Each of the analyzed regions is characterized by different competitive advantages-from access to seaports and connections with Scandinavian markets, through the benefits of the nearshoring trend, to specialized applications in pharmaceutical segments or e-commerce.
This diversity allows companies to find optimal solutions adapted to their specific logistics needs. The analysis of four key regions shows how smaller centers can effectively compete with the largest warehouse hubs in the country.
Tri -City – a strong logistics hub of the North
The Tri -City strengthens its position as one of the key logistics centers in Poland. The region currently has 1.8 million sq m of existing storage spaceand in construction there is another 80,000 sq m. The rent rates are in the range of 3.60-5.50 euros per sq m per month.
– Thanks to strong foundations and the persistent demand, the Tri -City has a strong position on the logistic map of Poland – says Dorota Koseska, Director, Industrial Agency at Avison Young. – Thanks to access to ports of solid infrastructure and closeness of the markets of North and Eastern Europe, the region attracts large, perspective investments – he adds.
The largest lease transaction in Poland in the first quarter of 2025 was carried out in Gdańsk – a logistics company from the 3PL sector rented 67,800 sq m in 7R Gdańsk III Park. At the same time, developers are preparing further warehouse space, which indicates the strong potential of the region.
Western Poland – Beneficiary of the Trend of Nearshoring
The western part of Poland is becoming more and more attractive to investors, especially in the context of the phenomenon of nearshoring. The region offers 1.7 million sq m of existing area at the lowest rent rates (3.40-4.30 euros per sq m per month) among the analyzed locations.
– Western Poland is becoming a quiet beneficiary of the Nearshoring trend – explains Katarzyna Madej, Director, Industrial Agency at Avison Young. – The border locations gain importance among German logistics companies and production transmitting activities in search of cheaper alternatives while maintaining the closeness of the domestic market – he adds.
The region is characterized by the highest vacancy rate – exceeding 20 %, which with limited activity of developers (only 300,000 sq m under construction) creates favorable conditions for tenants looking for flexible solutions.
Krakow – a specialized approach to logistics
The Krakow warehouse market stands out from other regions. Has 1.2 million sq m of existing area, from 500,000 sq m under construction, but is characterized by The highest rates of rent-4.60-6.80 euros per sq m per month.
-For many companies, this region is an ideal location for regional distribution, with convenient access to the A4 motorway and connections with south-eastern Poland-emphasizes Łukasz Ciepła, Director, Industrial Agency at Avison Young. – The Krakow region has the potential to become a strategic distribution point for eastern Poland and an operational base for cross -border activities – he adds.
The specificity of the Krakow market is the limited presence of large e-commerce facilities and Fokus on the service of local and regional companies. High land prices and strict planning regulations mean that most investments are located outside the city – in Skawina, Balice, Niepołomice and Wieliczka.
Szczecin-stability and potential of northwest
Szczecin, with 1.1 million sq m of existing area and 8,000 sq m under construction, offers stable development conditions at rates of 4.10-5.50 euros per sq m per month. The region is characterized by a high share of renewal of lease agreements – about 70 percent. all transactions, which indicates a careful approach of tenants to expansion.
– Szczecin still attracts companies serving Western and Scandinavian markets. The proximity of the border, access to seaports and well -developed infrastructure make the region a natural choice for logistics operators and producers looking for efficient connections with North and Western Europe – says Dorota Koseska.
The largest lease transaction in the region-extension of the contract for 38,400 sq m by e-commerce at Accolade Funds Park Szczecin I-confirms the city's importance in the logistics strategy of northwestern Poland.
Trends shaping the future of smaller centers
All analyzed regions adapt to new market trends. Flexible SBU (Small Business Units) units, which meet the needs of local companies and small producers, gain more and more popularity. Simultaneously There is a growing demand for hybrid objects, combining warehouse with office and production functions.
Specialized applications, such as storage of recycling materials, service of the pharmaceutical and cosmetic sector, and the development of minihubs with an area of 5000-15000 sq m, show that smaller logistics centers not only compete with the largest markets, but also They offer unique solutions adapted to the local needs of the economy.
