The warehouse market in Poland is entering another stage of development. After years of dynamic growth driven by e-commerce, logistics development and Poland’s favourable geographical conditions, it is becoming increasingly clear that further expansion is no longer based solely on scale. The growing supply of warehouse space and the large number of projects mean that the market is beginning to diversify. In this environment, segmentation is becoming key.
The Polish market has matured
Today, a warehouse is no longer a uniform market product. Different tenant groups are looking for different solutions tailored not only to logistics processes, but also to their business model, organisational structure and workplace expectations.
This is a natural stage in the maturation of a market that has already reached a significant scale. Warehouse stock in Poland has exceeded 36 million sqm, and competition between developers and their projects is significantly stronger than it was just a few years ago. As a result, competitive advantage is less frequently determined by individual parameters and more often by the ability to precisely tailor a product to the needs of a specific customer.
In this context, the ability to stand out is becoming increasingly important – not only through location or technical standards, but above all through the way a project is conceived and the role it plays in the tenant’s operations.
E-commerce and nearshoring remain strong foundations
Despite structural changes, the key market drivers remain valid. E-commerce continues to grow, although at a more moderate pace than during the pandemic period. At the same time, the shortening of supply chains, i.e. nearshoring, is gaining importance.
Due to its location and infrastructure availability, Poland remains a natural beneficiary of these changes. Relocating production and distribution closer to target markets directly translates into demand for modern warehouse space. However, this does not mean that every project will succeed. In the current market environment, precise alignment of an investment with specific operational needs is becoming crucial.
Energy and operating costs under pressure
Operating costs, particularly those related to energy, are now an important factor influencing the decisions of tenants and investors. Their growing volatility means that energy efficiency is no longer an added value, but one of the key criteria in evaluating a project.
Solutions such as photovoltaic installations and energy consumption optimisation systems have a direct impact on tenants’ operating costs and the attractiveness of a property from an investor’s perspective. In the long term, the ability to manage operating costs may determine the competitiveness of a given project.
Room for the premium segment
The changes currently taking place in the warehouse market do not mean a departure from the mass big-box model. Demand for standard logistics space remains high and will continue to form the foundation of the market. At the same time, however, a phenomenon is emerging that represents a natural stage in the market’s maturation.
As the scale and professionalisation of the market increase, so do the expectations of some tenants. These concern not only the technical parameters and location of a facility, but also the quality of the space and the impact of the working environment on the functioning of an organisation. As a result, a segment that has so far been virtually non-existent in the Polish warehouse market is beginning to take shape clearly – the premium segment.
This is a process well known from the office and residential markets, where projects with a higher standard operate alongside the standard offering, responding to the needs of more demanding customers. In the case of warehouse real estate, this direction is only just beginning to emerge, creating space for more specialised players.
Quality matters
This is precisely the niche in which LemonTree operates. Our company focuses on high-quality warehouse and service projects with environmentally friendly parameters that combine operational functionality with solutions characteristic of modern working environments.
In practice, this means a different approach to design – we place greater emphasis on architecture, the quality of materials and the way the investment surroundings are shaped. Elements such as recreational areas for employees, green spaces, including solutions rarely seen in this segment, such as the pocket forest in our latest WESTSIDE SZCZECIN NXT investment, are no longer an addition but an integral part of the project.
Our locations are also premium. LemonTree projects are developed within urban structures or in their immediate vicinity, enabling a better response to challenges related to workforce availability and the integration of logistics functions with the fabric of a living city.
A strategic perspective
This approach responds to the needs of companies for which a warehouse is not merely storage space, but part of a broader strategy encompassing operational efficiency, workplace comfort and corporate image. In this sense, the development of this segment is not a temporary trend, but a consequence of the maturation of the warehouse market in Poland. Projects that can combine functionality with quality and conscious space design are becoming a natural response to these changes.