Nearshoring: The Biggest Opportunity for Poland’s Warehouse Market?

Nearshoring, the process of moving production and logistics closer to target markets, may become one of the biggest opportunities for Poland’s warehouse market in the coming years. Global companies are increasingly reducing their dependence on very long supply chains, especially those based only on Asia. As a result, Central Europe is gaining importance, and Poland is becoming one of the key beneficiaries of this change.

For the commercial real estate market, this means growing demand for modern warehouses, production halls, distribution centres, BTS facilities, and Class A logistics space. Locations close to the German border, along major transport corridors, and near large consumer markets are becoming particularly attractive.

What is nearshoring?

Nearshoring is a business strategy that involves moving production, warehousing, or selected logistics processes closer to the market where goods are sold.

In practice, this means that a company which previously manufactured goods in China, Vietnam, Bangladesh, or India may decide to relocate part of its operations to Central Europe. It does not always mean closing production in Asia completely. Very often, it means diversification, or adding a second or third location closer to the customer.

For European companies, nearshoring usually means moving production or logistics closer to Germany, France, the Benelux countries, Scandinavia, or Central Europe.

In this context, Poland has a very strong position.

Nearshoring, reshoring, friendshoring, and China Plus One: Key Differences

For Poland, the most important trends are nearshoring, friendshoring, and the China Plus One strategy. Poland does not have to replace Asia completely. However, it can become an additional, safe, and well-connected production and logistics base for companies serving the European market.

Why are companies moving production from Asia closer to Europe?

For many years, global production was organised mainly around costs. Companies chose locations where production was the cheapest and then transported goods to customers in Europe or the United States.

This model worked well as long as sea transport was cheap, ports operated smoothly, and the geopolitical situation was predictable. However, recent years have shown that very long supply chains are exposed to significant risk.

The most important reasons for moving production closer to Europe include:

• delivery delays,
• rising transport costs,
• port disruptions,
• the US China trade war,
• risk of sanctions and tariffs,
• geopolitical tensions,
• the need for greater control over production,
• pressure for faster deliveries,
• the growing importance of ESG,
• the need to maintain safety stock closer to customers.

McKinsey indicates that global value chains have become much longer and more complex over recent decades. Since 2000, the value of trade in intermediate goods has tripled to more than USD 10 trillion annually. At the same time, companies can now expect supply chain disruptions lasting one month or longer to occur on average every 3.7 years. Source: McKinsey [1].

This means that disruptions are no longer an exception. They have become a normal part of business planning.

Nearshoring as a Response to Global Supply Chain Risk

Nearshoring is not only a reaction to one crisis. It is part of a broader change in corporate strategy.

Companies are increasingly moving away from purely cost-based thinking towards resilience-based thinking. In practice, this means that the cheapest location does not always win. More and more often, the winning location is the one that offers the right balance between cost, security, delivery time, and market access.

For manufacturing and logistics companies, the key questions today are:

Will deliveries be predictable?

Can we serve customers faster?

Do we have an alternative if one supply route is disrupted?

Can we keep stock closer to the market?

Does the location allow us to serve several countries at the same time?

Can the warehouse also support light manufacturing, assembly, or service operations?

This is exactly why demand for modern warehouse and industrial space in Europe continues to grow.

Is China Losing Its Importance?

No. China remains one of the most important manufacturing centres in the world. It has enormous scale, a highly developed supplier ecosystem, major ports, production expertise, and strong technological capabilities.

Nearshoring does not mean a complete withdrawal from China. Much more often, it means reducing dependence on one country and building alternative locations.

Reuters, citing the European Union Chamber of Commerce in China, reported that more than 70% of European companies operating in China had reviewed their supply chain strategies over the previous two years, while around 10% were building alternative supply chains outside China. Source: Reuters [2].

This shows that companies are not necessarily leaving China, but they increasingly want to have a second option. For Poland, this creates a very important opportunity.

Central Europe as a Beneficiary of Nearshoring

Central Europe is one of the natural beneficiaries of nearshoring. There are several reasons for this.

First, the region is located close to Europe’s largest consumer markets.

Second, many Central European countries are members of the European Union, which provides legal stability, access to the single market, and no customs barriers within the EU.

Third, operating costs are often lower than in Western Europe.

Fourth, the region has increasingly strong road, rail, and warehouse infrastructure.

Fifth, Central Europe has strong experience in manufacturing sectors such as automotive, household appliances, electronics, packaging, contract logistics, retail, and e-commerce.

In this environment, Poland is one of the strongest candidates to capture part of the production and logistics processes being moved closer to the European market.

Why Can Poland Benefit from Nearshoring?

Poland has several advantages that are particularly important for companies planning to relocate production or logistics.

1. Location Close to Germany

Poland’s greatest advantage is its proximity to Germany, the largest economy in Europe. For manufacturing and logistics companies, this means the ability to serve the German market from a location on the Polish side of the border.

This allows companies to benefit from lower operating costs than in Germany while maintaining very good access to customers, factories, distribution centres, and retail networks in Western Europe.

2. Developed Transport Infrastructure

Poland has an increasingly well-developed network of motorways, expressways, and intermodal connections. The A2 and A4 motorways, the S3 expressway, seaports, and rail terminals are particularly important.

The A2 motorway is one of the key logistics corridors connecting Poland with Germany and Western Europe. For companies serving the German market, a location along the A2 motorway can have strategic value.

3. A Large Warehouse Market

Poland is no longer a small emerging market. According to CBRE, at the end of the fourth quarter of 2025, total warehouse and logistics stock in Poland reached 36.6 million sqm, representing a 5.9% year-on-year increase. Source: CBRE [3].

This scale means that Poland offers not only available warehouse space, but also the experience of developers, logistics operators, occupiers, investors, and financial institutions active in the warehouse market.

