Poland or Germany: where is it more profitable to invest in warehouses and logistics real estate?

If you are considering investing in warehouse properties in Poland or Germany, the answer is increasingly pointing towards Poland. Today, the Polish warehouse market offers higher investment yields, lower development costs, greater availability of industrial land, and rapidly growing demand for modern logistics facilities.

Germany remains one of Europe’s largest and most mature logistics markets. However, from the perspective of investors, developers, and occupiers, factors such as acquisition costs, rental levels, land availability, investment returns, and long-term growth potential have become more important than ever. In many of these areas, Poland now offers a highly competitive alternative.

Poland vs Germany: a comparison for warehouse investors

Sources: CBRE, Knight Frank, Cushman & Wakefield.

Lower investment costs in Poland

One of Poland’s greatest competitive advantages is the lower cost of developing warehouse and logistics projects.

This applies to three key areas: the cost of industrial land, construction and development expenses, and operating costs for logistics, warehousing, and manufacturing businesses.

In Germany, most prime logistics locations are already highly saturated. The availability of suitable development sites is limited, while lengthy planning and permitting procedures can significantly delay new projects.

Poland, on the other hand, still offers well-located investment sites suitable for warehouse parks, logistics centers, and distribution facilities.

The most attractive locations are situated along the A2 and A4 motorways, major expressways, and close to Poland’s western border. For investors, this means greater flexibility, lower entry costs, and faster project delivery tailored to specific tenant requirements.

Higher investment returns

For commercial real estate investors, one of the most important performance indicators is the prime yield, which measures the relationship between a property’s income and its market value.

According to Cushman & Wakefield, prime logistics assets in Poland achieved yields of approximately 6.25% in 2025.

By comparison, prime logistics properties in Germany generated yields of approximately 4.50% during the second quarter of 2025.

Source: Cushman & Wakefield, Poland Industrial Market Q2 2025 and Germany Logistics & Industrial Marketbeat Q2 2025.

This means that warehouse investments in Poland can deliver higher returns than comparable assets in Germany.

For investment funds, institutional investors, and developers, this is a compelling argument. Poland provides access to a fast-growing market while still offering stronger financial performance than many mature Western European markets.

Warehouse Rents: Poland remains highly competitive

Warehouse rental rates are important for both property owners and occupiers. Higher rents increase rental income for landlords, but they also translate into higher operating costs for tenants.

Modern warehouse rents in Poland remain highly competitive.

According to Knight Frank, rental rates in 2025 ranged from €3.80 to €5.00 per sqm per month for big box warehouses, while city logistics facilities achieved between €5.00 and €7.50 per sqm per month.

In Germany, rental levels are significantly higher.

According to Cushman & Wakefield, the average prime rent across Germany’s five largest logistics markets reached €8.56 per sqm per month in the second quarter of 2025. In Munich, prime warehouse rents climbed to €10.90 per sqm per month.

Sources: Knight Frank, Warehouse Market in Poland 2025; Cushman & Wakefield, Germany Logistics & Industrial Marketbeat Q2 2025.

For logistics operators, manufacturers, and e-commerce companies, this difference has a direct impact on operating costs. Poland enables businesses to reduce rental expenses while maintaining access to modern Class A warehouse facilities, excellent transport infrastructure, and efficient connections to Western European markets.

Modern warehouse supply continues to expand

The Polish warehouse market is one of the fastest-growing industrial real estate markets in Europe.

According to CBRE, Poland’s total warehouse and logistics stock reached 36.6 million sqm by the end of the fourth quarter of 2025, representing a 5.9% year-on-year increase.

Knight Frank also reported that total modern warehouse stock exceeded 36.6 million sqm, while annual leasing activity reached 6.6 million sqm in 2025, making it the third-best year in the history of the Polish warehouse market.

Sources: CBRE Poland Industrial Figures Q4 2025; Knight Frank Warehouse Market in Poland Q4 2025.

These figures clearly demonstrate that Poland is no longer an emerging market in the traditional sense. It has become a mature, highly liquid logistics real estate market with significant room for further expansion.

Germany remains a much larger market, but it is also considerably more mature. In many regions, the availability of new Class A warehouse space is limited, while securing suitable development land has become increasingly difficult.

As a result, many international companies are now considering warehouse locations just across the German border in western Poland, where they can benefit from lower operating costs while maintaining immediate access to the German market.

Industrial land availability gives Poland a competitive edge

The availability of industrial land has become one of the biggest challenges across mature Western European logistics markets.

Germany faces limited land supply, rising land prices, and lengthy planning procedures, all of which increase development costs and extend project timelines.

Poland continues to offer significantly better opportunities.

