At the start of 2025, Poland’s warehouse market is reflecting both resilience and shifting dynamics across its five largest regions, as reported by Avison Young.

In Warsaw, the warehouse sector continues to perform strongly, supported by proximity to a large consumer base, extensive transport networks, and rising demand for last-mile logistics services. Growth is evident both within city limits, where quick deliveries and workforce access are essential, and in suburban areas offering larger space and flexibility for production and distribution. Despite economic challenges, tenant activity remains stable, although the market faces signs of overdevelopment, particularly with larger facilities delivered in 2023 and 2024 still awaiting tenants. While rental rates in central Warsaw are the highest in Poland, developers are increasingly willing to negotiate, offering longer rent-free periods and flexible leasing terms. Meanwhile, there is notable demand for smaller warehouse units of up to 1,500 sqm, driven largely by direct-to-consumer businesses in cosmetics, consumer electronics, and apparel. Landlords have responded to market pressures by introducing creative incentives, including extended service charge waivers and compensation guarantees for construction delays. Locations with good public transport connections, especially suburban rail, trams, and cycle routes, are becoming more important for tenants evaluating new sites. The sublease market is gaining momentum, with logistics firms and third-party operators seeking short-term solutions to manage seasonal or demand-driven risks. Sustainability considerations are also increasingly influencing leasing decisions, with many tenants requesting installations such as photovoltaic panels as part of lease agreements.

Upper Silesia remains distinct from other regions by attracting significant activity from manufacturing firms, particularly those in the automotive, home appliance, heavy industry, and chemical sectors. Warehousing here often directly supports production through just-in-time systems and custom-built facilities. Despite facing rising vacancy rates and cautious tenant sentiment, Upper Silesia maintains its attractiveness due to strategic location, strong infrastructure, and a diverse range of industrial properties. The region is becoming increasingly important for automotive and component manufacturers relocating from neighbouring countries, drawn by its industrial ecosystem and position within Central Europe. Energy supply has emerged as a critical factor, with investors securing power capacity in advance to support future operational needs. However, there are challenges, including limited availability of larger plots of land, particularly around Katowice and Gliwice, which restricts the potential for extensive build-to-suit developments.

In Wrocław, a high concentration of manufacturing activity underpins the demand for both production and logistics space. Alongside Upper Silesia and Poznań, Wrocław ranks as one of the leading regions for industrial investment. The area benefits from its role as an academic centre supplying skilled labour for sectors such as logistics, automation, and IT. Wrocław is also a national leader in intermodal logistics, with key terminals located in Kąty Wrocławskie, Legnica, and Brzeg Dolny, making it attractive for companies in the automotive and chemical industries seeking combined road and rail transport solutions. However, grid connection capacity has become a significant constraint, particularly for projects requiring high power levels, with wait times for connections stretching to over a year and a half. Workarounds, including shared energy capacity and reliance on surplus energy from neighbouring sites, are emerging to address this challenge. Meanwhile, Lower Silesia is gaining strategic significance as a hub in the European battery supply chain, drawing interest from South Korean firms linked to major manufacturers like LG and SK Innovation. Wrocław and its surrounding area are increasingly viewed as central to the continent’s electromobility sector.

Central Poland continues to be one of the country’s most important logistics regions, benefiting from its central location and direct connections to major transport routes. Despite entering a phase of market saturation following significant growth between 2021 and 2023, particularly in areas like Stryków and Rawa Mazowiecka, the region retains strong investor interest. Vacancy rates have increased, but demand remains driven by the region’s strategic position. A notable trend in Central Poland is the emergence of “warehouse as a service” models, where tenants pay for specific logistics services instead of traditional leases. There is also rising investment in light manufacturing, with relocations from Western Europe fueling demand for both ready-to-occupy facilities and tailored build-to-suit projects. Sectors such as lighting, HVAC, and electronics are particularly active.

In Poznań, the beginning of 2025 has brought signs of moderate recovery, tempered by developers’ cautious approach and evidence of market saturation. The vacancy rate has edged above 8%, consistent with trends seen in other regions. Although rental rates have remained relatively steady, developers are offering more competitive incentives and flexible lease terms to secure tenants. The region continues to attract small and medium-sized manufacturers from Western Europe, drawn by lower operational costs and strategic logistics advantages. These firms are increasingly looking beyond the A2 motorway corridor for more affordable and available sites. During early 2025, approximately 60,000 sqm of modern warehouse space was delivered in the region, accounting for around 10 percent of new national supply. However, new construction activity has slowed, with developers closely monitoring demand and vacancy levels before committing to further projects.

Across all five regions, Poland’s warehouse market shows a mix of resilience and caution. While tenant demand remains present, developers and investors are navigating an environment marked by shifting needs, supply imbalances in some segments, and growing emphasis on sustainability and operational efficiency.

LogiCube Park has finalized and handed over the second phase of its logistics complex, delivering a 3,800 square meter facility that is now partially occupied by tenants. The project has also received Logistics Park certification from the Ministry of National Economy.

The newly completed building includes 3,800 square meters of Class A warehouse space and 750 square meters of office space. The development incorporates several sustainable features, such as a green façade, heat pump, heating and cooling systems, and a 100 kVA solar panel installation, contributing to its A+ energy rating.

Among the new tenants is MedRes, a company active in the healthcare sector, which has begun moving into the facility and plans to commence production operations. MedRes selected LogiCube Park due to its accessible location and the availability of production and office spaces adaptable to specific operational needs.

