Poland has transformed into one of Europe’s most attractive logistics and warehouse markets. A decade ago, the sector was dominated by local operators and regional investors. Today, global players are driving development, and modern warehouse centres are expanding around major cities and along key transport corridors. With strong fundamentals and rapid growth, Poland has positioned itself as a strategic distribution gateway for Europe.
In 2024, the country remained the largest warehouse market in Central and Eastern Europe, offering 34.5 million m² of modern storage space. This total surpasses the combined capacity of the Czech Republic and Slovakia. Leasing also remained exceptionally strong, with 5.8 million m² rented in 2024, marking the third-highest result ever recorded in Poland.
Poland’s Location Makes It a Key European Distribution Base
Poland’s position between Western and Eastern Europe, access to the Baltic Sea, and developed road and rail networks create a natural logistics corridor for companies operating across multiple markets. Bordering Germany and linking Scandinavia with Southern Europe, Poland offers distribution advantages that few other CEE markets can match.
E-Commerce and Large Retailers Drive Demand
The main engines behind current leasing activity are logistics service providers, retail chains, and major e-commerce companies. Many tenants already operating in Poland prefer to renew leases rather than relocate. Labour shortages and higher operational stability make staying put the safer and more economical choice.
In 2024, lease renewals accounted for 42 percent of all signed contracts, signalling a stable and predictable environment. Despite this, net take-up still grew to 3.4 million m². The Warsaw region remained the country’s most active market, generating more than 1.3 million m² of leasing transactions.
Less Construction, More Strategy
Developers completed 2.6 million m² of new warehouse space in 2024. This is roughly 30 percent below the peak pandemic years but still above pre-2020 levels. The shift reflects a more mature market, where developers focus on quality, long-term demand, and strategic locations.
Lower Silesia, Łódź Voivodeship, and Mazovia were the most active regions for new supply. By the end of 2024, 1.8 million m² of space was under construction, and nearly half of these projects were speculative builds. Developers are confident enough in Poland’s prospects to build without pre-leased agreements, demonstrating strong belief in long-term demand.
Vacancy Rates Remain Healthy
The national vacancy rate reached 7.5 percent at the end of 2024, indicating a balanced market. Tenants have room to choose, yet supply and demand remain stable. Emerging regions such as Podlasie and Warmia-Masuria are seeing extremely low vacancy levels, signalling strong growth potential and limited new supply.
Poland Becomes a Core+ Investment Market
International investors increasingly classify Poland as a “core+” market due to reliability, scale, and strong tenant demand. In 2024, industrial assets accounted for 25 percent of all commercial property transactions, reaching EUR 1.26 billion. Notable deals included logistics portfolios acquired by funds from the Czech Republic, the United States, and South Africa.
Prime yields continued to compress, falling to around 6.5 percent for large warehouse facilities and below 6 percent for urban logistics projects. Lower yields signal higher asset values and higher investor confidence in long-term income stability.
Competitive Rents Compared to Western Europe
Poland remains cost-competitive. Rents in modern logistics centres ranged from EUR 4 to EUR 5.5 per m² per month, with older buildings starting at EUR 3.6. Comparable facilities in Germany and France often cost 30–40 percent more, while the Czech Republic remains 15–20 percent pricier.
Premium locations, such as Warsaw, saw rents rise to EUR 7.25 per m² per month, driven by high demand and limited land availability. Still, these remain attractive compared to Western European capitals.
Trends to Watch in 2025: ESG, E-Commerce, and Data Centres
Moderate but steady growth is expected in 2025. Key themes include cost optimisation, stronger ESG requirements, and ongoing expansion of e-commerce. Data centre investments are gaining momentum, with Poland positioned to become a regional hub, provided electricity capacity can support demand.
Build-to-suit projects and sale-and-leaseback transactions are also rising, helping companies free up capital while retaining operational control of their facilities. Additionally, the potential future reconstruction of Ukraine could reshape logistics flows across the region, placing Poland in a strategic position to act as a central partner.
Why Poland Deserves Close Attention
For companies seeking a cost-efficient, well-connected, and stable environment for logistics operations, Poland stands out as one of Europe’s most compelling markets. Competitive rental levels, a vast supply of modern warehouse space, strong infrastructure, and seamless access to the European Union make it an increasingly attractive base for distribution and e-commerce operations.
All indicators suggest that Poland’s warehouse and logistics sector will continue to expand. The country’s role on the European logistics map is no longer emerging, it is firmly established and gaining strength.