4. Strong Demand for Warehouse Space

According to Knight Frank, total warehouse take-up in Poland reached 6.6 million sqm in 2025, making it the third-highest annual result in the history of the Polish market. Source: Knight Frank [4].

This shows that demand is not temporary. The Polish warehouse market has strong fundamentals and remains attractive for 3PL operators, retailers, e-commerce companies, manufacturers, and firms managing supply chains.

5. Growing Importance of Light Manufacturing

Nearshoring is not only about warehousing. Increasingly, it also involves light manufacturing, assembly, packaging, servicing, product testing, or adapting goods to the local market.

Knight Frank indicates that warehouse space used for light manufacturing accounted for approximately 15% of total leasing volume in Poland in 2025. Source: Knight Frank [5].

This is a very important signal. It means that warehouses in Poland are increasingly serving production and logistics functions, not only storage functions.

The Impact of Nearshoring on Poland’s Warehouse Market

Nearshoring may influence the Polish warehouse market in several key areas.

Greater Demand for Class A Warehouses

Companies moving production or logistics closer to Europe are looking for modern facilities. Important factors include clear height, floor load capacity, number of loading docks, automation potential, access to power, environmental certification, and expansion options.

This is why modern Class A warehouses will play the most important role.

Growing Importance of BTS Facilities

Some companies will need tailor-made facilities. This applies particularly to light manufacturing, automotive, electronics, pharmaceuticals, packaging, e-commerce, and 3PL operators.

In such cases, the importance of BTS projects, meaning build-to-suit facilities developed for a specific tenant, may increase.

The Growing Role of Western Poland

Western Poland may become one of the biggest beneficiaries of nearshoring because it combines proximity to Germany with access to the Polish labour market, lower costs, and strong infrastructure.

Locations close to the German border are especially attractive for companies that want to serve both the Polish and German markets from one logistics centre.

Greater Demand for Flexible Space

Companies entering a new market often do not want to lease very large spaces immediately. They need the option to grow in stages. This means that logistics parks offering flexible units, expansion possibilities, and layouts tailored to tenant needs will become increasingly important.

Growing Importance of ESG and Energy

International companies are increasingly analysing the carbon footprint of their entire supply chain. Shorter transport routes can support ESG goals, but the warehouse itself must also meet higher standards.

Environmental certification, energy efficiency, photovoltaic systems, LED lighting, water management, employee infrastructure, and emissions reduction will all become more important.

Which Sectors Are Most Likely to Benefit from Nearshoring?

Nearshoring will be particularly important in industries where delivery time, supply chain resilience, quality control, and proximity to the market matter most.

The sectors with the greatest potential include:

automotive,

electronics,

household appliances,

pharmaceuticals,

medical products,

e-commerce,

retail,

packaging,

spare parts,

light manufacturing,

3PL contract logistics,

fast-moving consumer goods,

industrial components,

and technical and service-related industries.

Many of these sectors will not move all production away from Asia. A more likely scenario is the creation of additional hubs in Europe that handle urgent deliveries, final assembly, safety stock, and regional distribution.

Nearshoring and E-Commerce

E-commerce is one of the sectors most affected by delivery time. Customers expect fast order fulfilment, and companies must keep adequate stock levels close to consumers.

Long supply chains from Asia are risky in this model. If goods arrive late, a company can lose sales, operational liquidity, and customer trust.

This is why e-commerce companies increasingly need regional distribution centres, buffer warehouses, and space that enables efficient returns handling.

Thanks to its location, infrastructure, and scale of the warehouse market, Poland can be a very attractive location for e-commerce companies serving Central and Western Europe.

Nearshoring and the Automotive Sector

The automotive industry has been one of the most important sectors in Central Europe for many years. The production of cars, parts, components, batteries, and electronic systems requires stable deliveries and proximity to factories.

Recent disruptions in the supply of semiconductors and components have shown how costly dependence on distant suppliers can be.

This is why the automotive sector may be one of the industries that develops regional production and warehouse facilities in Europe. Poland can benefit from this trend thanks to its location close to the German automotive industry.

Nearshoring and 3PL Contract Logistics

3PL logistics operators are often among the first companies to feel changes in customer strategies. If manufacturers and retailers shorten their supply chains, logistics operators must provide the right space, transport, warehousing, and distribution services.

This means that nearshoring can increase demand for 3PL services and for warehouses in strategic locations.

For a logistics operator, a location near the German border can be especially attractive. It enables cross-border customer service, shorter transport times, and more flexible inventory management.

Świecko and Gateway A2 as an Example of a Nearshoring Location

One location that fits the nearshoring trend particularly well is Świecko.

Świecko is located on the German border and along the A2 motorway corridor, which connects Poland with Western Europe. Such a location can be especially attractive for companies that want to serve the German, Polish, and Central European markets from one logistics centre.

Gateway A2 in Świecko is an example of a project that responds to new market needs. The project may be attractive for companies looking for:

warehouse space near the German border,

modern Class A logistics space,

a location along the A2 motorway,

a distribution centre for Poland and Germany,

space for 3PL contract logistics,

facilities for e-commerce,

space for light manufacturing or assembly,

and a location supporting nearshoring and shorter supply chains.

At a time when companies are looking not only for the cheapest warehouse space, but also for security, flexibility, and market access, locations such as Świecko may become increasingly important.

https://gatewaya2.

Does Nearshoring Mean Long-Term Growth for the Warehouse Market?

Nearshoring does not automatically mean that every warehouse in Poland will be leased faster and at higher rents. The market will remain selective. Tenants will analyse location, labour costs, transport access, power availability, building quality, expansion potential, and total operating costs.

However, in the long term, nearshoring strengthens the fundamentals of the Polish warehouse market.

The greatest benefits may be achieved by locations that combine several advantages:

proximity to Germany,

access to a motorway,

the ability to serve several markets,

modern Class A space,

flexible modules,

expansion potential,

competitive costs,

and good labour availability.

