Which warehouse locations will grow the most  by 2030? 

By 2030, the warehouse locations with the strongest growth potential will likely be those that  combine several advantages at the same time: access to large consumer markets, proximity to major  transport corridors, closeness to borders, access to labour, and the ability to serve e-commerce, 3PL  operators, manufacturing, and cross-border logistics. 

The Polish warehouse market will not grow evenly across all regions. The largest markets, such as  Warsaw, Upper Silesia, Central Poland, Wrocław, and Poznań, will remain very important.  However, the strongest growth potential may also appear in locations that are still less saturated  today but have a strategic position. 

In this context, Western Poland, the A2 corridor, and locations close to the German border look  particularly interesting. One example is Świecko, located on the Polish-German border, close to the  A2 motorway and one of the key transport corridors between Poland and Germany. 

Short answer: which warehouse locations may grow the most  by 2030? 

By 2030, the strongest growth potential may be found in warehouse locations close to major  transport corridors, borders, and large consumer markets. In Poland, the most important areas will  include the western border with Germany, the A2 corridor, the Poznań area, Lower Silesia, Central  Poland, Upper Silesia, Warsaw, and port locations. 

The strongest growth may appear in locations that are not yet as saturated as the largest warehouse  markets, but have a very strong strategic position. For this reason, Świecko and the western border  of Poland may become some of the most interesting locations for cross-border logistics,  nearshoring, e-commerce, and companies serving both Poland and Germany from one base. 

What will determine the growth of warehouse locations?

Poland as a starting point for analysing warehouse locations 

Poland remains one of the largest and most important warehouse markets in Central Europe. At the  end of the first quarter of 2026, total modern warehouse and logistics stock in Poland reached 37.4  million sqm, with 1.46 million sqm under construction. In the first quarter of 2026, tenants leased a  total of 1.58 million sqm of warehouse space, while the vacancy rate stood at 7.3%. 

This shows that the market is no longer in a phase of uncontrolled boom, but it remains active. The  most important change is that investors and tenants have become more selective. Locations that  offer a real operational advantage are becoming increasingly important. 

According to Cushman & Wakefield, the Polish industrial market has further development potential  thanks to its geographic location, land availability, and large volume of land already secured by  investors. The company indicates that the market may eventually grow to 55-60 million sqm, while  additional demand may be supported, among other factors, by nearshoring of production. 

Why not every large location will grow the fastest 

The largest warehouse markets in Poland, such as Warsaw, Upper Silesia, Wrocław, Poznań, and  Central Poland, will continue to attract tenants. They have large existing stock, developed  infrastructure, and a broad base of companies. However, this does not automatically mean that they  will grow the fastest in percentage terms. 

In a more mature market, the strongest growth may appear where three elements come together: low or medium current supply base, 

strategic location, 

a new demand impulse. 

This is why it is worth looking closely at locations near borders, motorways, and regions that may  benefit from nearshoring and cross-border logistics. Świecko is an example of a location that is not  yet as saturated as the main markets, but has very strong strategic arguments. 

Ranking of warehouse location growth potential by 2030 

The ranking below is not an official forecast by any institution. It is an analytical assessment of  growth potential based on several criteria: location, infrastructure, occupier demand, proximity to  consumer markets, development potential, the importance of nearshoring, and cross-border  logistics.

Why the western border of Poland may grow strongly 

The western border of Poland has a unique position because it connects the Polish market with the  largest economy in Europe. According to Destatis, in 2025 Germany was the main export  destination for many EU countries, and Poland sent around 27% of its goods exports to Germany. 

This is a very important argument for the warehouse market. Where there is strong trade, there is  demand for warehouses, transport, transshipment, order picking, distribution, returns logistics, and  3PL operators. 

Western Poland may benefit from several trends at the same time: 

– serving the German market from the Polish side of the border, 

– development of cross-border e-commerce, 

– nearshoring of production closer to customers, 

– diversification of supply chains, 

– lower operating costs than in Germany, 

– the need for fast delivery to Germany, Poland, and Central Europe. 

