In this article, you’ll learn:

• What the current situation is on the Polish warehouse market: why vacancy statistics don’t reflect the actual shortage of large spaces (over 15,000 m²).
• Why tenants are competing for the same facilities: how the negotiating position of companies seeking warehouse and manufacturing space has changed.
• What is preventing developers from building without restrictions: why new supply is coming online more slowly and with greater caution.
• Why Poland and Western Poland are key locations: how rental rates compare to those abroad and why regions along the A2 and S3 highways are gaining in importance.
• What are the advantages of the Build-to-Suit (BTS) model: why tailoring a facility to individual needs (and lease-to-own options) is an effective solution in times of limited availability of ready-made facilities.

The Polish warehouse and manufacturing space market is entering the next stage of development. Although the official vacancy rate remains at around 7%, this figure does not paint the full picture. According to information published by Investmap.pl based on analyses by experts at SQM Advisory, it is becoming increasingly difficult to find, above all, large, modern warehouse spaces exceeding 15,000 m².

This is a significant change for logistics operators, retail chains, and manufacturing companies planning to expand, relocate, or consolidate their operations. In practice, a suitable warehouse or manufacturing facility for rent in a specific location may be of interest to several potential tenants at the same time.

Tenants are increasingly competing for the same warehouses

Just two or three years ago, the situation was different. It was the property owners who more often competed for tenants and initiated negotiations when a company expressed a need for a specific amount of space.

Nowadays, it is increasingly common for several companies to evaluate the same facility. For businesses planning to expand, this means they must begin searching for warehouse or manufacturing space much further in advance.

However, it’s not just about the number of available square meters. For the tenant, location, access to road infrastructure, the technical specifications of the facility, adequate power capacity, the number of loading docks and gates, office and staff areas, maneuvering yards, parking lots, and the potential for further expansion are equally important.

The more specific a company’s requirements are, the fewer existing facilities can meet them.

New warehouse space is being developed more cautiously

One reason for this changing situation is developers’ more cautious approach to speculative investments. New projects are increasingly launched only after the first lease agreements have been signed or a significant portion of the future space has been secured.

As a result, the market is replenishing its supply of large, modern warehouse and production facilities available immediately at a slower pace.

For tenants, this means a shift in how they plan their investments. Waiting to search for a new location only when the current warehouse becomes too small can limit options and make it difficult to find space that meets the company’s requirements.

Therefore, decisions regarding future warehouse and production infrastructure should increasingly be part of a company’s long-term development strategy.

Poland Remains an Attractive Market for Logistics and Manufacturing

Despite the decreasing availability of some space, Poland remains a competitive market for logistics and manufacturing investments. According to data cited by Investmap.pl and SQM Advisory, base rents for modern warehouse space typically amount to approximately 4–5 EUR/m² per month, while rates in prime locations in Germany or the Czech Republic are higher.

The combination of competitive costs, a well-developed transportation infrastructure, and a central location within European supply chains ensures that Poland remains attractive to both domestic companies and international investors.

Western Poland holds particular potential, where access to the A2 highway and the S3 expressway, proximity to the German border, and connections to the Szczecin-Świnoujście corridor create favorable conditions for logistics, distribution, and manufacturing.

BTS Development is currently developing its warehouse and manufacturing projects in this part of the country, including in Świebodzin, Zielona Góra, Gorzów Wielkopolski, and the Poznań metropolitan area.

You may be interested in:

• Demand for warehouses is rising, while new supply is slowing
• Long-term lease of a facility with a purchase option—the ideal model for a growing manufacturing company
• Logistics warehouse or service-and-manufacturing warehouse—how to choose a facility tailored to your company’s needs

Build-to-Suit as a response to the limited availability of ready-made facilities

As finding a suitable existing facility becomes more difficult, the importance of investments carried out under the BTS – Build-to-Suit model is growing.

In this model, the facility is designed and built according to the specific user’s requirements. The company can specify in advance, among other things, the required floor space, building height, floor load capacity, number of docks and gates, energy requirements, the layout of the warehouse and production areas, and the size of the office and break-room space.

As a result, the company does not have to adapt its processes to a random existing building—it is the warehouse or production facility that is tailored to the company’s processes.

BTS Development employs this approach, combining the construction of Build-to-Suit facilities with a flexible approach to the needs of future users. More information about the available models and the terms of cooperation with BTS Development can be found on the company’s website.

For companies that wish to own the property in the long term, a model combining BTS with a subsequent transition to BTO (Build-to-Own) is also available, including a long-term lease of the facility with an option to purchase later.

Planning Ahead Can Give You an Edge

The changing situation in the warehouse market does not mean that Poland is running out of space in general. However, it does show that the availability of a suitable facility in a specific location and with the required technical specifications may become increasingly limited.

Therefore, companies planning to increase production, expand their distribution networks, enter new markets, or consolidate their logistics operations should analyze their future space needs well in advance.

A developer’s access to suitably prepared investment land and technical infrastructure, as well as the ability to efficiently manage the entire process—from concept and design through construction to handover—is also becoming increasingly important.

BTS Development is expanding its portfolio of modern warehouse and production facilities in western Poland, both through new investment projects and the experience gained from completed projects.

In a situation where several tenants may be competing for the best available spaces, the time needed to plan the next stage of a company’s growth becomes one of the key factors in the investment decision. Companies that begin this process early enough gain a wider choice of locations and the ability to better tailor the future facility to their needs.

FAQ – Frequently Asked Questions

1. Why is it becoming more difficult to find a large warehouse in Poland?

Despite an overall vacancy rate of approximately 7%, there is a particular shortage of available, modern facilities with an area exceeding 15,000 m². This is due to developers’ more cautious approach to speculative investments (without prior lease agreements) and growing demand from the logistics and manufacturing sectors.

2. How far in advance should one plan the search for new warehouse or manufacturing space?

Given the growing competition for the best facilities and lengthier decision-making processes, it is advisable to begin the search several months before the planned launch of operations. In the case of a dedicated BTS project, this timeframe should be factored into the company’s long-term strategy.

3. What are the average rental rates for warehouse space in Poland?

Base rents in Poland typically range from about 4–5 EUR/m² per month. This makes the Polish market very attractive in terms of price compared to countries such as Germany or the Czech Republic.

4. What is a BTS (Build-to-Suit) facility, and when is it worth considering?

A BTS facility is one designed and built from the ground up to meet the specific needs of a particular tenant (e.g., in terms of technical specifications, power allocation, or floor load-bearing capacity). This solution works perfectly when there is a shortage of ready-made facilities on the market that meet a company’s specialized requirements.

Source: Investmap.pl, “Space is running out in Poland’s warehouse market. Tenants are increasingly competing for the same facilities”; data and expert commentary from SQM Advisory.