In this respect, western Poland has a very strong position.

Key Takeaways

Nearshoring may be one of the biggest opportunities for the warehouse market in Poland.

Companies are not completely leaving Asia, but they increasingly want to diversify production and logistics.

Central Europe is gaining importance as a region close to Europe’s largest consumer markets.

Poland has an advantage thanks to its location, infrastructure, warehouse market scale, and proximity to Germany.

Poland’s warehouse market reached 36.6 million sqm of modern space at the end of 2025.

Warehouse take-up in Poland reached 6.6 million sqm in 2025, the third-highest result in the history of the market.

Light manufacturing accounted for approximately 15% of leasing volume, confirming the growing importance of production and warehouse functions.

Class A warehouses, motorway locations, western Poland, and facilities offering flexible growth potential will be particularly important.

Gateway A2 in Świecko fits the key trends of nearshoring, cross-border logistics, and access to the German market.

FAQ: Nearshoring and the Warehouse Market in Poland

Is nearshoring a real opportunity for Poland?

Yes. Poland combines proximity to Germany, membership in the European Union, developed infrastructure, and a large warehouse market. This makes it one of the main potential beneficiaries of production relocation closer to Western Europe.

Are companies really moving production from Asia?

Many companies are not moving all production, but they are creating additional locations outside Asia. This is often part of a China Plus One strategy, meaning that a company keeps part of its production in China while adding an alternative base in another region, for example Central Europe.

Why does Central Europe benefit from nearshoring?

Central Europe is close to the largest EU markets, offers competitive costs, has improving infrastructure, and has strong manufacturing experience. This makes the region attractive for companies that want to shorten supply chains.

How does nearshoring affect warehouses?

Nearshoring increases demand for Class A warehouses, distribution centres, production and warehouse halls, BTS facilities, and space for 3PL operators. Companies need space closer to customers in order to serve the market faster and more securely.

Which locations in Poland may benefit the most?

The strongest potential is in locations close to motorways, intermodal terminals, major cities, and the German border. Western Poland and the A2 motorway corridor are particularly interesting.

Why are warehouses near the German border attractive?

They allow companies to serve Europe’s largest economy from a location on the Polish side of the border. They provide access to the German market while potentially offering lower operating costs than many locations in Germany.

Can Gateway A2 benefit from the nearshoring trend?

Yes. Gateway A2 in Świecko is located near the German border and the A2 motorway. It can respond to the needs of companies looking for a distribution centre, Class A warehouse, or light manufacturing base close to the German market.

Nearshoring: The Biggest Opportunity for Poland’s Warehouse Market?

Nearshoring, the process of moving production and logistics closer to target markets, may become one of the biggest opportunities for Poland’s warehouse market in the coming years. Global companies are increasingly reducing their dependence on very long supply chains, especially those based only on Asia. As a result, Central Europe is gaining importance, and Poland is becoming one of the key beneficiaries of this change.

For the commercial real estate market, this means growing demand for modern warehouses, production halls, distribution centres, BTS facilities, and Class A logistics space. Locations close to the German border, along major transport corridors, and near large consumer markets are becoming particularly attractive.

What Is Nearshoring?

Nearshoring is a business strategy that involves moving production, warehousing, or selected logistics processes closer to the market where goods are sold.

In practice, this means that a company which previously manufactured goods in China, Vietnam, Bangladesh, or India may decide to relocate part of its operations to Central Europe. It does not always mean closing production in Asia completely. Very often, it means diversification, or adding a second or third location closer to the customer.

For European companies, nearshoring usually means moving production or logistics closer to Germany, France, the Benelux countries, Scandinavia, or Central Europe.

In this context, Poland has a very strong position.

Nearshoring, Reshoring, Friendshoring, and China Plus One: Key Differences

For Poland, the most important trends are nearshoring, friendshoring, and the China Plus One strategy. Poland does not have to replace Asia completely. However, it can become an additional, safe, and well-connected production and logistics base for companies serving the European market.

Why Are Companies Moving Production from Asia Closer to Europe?

For many years, global production was organised mainly around costs. Companies chose locations where production was the cheapest and then transported goods to customers in Europe or the United States.

This model worked well as long as sea transport was cheap, ports operated smoothly, and the geopolitical situation was predictable. However, recent years have shown that very long supply chains are exposed to significant risk.

The most important reasons for moving production closer to Europe include:

delivery delays,

rising transport costs,

port disruptions,

the US China trade war,

risk of sanctions and tariffs,

geopolitical tensions,

the need for greater control over production,

pressure for faster deliveries,

the growing importance of ESG,

and the need to maintain safety stock closer to customers.

McKinsey indicates that global value chains have become much longer and more complex over recent decades. Since 2000, the value of trade in intermediate goods has tripled to more than USD 10 trillion annually. At the same time, companies can now expect supply chain disruptions lasting one month or longer to occur on average every 3.7 years. Source: McKinsey [1].

This means that disruptions are no longer an exception. They have become a normal part of business planning.

Nearshoring as a Response to Global Supply Chain Risk

Nearshoring is not only a reaction to one crisis. It is part of a broader change in corporate strategy.

Companies are increasingly moving away from purely cost-based thinking towards resilience-based thinking. In practice, this means that the cheapest location does not always win. More and more often, the winning location is the one that offers the right balance between cost, security, delivery time, and market access.

For manufacturing and logistics companies, the key questions today are:

Will deliveries be predictable?

Can we serve customers faster?

Do we have an alternative if one supply route is disrupted?

Can we keep stock closer to the market?

Does the location allow us to serve several countries at the same time?

Can the warehouse also support light manufacturing, assembly, or service operations?

This is exactly why demand for modern warehouse and industrial space in Europe continues to grow.