This means that the western border should not be treated only as a peripheral location at the edge of  Poland. From the perspective of companies serving Germany, it may be the first line of access to the  Central European market.

Świecko as an example of a location with high potential 

Świecko is particularly interesting because it is located directly on the German border and close to  the A2 motorway. It is a location that can serve Western Poland, eastern Germany, Berlin,  Brandenburg, and the wider Central European market. 

The Gateway A2 offer shows that Świecko can be analysed not only as a transit point, but as a fully  fledged warehouse and logistics location. The Gateway A2 project offers the potential to develop  around 80,000 sqm of warehouse and logistics space. Project materials indicate, among other  distances: Berlin in approximately 90 minutes, Frankfurt an der Oder in approximately 15 minutes,  Poznań around 130 km away, and Warsaw around 580 km away. 

Such a location may be attractive for companies that want to: 

– serve the German market from Poland, 

– shorten delivery times to customers in Germany, 

– build stock closer to the target market, 

– run cross-border distribution, 

– benefit from Polish operating costs, 

– maintain quick access to the A2 motorway, 

– combine Polish and German logistics in one operating model. 

Świecko may therefore gain importance especially where companies are looking for an alternative  to more expensive locations on the German side, without losing access to the German market. 

The A2 corridor as one of the key growth directions 

The A2 motorway is crucial for logistics in Poland because it connects the western border with  Poznań, Łódź, Warsaw, and further east. From Biała Podlaska to the western Polish border in  Świecko is nearly 630 km long and can be travelled in around 5 hours. 

This shows that the A2 is becoming not only a national road of logistical importance, but a full east west corridor. For warehouses, this means the possibility of building distribution models based on  the Berlin-Poznań-Łódź-Warsaw axis and further connections towards Eastern Europe. 

Autostrada Wielkopolska also indicates that the A2 section between Świecko and Konin is part of  the TEN-T network and one of the key links between Western and Central Europe on the Warsaw Berlin axis. The average daily traffic on this section is around 30,000 vehicles. 

For investors and tenants, this means that locations along the A2 may benefit not only from Polish  demand, but also from international flows.

Poznań and Wielkopolska: a strong market with a western  advantage 

Poznań and Wielkopolska will remain among the most important warehouse locations in Poland.  The region benefits from its position on the A2 motorway, good access to Germany, a stable  manufacturing base, a developed labour market, and strong occupier demand. 

In the first quarter of 2026, Wielkopolska was one of the most active regions in Poland in terms of  demand for warehouse space. According to CBRE, the highest occupier activity was recorded in the  Mazowieckie, Wielkopolskie, Dolnośląskie, and Łódzkie regions, with Wielkopolska reaching  309,000 sqm of demand in the first quarter of 2026. 

This is a strong argument for the entire western direction. If Poznań and Wielkopolska are already a  strong market, then locations even closer to the German border, such as Świecko, may serve as  complementary locations for cross-border logistics. 

Poznań will remain attractive for distribution centres, manufacturing, e-commerce, and 3PL  operators. Świecko, however, may gain importance as a location closer to Germany and more  focused on cross-border logistics and serving the German market. 

Lower Silesia: a strong competitor in Western Poland 

Lower Silesia is also one of the locations with very high potential. The region benefits from  proximity to Germany and the Czech Republic, access to the A4 motorway, a strong manufacturing  base, a large presence of international companies, and a developed warehouse market. 

In the first quarter of 2026, the Dolnośląskie region was among the four most active regions in  Poland in terms of warehouse demand. CBRE reported demand in the region at 255,000 sqm. 

Lower Silesia will grow primarily thanks to manufacturing, automotive, e-commerce, serving the  Czech and German markets, and the presence of large distribution centres. Its advantage is market  scale and maturity. A potential limitation may be stronger competition and higher saturation in the  best locations. 

