Warehouses in Poland. Lease flexibility and growing vacancies

The warehouse market in Poland is a stabilization with a note of caution – experts say.

– At the beginning of 2025, the Polish warehouse market showed signs of stability, which was accompanied by growing caution among both developers and tenants. Market players are more and more focused on reducing the risk in the light of the changing economic and geopolitical landscape – notes Dorota Koseska, Director, Industrial Agency at Avison Young.

The total resources of modern warehouse space in Poland exceeded 35 million sq m, however, the market growth slows down. The level of vacancy reached a record 3 million sq m, which means an average free area rate of over 8 percent.

In the first quarter, renegotiations of lease contracts dominated, constituting about 60 percent. transactions, because the tenants focused on operating continuity and cost control instead of relocation or expansion. New investments have significantly slowed down – 1.4 million sq m is under construction, mainly in BTS/BTO projects, while speculative projects are increasingly rarer and more carefully managed.

Renches remain at a stable level of 3.70 to 5.50 euros per sq m per month, but in regions with a high vacancy, pressure on reductions and flexible rental conditions increases. The greatest activity of tenants was recorded in Warsaw, Upper Silesia, Łódź and the Tri -City, where the largest lease agreement was signed this year. The highest vacancy rate is in Western Poland and Wrocław, where owners are more and more willing to adapt the rental conditions.

– In the context of what awaits us, we expect to maintain current trends. The extension of lease agreements will continue to dominate in demand, while developers will remain selective when starting new investments. Nearshoring becomes a key factor of growth, especially in border regions. The Polish warehouse market goes from fast expansion to a more mature phase, defined by strategic investments adapted to demand – adds Dorota Koseska.

What will be the direction of warehouse market development?

As experts from Avison Young notice, the Polish warehouse market tends to create favorable conditions for tenants, especially in regions with a higher level of vacancy and in older or less flexible facilities.

In their opinion, the conditions conducive to the landlord dominate in locations with limited availability, especially in the case of large areas (> 30,000 sq m). In such cases, developers with ready -to -rent facilities can dictate conditions, because availability often is more important than the price, especially when the implementation of new investments ranging from 8 to 12 months.

– As a result, the market is becoming more and more hybrid, and the advantage lies on the side of those who are best prepared to satisfy current demand, whether through flexibility or immediate availability – sums up Katarzyna Madej, Director, Industrial Agency at Avison Young.

Warehouse market – perspective of tenants

In recent years, the tenants of warehouse space are increasingly giving up standard solutions for objects strictly adapted to their specific operational needs. According to experts, the most important expectations for developers include, above all, the possibility of personalizing space in terms of specific processes, such as light production, assembly, packaging or specialist logistics. Flexible rental conditions are also important, enabling the adjustment of the rental period, stage occupation and expansion options in the future.

Tenants are also increasingly requiring proactive support at every stage of investment implementation, from technical and formal consulting to the timely delivery of the finished facility.

At the same time, the importance of aspects related to sustainable development is growing – the demand for certified buildings in systems such as Breeam, with energy -saving solutions and the possibility of using renewable energy sources increases. Location also plays an increasingly important role, where strategic access to transport infrastructure, personnel resources and effective logistics of the last mile often have higher priority than cost issues. The flexibility of a business partner becomes key, which understands the specificity of the tenant’s activity and actively supports the entire investment process.