Is China Losing Its Importance?

No. China remains one of the most important manufacturing centres in the world. It has enormous scale, a highly developed supplier ecosystem, major ports, production expertise, and strong technological capabilities.

Nearshoring does not mean a complete withdrawal from China. Much more often, it means reducing dependence on one country and building alternative locations.

Reuters, citing the European Union Chamber of Commerce in China, reported that more than 70% of European companies operating in China had reviewed their supply chain strategies over the previous two years, while around 10% were building alternative supply chains outside China. Source: Reuters [2].

This shows that companies are not necessarily leaving China, but they increasingly want to have a second option. For Poland, this creates a very important opportunity.

Central Europe as a Beneficiary of Nearshoring

Central Europe is one of the natural beneficiaries of nearshoring. There are several reasons for this.

First, the region is located close to Europe’s largest consumer markets.

Second, many Central European countries are members of the European Union, which provides legal stability, access to the single market, and no customs barriers within the EU.

Third, operating costs are often lower than in Western Europe.

Fourth, the region has increasingly strong road, rail, and warehouse infrastructure.

Fifth, Central Europe has strong experience in manufacturing sectors such as automotive, household appliances, electronics, packaging, contract logistics, retail, and e-commerce.

In this environment, Poland is one of the strongest candidates to capture part of the production and logistics processes being moved closer to the European market.

Why Can Poland Benefit from Nearshoring?

Poland has several advantages that are particularly important for companies planning to relocate production or logistics.

1. Location Close to Germany

Poland’s greatest advantage is its proximity to Germany, the largest economy in Europe. For manufacturing and logistics companies, this means the ability to serve the German market from a location on the Polish side of the border.

This allows companies to benefit from lower operating costs than in Germany while maintaining very good access to customers, factories, distribution centres, and retail networks in Western Europe.

2. Developed Transport Infrastructure

Poland has an increasingly well-developed network of motorways, expressways, and intermodal connections. The A2 and A4 motorways, the S3 expressway, seaports, and rail terminals are particularly important.

The A2 motorway is one of the key logistics corridors connecting Poland with Germany and Western Europe. For companies serving the German market, a location along the A2 motorway can have strategic value.

3. A Large Warehouse Market

Poland is no longer a small emerging market. According to CBRE, at the end of the fourth quarter of 2025, total warehouse and logistics stock in Poland reached 36.6 million sqm, representing a 5.9% year-on-year increase. Source: CBRE [3].

This scale means that Poland offers not only available warehouse space, but also the experience of developers, logistics operators, occupiers, investors, and financial institutions active in the warehouse market.

4. Strong Demand for Warehouse Space

According to Knight Frank, total warehouse take-up in Poland reached 6.6 million sqm in 2025, making it the third-highest annual result in the history of the Polish market. Source: Knight Frank [4].

This shows that demand is not temporary. The Polish warehouse market has strong fundamentals and remains attractive for 3PL operators, retailers, e-commerce companies, manufacturers, and firms managing supply chains.

5. Growing Importance of Light Manufacturing

Nearshoring is not only about warehousing. Increasingly, it also involves light manufacturing, assembly, packaging, servicing, product testing, or adapting goods to the local market.

Knight Frank indicates that warehouse space used for light manufacturing accounted for approximately 15% of total leasing volume in Poland in 2025. Source: Knight Frank [5].

This is a very important signal. It means that warehouses in Poland are increasingly serving production and logistics functions, not only storage functions.

The Impact of Nearshoring on Poland’s Warehouse Market

Nearshoring may influence the Polish warehouse market in several key areas.

Greater Demand for Class A Warehouses

Companies moving production or logistics closer to Europe are looking for modern facilities. Important factors include clear height, floor load capacity, number of loading docks, automation potential, access to power, environmental certification, and expansion options.

This is why modern Class A warehouses will play the most important role.

Growing Importance of BTS Facilities

Some companies will need tailor-made facilities. This applies particularly to light manufacturing, automotive, electronics, pharmaceuticals, packaging, e-commerce, and 3PL operators.

In such cases, the importance of BTS projects, meaning build-to-suit facilities developed for a specific tenant, may increase.

The Growing Role of Western Poland

Western Poland may become one of the biggest beneficiaries of nearshoring because it combines proximity to Germany with access to the Polish labour market, lower costs, and strong infrastructure.

Locations close to the German border are especially attractive for companies that want to serve both the Polish and German markets from one logistics centre.

Greater Demand for Flexible Space

Companies entering a new market often do not want to lease very large spaces immediately. They need the option to grow in stages. This means that logistics parks offering flexible units, expansion possibilities, and layouts tailored to tenant needs will become increasingly important.

Growing Importance of ESG and Energy

International companies are increasingly analysing the carbon footprint of their entire supply chain. Shorter transport routes can support ESG goals, but the warehouse itself must also meet higher standards.

Environmental certification, energy efficiency, photovoltaic systems, LED lighting, water management, employee infrastructure, and emissions reduction will all become more important.

Which Sectors Are Most Likely to Benefit from Nearshoring?

Nearshoring will be particularly important in industries where delivery time, supply chain resilience, quality control, and proximity to the market matter most.

The sectors with the greatest potential include:

automotive,

electronics,

household appliances,

pharmaceuticals,

medical products,

e-commerce,

retail,

packaging,

spare parts,

light manufacturing,

3PL contract logistics,

fast-moving consumer goods,

industrial components,

and technical and service-related industries.

Many of these sectors will not move all production away from Asia. A more likely scenario is the creation of additional hubs in Europe that handle urgent deliveries, final assembly, safety stock, and regional distribution.

Nearshoring and E-Commerce

E-commerce is one of the sectors most affected by delivery time. Customers expect fast order fulfilment, and companies must keep adequate stock levels close to consumers.