Kärcher, a global company specializing in professional cleaning equipment, has also established a presence at LogiCube Park. It has opened a 1,000 square meter service and logistics center, which will serve customers across Hungary and the broader region. Additionally, Kärcher has set up an industrial showroom and training center on-site for existing and potential partners. The park’s infrastructure and services were key factors in Kärcher’s decision to locate its operations there.

LogiCube Park’s recent certification as a Logistics Park recognizes the site’s suitability for logistics activities, as well as its strategic location and service standards. The certification is expected to strengthen the park’s appeal to both domestic and international businesses.

Located with convenient access to Budapest and major motorways (M0, M1, and M7), LogiCube Park offers advantages for logistics and office operations. The site is also accessible via public transport, with a train station and bus stop nearby.

Currently, 1,750 square meters of warehouse space and 220 square meters of office space remain available for lease. These spaces can be customized to accommodate specific business requirements, providing options for companies seeking modern facilities that combine logistics and office functions.

LogiCube Park continues to work with 108 Real Estate as its strategic partner in the development and leasing of the complex.

Angelini Pharma Polska has extended its lease for warehouse and office space at the MLP Pruszków I logistics park, where it has maintained operations for 21 years. The pharmaceutical company occupies approximately 1,500 square meters at the facility, including about 100 square meters of office space, making it one of MLP Group’s longest-standing tenants.

Tomasz Pietrzak, Leasing Director Poland at MLP Group S.A., expressed satisfaction with the ongoing relationship, noting that Angelini Pharma Polska has grown alongside the logistics park. He highlighted that MLP Pruszków I, MLP Group’s first logistics centre, remains fully leased and continues to attract both new and existing clients due to its modern facilities and adaptability to tenants’ requirements. Pietrzak added that despite being the company’s oldest logistics park, MLP Pruszków I has been consistently modernized to meet internal standards.

Angelini Pharma Polska operates as part of Angelini Industries, which originated nearly a century ago as a pharmaceutical laboratory and has since developed into an international group active in healthcare and consumer markets. Angelini Pharma has been present in Poland since 1995 and specializes in the production and distribution of pharmaceuticals, medical devices, and dietary supplements. The company focuses on therapeutic areas such as pain management, depression, musculoskeletal disorders, women’s health, oncology, and oral and throat inflammations. Its well-known products in Poland include Tantum Verde, Tantum Rosa, Magvit B6, and Visolvit Junior. The company operates its own pharmaceutical warehouse in Poland and collaborates with contract manufacturers.

MLP Pruszków I, located approximately 19 kilometers from Warsaw, offers nearly 170,000 square meters of warehouse and production space and serves close to 40 tenants. The logistics park benefits from its proximity to expressways and motorways, providing convenient connections to other regions of Poland. Over more than two decades of operation, the park has developed significant internal infrastructure, including electric vehicle charging stations powered entirely by photovoltaic energy and a municipal bike rental station. The facility is situated on a secured, monitored site and offers ample parking.

MLP Group follows a “build & hold” strategy, retaining ownership of its logistics parks and managing them directly. The company’s projects emphasize strategic locations, tailored build-to-suit solutions, and ongoing tenant support throughout the lease term.

International Industrial Properties (IIProp), a logistics platform focused on industrial and logistics investments across key European markets and owned by Madison International Realty and Griffin Capital Partners, plans to develop two built-to-suit logistics facilities in Poland for a major online marketplace operating in Central and Eastern Europe.

The facilities, each offering around 8,000 sqm of gross lettable area, will serve as cross-dock hubs supporting the tenant’s logistics operations in the Poznań and Warsaw regions. Both sites will be constructed to meet the tenant’s specific operational and trans-shipment requirements and are secured under long-term lease agreements. The facility in Głuchów, located within IIProp’s Poznań West logistics park, is scheduled for completion in the fourth quarter of 2025, while the Nadarzyn facility, part of IIProp Warsaw South, is expected to be delivered in the first quarter of 2026. These developments are part of the tenant’s strategy to expand parcel-handling capacity and improve delivery times across Poland.

Łukasz Toczek, Director at Griffin Capital Partners, stated that these projects align with IIProp’s goal of developing high-quality logistics assets tailored to modern business needs. He added that Poland remains a strategic focus due to solid market fundamentals and growing demand for modern build-to-suit facilities.

Maximillian Sauermann, Director of Investments at Madison International Realty, noted that the projects are designed to support operational efficiency while meeting high environmental and technological standards, which are becoming increasingly significant in the logistics sector.

Both new facilities will be integrated into IIProp’s existing logistics parks. IIProp Warsaw South currently offers over 50,000 sqm of leased logistics space. The Nadarzyn site is located near Warsaw Chopin Airport and the S8 expressway, providing strong transport links and visibility. The project is financed by Pekao, and the location has additional development potential for a further multi-let facility of approximately 27,000 sqm, for which permits have already been secured.

The IIProp Poznań West Park includes one multi-let building with more than 14,600 sqm of warehouse space, where a unit of 4,110 sqm remains available. Situated near the A2 motorway and the S11 expressway junction, the park offers access to national and international transport routes, including the German border, Poznań city centre, and Poznań–Ławica Airport. Santander Bank Polska is financing the project, and Harden is responsible for general contracting. The park also holds future development potential for approximately 28,600 sqm of additional grade-A logistics space.

International Industrial Properties continues to explore further investment opportunities in line with the strategic direction set by its shareholders, Madison International Realty and Griffin Capital Partners. Panattoni is serving as the developer for both new facilities.