The highest demand is concentrated around major transport corridors, motorway junctions, seaports, intermodal terminals, and locations close to the German border.

One of the country’s most important logistics corridors is the A2 motorway, connecting Poland directly with Germany and forming a key transport route between Western and Central Europe.

For logistics operators, third-party logistics providers (3PL), manufacturers, and e-commerce companies, locations along the A2 motorway offer shorter delivery times, lower transportation costs, and easier access to customers across Europe.

Nearshoring is strengthening Poland’s position

One of the strongest drivers behind the growth of Poland’s warehouse market is nearshoring.

Following the COVID-19 pandemic, global supply chain disruptions, geopolitical tensions, and rising transportation costs, companies have increasingly moved production, warehousing, and distribution closer to their end customers.

Poland has become one of the biggest beneficiaries of this trend.

Its strategic location, European Union membership, modern motorway network, competitive operating costs, and skilled workforce make it an ideal destination for logistics and manufacturing investments.

For companies serving Germany, Poland, the Czech Republic, the Baltic States, and other Central European markets, a warehouse in Poland can function as a highly efficient regional distribution hub.

E-commerce continues to drive warehouse demand

Another major growth driver is the continued expansion of e-commerce.

Demand for modern warehouse space is being generated not only by logistics operators but also by retailers, manufacturers, and online businesses looking to improve delivery times and optimize supply chains.

According to Knight Frank, logistics operators (3PL) and retail companies remained the largest occupiers of warehouse space in Poland during 2025.

Light manufacturing companies also increased their activity, accounting for approximately 15% of total leasing volume.

Source: Knight Frank Warehouse Market in Poland Q4 2025.

For investors, this is an important signal.

Warehouse demand in Poland is highly diversified and is not dependent on a single industry. Logistics providers, manufacturing companies, retailers, wholesalers, and e-commerce businesses all continue to fuel market growth.

Poland or Germany: which market is better for tenants?

From a tenant’s perspective, Poland often provides a more attractive business environment.

Lower rental costs, greater availability of warehouse space, flexible unit sizes, and excellent transport infrastructure allow companies to operate more efficiently and reduce overall logistics expenses.

Businesses serving the German market increasingly choose western Poland as their logistics base. This strategy combines lower operating costs with immediate access to Germany’s largest consumer and industrial regions.

Poland or Germany: which market offers better investment potential?

For investors, Poland currently provides a more attractive balance between acquisition costs, investment returns, and future growth potential.

Germany remains one of Europe’s safest and most stable investment markets. However, lower yields, higher asset prices, and limited land availability reduce the upside potential for new investments.

Poland, by contrast, continues to deliver higher yields, strong tenant demand, and an expanding logistics market.

For investors seeking long-term growth opportunities in commercial real estate, Polish warehouse properties remain one of Europe’s most attractive asset classes.

Świecko and Gateway A2: a strategic logistics location on the German border

One of the locations that perfectly reflects current logistics trends is Świecko, situated directly on the Polish-German border alongside the A2 motorway.

For logistics companies, manufacturers, and e-commerce businesses, this location offers a significant competitive advantage.

It enables efficient distribution to both the Polish and German markets from a single warehouse, reducing transport times and improving supply chain efficiency.

A good example is Gateway A2, a modern Class A logistics park located in Świecko.

With direct access to one of Europe’s most important transport corridors, Gateway A2 provides an ideal solution for companies seeking warehouse space close to Germany while benefiting from Poland’s competitive operating environment.

Businesses looking for warehouse space near the German border, logistics facilities along the A2 motorway, or modern distribution centers serving the European market should consider Świecko as one of Western Poland’s most strategic logistics locations.

https://gatewaya2.com

Key takeaways

• Poland currently offers higher investment yields than Germany.

• Warehouse rental costs remain significantly lower than in Germany’s largest logistics markets.

• Industrial land is more readily available, particularly along major transport corridors.

• Poland’s modern warehouse stock exceeded 36.6 million sqm by the end of 2025.

• Annual leasing activity reached 6.6 million sqm, confirming continued strong market demand.

• Locations near the A2 motorway and the German border, such as Świecko, are becoming increasingly important for companies serving both Western and Central Europe.

Final thoughts

Germany will undoubtedly remain one of Europe’s leading logistics markets.

However, when comparing investment returns, operating costs, land availability, and future growth potential, Poland is becoming the more attractive option for many investors and occupiers.

The Polish warehouse market has evolved into a mature, highly dynamic sector offering strong fundamentals and excellent long-term prospects.

As logistics networks continue to expand across Europe, strategic locations such as Świecko, positioned directly on the A2 motorway and the German border, are expected to play an increasingly important role in international supply chains.