Long supply chains from Asia are risky in this model. If goods arrive late, a company can lose sales, operational liquidity, and customer trust.

This is why e-commerce companies increasingly need regional distribution centres, buffer warehouses, and space that enables efficient returns handling.

Thanks to its location, infrastructure, and scale of the warehouse market, Poland can be a very attractive location for e-commerce companies serving Central and Western Europe.

Nearshoring and the Automotive Sector

The automotive industry has been one of the most important sectors in Central Europe for many years. The production of cars, parts, components, batteries, and electronic systems requires stable deliveries and proximity to factories.

Recent disruptions in the supply of semiconductors and components have shown how costly dependence on distant suppliers can be.

This is why the automotive sector may be one of the industries that develops regional production and warehouse facilities in Europe. Poland can benefit from this trend thanks to its location close to the German automotive industry.

Nearshoring and 3PL Contract Logistics

3PL logistics operators are often among the first companies to feel changes in customer strategies. If manufacturers and retailers shorten their supply chains, logistics operators must provide the right space, transport, warehousing, and distribution services.

This means that nearshoring can increase demand for 3PL services and for warehouses in strategic locations.

For a logistics operator, a location near the German border can be especially attractive. It enables cross-border customer service, shorter transport times, and more flexible inventory management.

Świecko and Gateway A2 as an Example of a Nearshoring Location

One location that fits the nearshoring trend particularly well is Świecko.

Świecko is located on the German border and along the A2 motorway corridor, which connects Poland with Western Europe. Such a location can be especially attractive for companies that want to serve the German, Polish, and Central European markets from one logistics centre.

Gateway A2 in Świecko is an example of a project that responds to new market needs. The project may be attractive for companies looking for:

warehouse space near the German border,

modern Class A logistics space,

a location along the A2 motorway,

a distribution centre for Poland and Germany,

space for 3PL contract logistics,

facilities for e-commerce,

space for light manufacturing or assembly,

and a location supporting nearshoring and shorter supply chains.

At a time when companies are looking not only for the cheapest warehouse space, but also for security, flexibility, and market access, locations such as Świecko may become increasingly important.

Does Nearshoring Mean Long-Term Growth for the Warehouse Market?

Nearshoring does not automatically mean that every warehouse in Poland will be leased faster and at higher rents. The market will remain selective. Tenants will analyse location, labour costs, transport access, power availability, building quality, expansion potential, and total operating costs.

However, in the long term, nearshoring strengthens the fundamentals of the Polish warehouse market.

The greatest benefits may be achieved by locations that combine several advantages:

proximity to Germany,

access to a motorway,

the ability to serve several markets,

modern Class A space,

flexible modules,

expansion potential,

competitive costs,

and good labour availability.

In this respect, western Poland has a very strong position.

Key Takeaways

Nearshoring may be one of the biggest opportunities for the warehouse market in Poland.

Companies are not completely leaving Asia, but they increasingly want to diversify production and logistics.

Central Europe is gaining importance as a region close to Europe’s largest consumer markets.

Poland has an advantage thanks to its location, infrastructure, warehouse market scale, and proximity to Germany.

Poland’s warehouse market reached 36.6 million sqm of modern space at the end of 2025.

Warehouse take-up in Poland reached 6.6 million sqm in 2025, the third-highest result in the history of the market.

Light manufacturing accounted for approximately 15% of leasing volume, confirming the growing importance of production and warehouse functions.

Class A warehouses, motorway locations, western Poland, and facilities offering flexible growth potential will be particularly important.

Gateway A2 in Świecko fits the key trends of nearshoring, cross-border logistics, and access to the German market.

FAQ: Nearshoring and the Warehouse Market in Poland

Is nearshoring a real opportunity for Poland?

Yes. Poland combines proximity to Germany, membership in the European Union, developed infrastructure, and a large warehouse market. This makes it one of the main potential beneficiaries of production relocation closer to Western Europe.

Are companies really moving production from Asia?

Many companies are not moving all production, but they are creating additional locations outside Asia. This is often part of a China Plus One strategy, meaning that a company keeps part of its production in China while adding an alternative base in another region, for example Central Europe.

Why does Central Europe benefit from nearshoring?

Central Europe is close to the largest EU markets, offers competitive costs, has improving infrastructure, and has strong manufacturing experience. This makes the region attractive for companies that want to shorten supply chains.

How does nearshoring affect warehouses?

Nearshoring increases demand for Class A warehouses, distribution centres, production and warehouse halls, BTS facilities, and space for 3PL operators. Companies need space closer to customers in order to serve the market faster and more securely.

Which locations in Poland may benefit the most?

The strongest potential is in locations close to motorways, intermodal terminals, major cities, and the German border. Western Poland and the A2 motorway corridor are particularly interesting.

Why are warehouses near the German border attractive?

They allow companies to serve Europe’s largest economy from a location on the Polish side of the border. They provide access to the German market while potentially offering lower operating costs than many locations in Germany.

Can Gateway A2 benefit from the nearshoring trend?

Yes. Gateway A2 in Świecko is located near the German border and the A2 motorway. It can respond to the needs of companies looking for a distribution centre, Class A warehouse, or light manufacturing base close to the German market.

https://gatewaya2.pl

Summary

Nearshoring is not a temporary trend. It is part of a deep transformation in global supply chains. Companies increasingly want to produce, store, and distribute goods closer to their customers. The reason is not only cost, but also security, predictability, delivery time, and operational resilience.

Poland is very well positioned to benefit from this trend. It is a large market, a member of the European Union, a neighbour of Germany, and it has developed infrastructure as well as one of the largest stocks of modern warehouse space in Europe.

For investors, developers, logistics operators, and manufacturing companies, this creates new opportunities. Locations along Poland’s western border may be particularly attractive. One example is Świecko, where the Gateway A2 project responds to the needs of a new, more regional, and more resilient European logistics model.

