The changing landscape of the warehouse real estate market is making tenant expectations increasingly complex and multifaceted. Leasing decisions for warehouse or industrial space are no longer driven solely by price or location. Companies are placing growing emphasis on operational cost optimization, employee-focused infrastructure, and ESG compliance. What trends dominated in 2024, and how can developers respond? Is it time to redefine the role of warehouses? These questions will be addressed by Dominika Curyło, Senior Leasing Manager at LemonTree.
As the warehouse market continues to evolve, tenants are increasingly seeking spaces tailored not only for storage and distribution but also for more complex operations such as assembly, production, training, or managing regional operational centers. Warehouse complexes are becoming more multifunctional, integrating solutions that enhance operational efficiency and improve workplace comfort.
One example of a company whose specific needs are shaping the development and redefinition of modern logistics facilities is Nagel-Group – a leader in the food logistics industry. The company’s operations require not only state-of-the-art warehouse space and numerous innovative solutions supporting energy efficiency, but also environments that promote employee development and well-being. These needs have been fully reflected in the BOOSTER ZABRZE by LemonTree project, which not only addresses current market challenges but also sets a clear direction for the future of modern warehouse complexes.
A new approach to choosing location
Just a few years ago, company relocations were a relatively common practice, especially in the logistics and industrial sectors. At that time, such decisions were primarily driven by attractive financial offers, and tenants often changed locations every five years or so to take advantage of lower rental costs. Today, this trend is shifting — companies are approaching leasing decisions with greater caution, aiming to anticipate the long-term impact of their choices. Tender processes are becoming longer, and decisions are made only after thorough analysis, taking into account not just costs, but also the availability of workforce, road infrastructure, and access to public transportation.
"BOOSTER ZABRZE" has been designed to meet these requirements. Its location within the Upper Silesian-Zagłębie Metropolis provides access to a skilled workforce and excellent transport connections, both domestically and internationally. Tenants are increasingly asking about the availability of public transport — the ability to commute to work via public transport is becoming an important factor in employee recruitment. This project was created with a wide range of tenants in mind, from smaller businesses looking for office space to large logistics companies. This approach allows for flexible adaptation to changing operational needs and company growth without the need to relocate.
ESG and operational efficiency in the spotlight
Compliance with ESG regulations is now not only a corporate requirement but also a crucial factor in selecting real estate. Companies are increasingly looking for buildings that not only meet sustainability standards but also help reduce operational costs. Key questions now revolve around energy sources, the use of renewable systems, the building's energy efficiency, and the reduction of operational emissions.
In practice, this means that before making a decision, companies analyze, among other things, the energy sources used in the building, energy management systems, and solutions that enhance space usage efficiency. "BOOSTER ZABRZE" is an example of an investment where energy-efficient technologies have been implemented, such as photovoltaic installations, as well as an energy storage system that, in the event of a power outage, ensures temporary power supply to devices. Equally important is the ability to monitor energy consumption and CO₂ emissions, which is crucial in the context of current regulations, including the CSRD directive.
Modern infrastructure for employees
The approach to designing warehouse spaces is changing, and with it, tenant expectations regarding workplace comfort and social facilities are rising. One of the tenants setting a new direction in the approach to warehouse spaces is Nagel-Group. Their concept of a multifunctional operational complex includes not only high-quality warehouse space but also office space, a dining area, recreational spaces, and a mini conference center with overnight accommodation options.
The creation of a dining area is also something new in the warehouse real estate market — responding to the needs of companies that care for their employees. Unlike traditional social spaces, it will involve cooperation with local suppliers, such as food trucks. "BOOSTER ZABRZE" is one of the first complexes to address these needs in close collaboration with the tenant, demonstrating that the synergy between developers and companies can lead to the implementation of innovative solutions.
Office spaces like never before
Modern logistics complexes are increasingly taking into account not only operational needs but also the quality of office spaces, which have traditionally been seen as standard administrative support areas. In BOOSTER ZABRZE by LemonTree, solutions have been implemented that set these offices apart from other facilities of this type in Poland.
One of the key architectural features of the complex is the wooden facade of the office protrusions, which serves both as a decorative accent and a practical function. The architectural office proposed fixed wooden blinds, which not only enhance the building's aesthetics but also provide protection against the sun, reducing interior heating and improving workplace comfort. Another innovative solution is the unusual height of the office sections, which will extend one floor above the hall. This design allows for maximum daylight penetration into the top floor, significantly improving working conditions, reducing the need for artificial lighting, and aligning with ESG design principles.
Additionally, "BOOSTER ZABRZE" has implemented an innovative heat recovery system from refrigeration units. The nature of Nagel-Group's operations, which require advanced refrigeration systems, allowed for the use of heat recovery technology to reuse the heat generated by the chillers to warm the office spaces. As a result, energy consumption for heating purposes will be reduced, which will lower operating costs and decrease the carbon footprint of the entire investment.
Biodiversity and well-being
More and more attention from tenants is also being paid to recreational infrastructure. At "BOOSTER ZABRZE," a pier over the water reservoir is being built, surrounded by numerous plantings and a comfortable space for relaxation. This approach aligns with the focus on both the well-being of users and biodiversity. Not all tenants expect such solutions, but the example of Nagel-Group shows that an increasing number of companies recognize the importance of spaces that support comfort and team integration. The BOOSTER complex is meant to serve as the company's HUB in this region, and it must be adapted to the needs of employees, including those from abroad. A green, accessible area certainly has a positive impact on their well-being.
The collaboration between the developer and the company in designing such functions paves the way for further evolution of the warehouse sector, transforming it not only into a place for efficient logistics but also into a modern work environment.
The new reality of the real estate market – redefining the function of warehouses
The changing needs of tenants are causing warehouses to no longer be just storage spaces, but multifunctional business areas. This approach sets a new direction in the design of warehouse complexes, where flexibility and adaptation to tenants' operational needs are crucial. In the coming years, we can expect further evolution of these standards – companies are not only looking for modern technologies and energy-efficient solutions, but also a work-friendly environment that supports the development and integration of teams. Modern logistics parks are no longer just infrastructure for logistics, but full-fledged hubs that respond to the dynamically growing needs of businesses. The collaboration between LemonTree and Nagel-Group breaks existing standards, points to the direction of change, and serves as an example of shaping new market trends.