to remain one of Poland’s key industrial and logistics regions in the coming years – Łukasz Ciepły, Director, Industrial Agency, Avison Young

Market Snapshot

• 5.2 million sqm of existing stock
• 50,000 sqm under construction
• €3.50 - €5.40/sqm/month

Energy Access as a Development Bottleneck
Despite strong investor interest, the region faces limited grid connection availability, especially for projects requiring over 1 MW. Average connection time is currently 16–20 months. This has delayed several BTS projects, particularly for e-commerce operators. Workarounds include shared capacity solutions and utilizing surplus energy from neighboring facilities.

New Investment Wave from South Korea
Lower Silesia is gaining strategic importance as a battery supply chain hub, especially for companies partnering with LG and SK Innovation. There is rising interest from Korean battery component producers. The region is viewed as a natural extension of the LG Energy Solution complex in Biskupice Podgórne. Wrocław and its surroundings are becoming a production base for Europe’s e-mobility sector.

Central Poland

Central Poland is one of the country’s most strategic warehouse regions in terms of location and operational scale. Its central position and direct access to key transport routes make it a natural choice for companies building nationwide distribution networks. Strong tenant activity and consistent investor interest confirm the region’s stable and well-established position in Poland’s logistics landscape – Katarzyna Madej, Director, Industrial Agency, Avison Young

Market Snapshot

• 5.0 million sqm of existing stock
• 250,000 sqm under construction
• €3.60 - €5.50/sqm/month

Stabilization After Rapid Growth
After rapid expansion from 2021–2023, the market is entering a saturation phase, particularly around Stryków and Rawa Mazowiecka. Vacancy is increasing, but the region continues to attract investors due to its strategic location and infrastructure.

Emergence of “Warehouse-as-a-Service” Models
A growing trend is service-based leasing—instead of renting space, tenants pay for services such as packaging, cross-docking, and storage.

Influx of Light Manufacturing
There is increasing investment in light production, especially in lighting, HVAC, and electronics sectors.

Relocations from Western Europe Fuel Demand
The region benefits from nearshoring trends, with demand for both ready-to-lease spaces and BTS projects.

Poznań

Early 2025 brought a modest recovery to the Poznań region, with developers adopting a more selective approach and early signs of market saturation. The vacancy rate surpassed 8%, reflecting a broader national trend. While rents have remained relatively stable, developers are offering attractive incentives and flexible lease terms to win tenants.

The market remains active but is evolving in a more balanced and cautious direction. Investors are increasingly selective, and tenant expectations are shifting—location now plays a greater role in supply chain planning – Dorota Koseska, Director, Industrial Agency, Avison Young

Market Snapshot

• 4.0 million sqm of existing stock
• 80,000 sqm under construction
• €3.60 - €5.50/sqm/month

New Tenants via Nearshoring
Poznań continues to attract small and mid-sized manufacturers from Western Europe relocating to Poland. Key drivers include lower labor and land costs, as well as strong logistics infrastructure. Many of these firms choose locations beyond the A2 motorway corridor, where land is more available and affordable.

Developer Caution in Expansion
Around 60,000 sqm of modern warehouse space was delivered in early 2025, making up nearly 10% of national new supply. While the region remains strong, developers are more cautious in their investment approach. As of March 2025, 80,000 sqm was under construction—indicating a measured stance compared to more active markets. Developers are closely monitoring demand and rising vacancy before launching new projects.

Stable Rents with Incentives
Rents in the Poznań region remained stable at the beginning of 2025. However, rising vacancy is prompting developers to offer more competitive incentive packages, resulting in increasingly attractive effective rental rates.

Source: Avison Young