What Comes Next?

Nearshoring shows that warehouse location is becoming one of the most important elements of business strategy. However, proximity to the market alone is not enough. The specific transport corridor is also crucial because it determines delivery time, transport costs, and access to Europe’s largest markets.

In the next article, we will answer the question: Will Poland Become the Largest Logistics Hub in Central Europe?

Sources Used in This Article

[1] McKinsey indicates that since 2000, the value of global trade in intermediate goods has tripled to more than USD 10 trillion annually, and that companies can expect disruptions lasting one month or longer to occur on average every 3.7 years. McKinsey also estimates that 16% to 26% of global exports, worth USD 2.9 trillion to USD 4.6 trillion, could be “in play” in the context of changing production or supply locations.

[2] Reuters, based on a report by the European Union Chamber of Commerce in China, reported that more than 70% of European companies in China had reviewed their supply chain strategies over the previous two years, while around 10% were building alternative supply chains outside China.

[3] CBRE reported that at the end of Q4 2025, total warehouse and logistics stock in Poland reached 36.6 million sqm, representing a 5.9% year-on-year increase.

[4] Knight Frank reported that warehouse take-up in Poland reached 6.6 million sqm in 2025, making it the third-highest result in the history of the market.

[5] Knight Frank also reported that warehouse space related to light manufacturing accounted for approximately 15% of total leasing volume in 2025.

Nearshoring: The Biggest Opportunity for Poland’s Warehouse Market?

Nearshoring, the process of moving production and logistics closer to target markets, may become one of the biggest opportunities for Poland’s warehouse market in the coming years. Global companies are increasingly reducing their dependence on very long supply chains, especially those based only on Asia. As a result, Central Europe is gaining importance, and Poland is becoming one of the key beneficiaries of this change.

For the commercial real estate market, this means growing demand for modern warehouses, production halls, distribution centres, BTS facilities, and Class A logistics space. Locations close to the German border, along major transport corridors, and near large consumer markets are becoming particularly attractive.

What Is Nearshoring?

Nearshoring is a business strategy that involves moving production, warehousing, or selected logistics processes closer to the market where goods are sold.

In practice, this means that a company which previously manufactured goods in China, Vietnam, Bangladesh, or India may decide to relocate part of its operations to Central Europe. It does not always mean closing production in Asia completely. Very often, it means diversification, or adding a second or third location closer to the customer.

For European companies, nearshoring usually means moving production or logistics closer to Germany, France, the Benelux countries, Scandinavia, or Central Europe.

In this context, Poland has a very strong position.

Nearshoring, Reshoring, Friendshoring, and China Plus One: Key Differences

For Poland, the most important trends are nearshoring, friendshoring, and the China Plus One strategy. Poland does not have to replace Asia completely. However, it can become an additional, safe, and well-connected production and logistics base for companies serving the European market.

Why Are Companies Moving Production from Asia Closer to Europe?

For many years, global production was organised mainly around costs. Companies chose locations where production was the cheapest and then transported goods to customers in Europe or the United States.

This model worked well as long as sea transport was cheap, ports operated smoothly, and the geopolitical situation was predictable. However, recent years have shown that very long supply chains are exposed to significant risk.

The most important reasons for moving production closer to Europe include:

delivery delays,

rising transport costs,

port disruptions,

the US China trade war,

risk of sanctions and tariffs,

geopolitical tensions,

the need for greater control over production,

pressure for faster deliveries,

the growing importance of ESG,

and the need to maintain safety stock closer to customers.

McKinsey indicates that global value chains have become much longer and more complex over recent decades. Since 2000, the value of trade in intermediate goods has tripled to more than USD 10 trillion annually. At the same time, companies can now expect supply chain disruptions lasting one month or longer to occur on average every 3.7 years. Source: McKinsey [1].

This means that disruptions are no longer an exception. They have become a normal part of business planning.

Nearshoring as a response to global supply chain risk

Nearshoring is not only a reaction to one crisis. It is part of a broader change in corporate strategy.

Companies are increasingly moving away from purely cost-based thinking towards resilience-based thinking. In practice, this means that the cheapest location does not always win. More and more often, the winning location is the one that offers the right balance between cost, security, delivery time, and market access.

For manufacturing and logistics companies, the key questions today are:

Will deliveries be predictable?

Can we serve customers faster?

Do we have an alternative if one supply route is disrupted?

Can we keep stock closer to the market?

Does the location allow us to serve several countries at the same time?

Can the warehouse also support light manufacturing, assembly, or service operations?

This is exactly why demand for modern warehouse and industrial space in Europe continues to grow.

Is China its importance?

No. China remains one of the most important manufacturing centres in the world. It has enormous scale, a highly developed supplier ecosystem, major ports, production expertise, and strong technological capabilities.

Nearshoring does not mean a complete withdrawal from China. Much more often, it means reducing dependence on one country and building alternative locations.

Reuters, citing the European Union Chamber of Commerce in China, reported that more than 70% of European companies operating in China had reviewed their supply chain strategies over the previous two years, while around 10% were building alternative supply chains outside China. Source: Reuters [2].

This shows that companies are not necessarily leaving China, but they increasingly want to have a second option. For Poland, this creates a very important opportunity.

Central Europe as a beneficiary of nearshoring

Central Europe is one of the natural beneficiaries of nearshoring. There are several reasons for this.

First, the region is located close to Europe’s largest consumer markets.

Second, many Central European countries are members of the European Union, which provides legal stability, access to the single market, and no customs barriers within the EU.

Third, operating costs are often lower than in Western Europe.

Fourth, the region has increasingly strong road, rail, and warehouse infrastructure.

Fifth, Central Europe has strong experience in manufacturing sectors such as automotive, household appliances, electronics, packaging, contract logistics, retail, and e-commerce.

In this environment, Poland is one of the strongest candidates to capture part of the production and logistics processes being moved closer to the European market.

Why can Poland benefit from nearshoring?

Poland has several advantages that are particularly important for companies planning to relocate production or logistics.

1. Location close to Germany

Poland’s greatest advantage is its proximity to Germany, the largest economy in Europe. For manufacturing and logistics companies, this means the ability to serve the German market from a location on the Polish side of the border.

This allows companies to benefit from lower operating costs than in Germany while maintaining very good access to customers, factories, distribution centres, and retail networks in Western Europe.

2. Developed transport infrastructure

Poland has an increasingly well-developed network of motorways, expressways, and intermodal connections. The A2 and A4 motorways, the S3 expressway, seaports, and rail terminals are particularly important.

The A2 motorway is one of the key logistics corridors connecting Poland with Germany and Western Europe. For companies serving the German market, a location along the A2 motorway can have strategic value.

3. A large warehouse market

Poland is no longer a small emerging market. According to CBRE, at the end of the fourth quarter of 2025, total warehouse and logistics stock in Poland reached 36.6 million sqm, representing a 5.9% year-on-year increase. Source: CBRE [3].

This scale means that Poland offers not only available warehouse space, but also the experience of developers, logistics operators, occupiers, investors, and financial institutions active in the warehouse market.

4. Strong demand for warehouse space

According to Knight Frank, total warehouse take-up in Poland reached 6.6 million sqm in 2025, making it the third-highest annual result in the history of the Polish market. Source: Knight Frank [4].

This shows that demand is not temporary. The Polish warehouse market has strong fundamentals and remains attractive for 3PL operators, retailers, e-commerce companies, manufacturers, and firms managing supply chains.

5. Growing importance of light manufacturing

Nearshoring is not only about warehousing. Increasingly, it also involves light manufacturing, assembly, packaging, servicing, product testing, or adapting goods to the local market.

Knight Frank indicates that warehouse space used for light manufacturing accounted for approximately 15% of total leasing volume in Poland in 2025. Source: Knight Frank [5].

This is a very important signal. It means that warehouses in Poland are increasingly serving production and logistics functions, not only storage functions.

The impact of nearshoring on Poland’s warehouse market

Nearshoring may influence the Polish warehouse market in several key areas.

Greater demand for class A warehouses

Companies moving production or logistics closer to Europe are looking for modern facilities. Important factors include clear height, floor load capacity, number of loading docks, automation potential, access to power, environmental certification, and expansion options.

This is why modern Class A warehouses will play the most important role.

Growing importance of BTS facilities

Some companies will need tailor-made facilities. This applies particularly to light manufacturing, automotive, electronics, pharmaceuticals, packaging, e-commerce, and 3PL operators.

In such cases, the importance of BTS projects, meaning build-to-suit facilities developed for a specific tenant, may increase.

The growing role of Western Poland

Western Poland may become one of the biggest beneficiaries of nearshoring because it combines proximity to Germany with access to the Polish labour market, lower costs, and strong infrastructure.

Locations close to the German border are especially attractive for companies that want to serve both the Polish and German markets from one logistics centre.

Greater demand for flexible space

Companies entering a new market often do not want to lease very large spaces immediately. They need the option to grow in stages. This means that logistics parks offering flexible units, expansion possibilities, and layouts tailored to tenant needs will become increasingly important.

Growing importance of ESG and Energy

International companies are increasingly analysing the carbon footprint of their entire supply chain. Shorter transport routes can support ESG goals, but the warehouse itself must also meet higher standards.

Environmental certification, energy efficiency, photovoltaic systems, LED lighting, water management, employee infrastructure, and emissions reduction will all become more important.

Which sectors are most likely to benefit from nearshoring?

Nearshoring will be particularly important in industries where delivery time, supply chain resilience, quality control, and proximity to the market matter most.

The sectors with the greatest potential include:

• automotive,
• electronics,
• household appliances,
• pharmaceuticals,
• medical products,
• e-commerce,
• retail,
• packaging,
• spare parts,
• light manufacturing,
• 3PL contract logistics,
• fast-moving consumer goods,
• industrial components,
• technical and service-related industries.

Many of these sectors will not move all production away from Asia. A more likely scenario is the creation of additional hubs in Europe that handle urgent deliveries, final assembly, safety stock, and regional distribution.

Nearshoring and e-commerce

E-commerce is one of the sectors most affected by delivery time. Customers expect fast order fulfillment, and companies must keep adequate stock levels close to consumers.

Long supply chains from Asia are risky in this model. If goods arrive late, a company can lose sales, operational liquidity, and customer trust.

This is why e-commerce companies increasingly need regional distribution centres, buffer warehouses, and space that enables efficient returns handling.

Thanks to its location, infrastructure, and scale of the warehouse market, Poland can be a very attractive location for e-commerce companies serving Central and Western Europe.

Nearshoring and the automotive sector

The automotive industry has been one of the most important sectors in Central Europe for many years. The production of cars, parts, components, batteries, and electronic systems requires stable deliveries and proximity to factories.

Recent disruptions in the supply of semiconductors and components have shown how costly dependence on distant suppliers can be.

This is why the automotive sector may be one of the industries that develops regional production and warehouse facilities in Europe. Poland can benefit from this trend thanks to its location close to the German automotive industry.

Nearshoring and 3PL contract logistics

3PL logistics operators are often among the first companies to feel changes in customer strategies. If manufacturers and retailers shorten their supply chains, logistics operators must provide the right space, transport, warehousing, and distribution services.

This means that nearshoring can increase demand for 3PL services and for warehouses in strategic locations.

For a logistics operator, a location near the German border can be especially attractive. It enables cross-border customer service, shorter transport times, and more flexible inventory management.

Świecko and Gateway A2 as an example of a nearshoring location

One location that fits the nearshoring trend particularly well is Świecko.

Świecko is located on the German border and along the A2 motorway corridor, which connects Poland with Western Europe. Such a location can be especially attractive for companies that want to serve the German, Polish, and Central European markets from one logistics centre.

Gateway A2 in Świecko is an example of a project that responds to new market needs. The project may be attractive for companies looking for:

• warehouse space near the German border,
• modern Class A logistics space,
• a location along the A2 motorway,
• a distribution centre for Poland and Germany,
• space for 3PL contract logistics,
• facilities for e-commerce,
• space for light manufacturing or assembly,
• a location supporting nearshoring and shorter supply chains.

At a time when companies are looking not only for the cheapest warehouse space, but also for security, flexibility, and market access, locations such as Świecko may become increasingly important.

Does nearshoring mean long-term growth for the warehouse market?

Nearshoring does not automatically mean that every warehouse in Poland will be leased faster and at higher rents. The market will remain selective. Tenants will analyse location, labour costs, transport access, power availability, building quality, expansion potential, and total operating costs.

However, in the long term, nearshoring strengthens the fundamentals of the Polish warehouse market.

The greatest benefits may be achieved by locations that combine several advantages:

• proximity to Germany,
• access to a motorway,
• the ability to serve several markets,
• modern Class A space,
• flexible modules,
• expansion potential,
• competitive costs,
• good labour availability.

In this respect, western Poland has a very strong position.

Key takeaways

Nearshoring may be one of the biggest opportunities for the warehouse market in Poland.

Companies are not completely leaving Asia, but they increasingly want to diversify production and logistics.

Central Europe is gaining importance as a region close to Europe’s largest consumer markets.

Poland has an advantage thanks to its location, infrastructure, warehouse market scale, and proximity to Germany.

Poland’s warehouse market reached 36.6 million sqm of modern space at the end of 2025.

Warehouse take-up in Poland reached 6.6 million sqm in 2025, the third-highest result in the history of the market.

Light manufacturing accounted for approximately 15% of leasing volume, confirming the growing importance of production and warehouse functions.

Class A warehouses, motorway locations, western Poland, and facilities offering flexible growth potential will be particularly important.

Gateway A2 in Świecko fits the key trends of nearshoring, cross-border logistics, and access to the German market.

FAQ: Nearshoring and the warehouse market in Poland

Is nearshoring a real opportunity for Poland?

Yes. Poland combines proximity to Germany, membership in the European Union, developed infrastructure, and a large warehouse market. This makes it one of the main potential beneficiaries of production relocation closer to Western Europe.

Are companies really moving production from Asia?

Many companies are not moving all production, but they are creating additional locations outside Asia. This is often part of a China Plus One strategy, meaning that a company keeps part of its production in China while adding an alternative base in another region, for example Central Europe.

Why does Central Europe benefit from nearshoring?

Central Europe is close to the largest EU markets, offers competitive costs, has improving infrastructure, and has strong manufacturing experience. This makes the region attractive for companies that want to shorten supply chains.

How does nearshoring affect warehouses?

Nearshoring increases demand for Class A warehouses, distribution centres, production and warehouse halls, BTS facilities, and space for 3PL operators. Companies need space closer to customers in order to serve the market faster and more securely.

Which locations in Poland may benefit the most?

The strongest potential is in locations close to motorways, intermodal terminals, major cities, and the German border. Western Poland and the A2 motorway corridor are particularly interesting.

Why are warehouses near the German border attractive?

They allow companies to serve Europe’s largest economy from a location on the Polish side of the border. They provide access to the German market while potentially offering lower operating costs than many locations in Germany.

Can Gateway A2 benefit from the nearshoring trend?

Yes. Gateway A2 in Świecko is located near the German border and the A2 motorway. It can respond to the needs of companies looking for a distribution centre, Class A warehouse, or light manufacturing base close to the German market.

Summary

Nearshoring is not a temporary trend. It is part of a deep transformation in global supply chains. Companies increasingly want to produce, store, and distribute goods closer to their customers. The reason is not only cost, but also security, predictability, delivery time, and operational resilience.

Poland is very well positioned to benefit from this trend. It is a large market, a member of the European Union, a neighbour of Germany, and it has developed infrastructure as well as one of the largest stocks of modern warehouse space in Europe.

For investors, developers, logistics operators, and manufacturing companies, this creates new opportunities. Locations along Poland’s western border may be particularly attractive. One example is Świecko, where the Gateway A2 project responds to the needs of a new, more regional, and more resilient European logistics model.

What comes next?

Nearshoring shows that warehouse location is becoming one of the most important elements of business strategy. However, proximity to the market alone is not enough. The specific transport corridor is also crucial because it determines delivery time, transport costs, and access to Europe’s largest markets.

In the next article, we will answer the question: Will Poland become the largest logistics hub in Central Europe?

Sources Used in This Article

[1] McKinsey indicates that since 2000, the value of global trade in intermediate goods has tripled to more than USD 10 trillion annually, and that companies can expect disruptions lasting one month or longer to occur on average every 3.7 years. McKinsey also estimates that 16% to 26% of global exports, worth USD 2.9 trillion to USD 4.6 trillion, could be “in play” in the context of changing production or supply locations.

[2] Reuters, based on a report by the European Union Chamber of Commerce in China, reported that more than 70% of European companies in China had reviewed their supply chain strategies over the previous two years, while around 10% were building alternative supply chains outside China.

[3] CBRE reported that at the end of Q4 2025, total warehouse and logistics stock in Poland reached 36.6 million sqm, representing a 5.9% year-on-year increase.

[4] Knight Frank reported that warehouse take-up in Poland reached 6.6 million sqm in 2025, making it the third-highest result in the history of the market.

[5] Knight Frank also reported that warehouse space related to light manufacturing accounted for approximately 15% of total leasing volume in 2025.