Compared with Świecko, Lower Silesia is a more mature market. Świecko may, however, offer  greater relative growth potential, especially for companies focused on the Berlin-Brandenburg  direction and Western Poland. 

Central Poland and Łódź: still an important national hub 

Central Poland will remain one of the most important warehouse markets in the country. Its strength  lies in its central location, the intersection of the A1 and A2 motorways, and the ability to serve  nationwide distribution. 

The Łódź region is a natural choice for companies that want to serve the whole of Poland from one  central warehouse. According to AXI IMMO, occupier demand in the Łódzkie region reached 1.17  million sqm in 2025, the second-highest result in Poland. Demand in the region was dominated by  retail, logistics and distribution operators, and manufacturing.

By 2030, Central Poland will continue to grow, but its growth may have a different character than in  Świecko. Łódź and its surroundings will remain strong in national distribution. Świecko may be  strong in cross-border logistics and serving Germany. 

Upper Silesia: industry, manufacturing, and logistics 

Upper Silesia will remain one of the most important warehouse locations in Poland due to its  industrial base, manufacturing activity, dense urban network, access to labour, and position near  important road routes. 

The region will benefit from manufacturing, automotive, logistics for industry, domestic  distribution, and connections with the Czech Republic and Slovakia. It is a location with very large  scale and high liquidity. 

At the same time, Upper Silesia is already a mature market. Its further growth will depend on land  availability, infrastructure quality, labour costs, access to energy, and the ability to create modern  facilities that meet ESG requirements. 

Warsaw and urban logistics: selective but stable growth 

Warsaw and its surroundings will continue to grow, mainly in segments connected with urban  logistics, e-commerce, fast delivery, retail, and serving the largest consumer market in Poland. 

Warsaw has very strong demand, but also limited land availability and higher entry costs. This  means that growth will be more selective and concentrated in well-located urban facilities, last-mile  logistics, and locations close to major outbound routes. 

For investors, Warsaw remains a safe market, but not necessarily the market with the highest  percentage growth. The strongest growth potential may be visible in locations where the base is  lower and the logistics advantage is increasing. 

Ports and Northern Poland: import, export, and intermodal  growth 

By 2030, port locations will also grow. Gdańsk, Gdynia, Szczecin, and Świnoujście will benefit  from container handling, import, export, maritime logistics, intermodal transport, and the  development of port infrastructure. 

The Cape Pomerania project in Świnoujście is particularly important. According to the Ministry of  Infrastructure, it is planned to include, among other elements, a deep-water container terminal with  a 1.3 km quay and a handling capacity of 2 million TEU per year. 

This is also important for Western Poland. The development of the port in Świnoujście may  strengthen the entire western logistics corridor, especially in connection with serving Germany, the  Czech Republic, Slovakia, and Central Europe.

Eastern Poland: potential, but with higher risk 

Eastern Poland may also gain, especially thanks to the expansion of the A2 motorway, the S19  route, connections with Ukraine, and the role of Małaszewicze. Infrastructure development may  improve the attractiveness of the region and create new opportunities for logistics. 

At the same time, the eastern direction involves higher geopolitical risk. Proximity to Ukraine,  Belarus, and Russia may be both an opportunity and a limitation. For this reason, growth in Eastern  Poland by 2030 may be selective and dependent on international stability. 

In this respect, the western border of Poland has a more defensive character. It is based on trade  with Germany, integration with the EU, the A2 motorway, and serving a mature Western European  market. 

Why Świecko may benefit from nearshoring 

Nearshoring means relocating production, assembly, warehousing, and distribution closer to the  target market. For companies serving Germany, Poland, and Central Europe, a border location may  be very attractive. 

Świecko may benefit from nearshoring for several reasons: 

– it is close to Germany, 

– it has access to the A2 motorway, 

– it can serve Berlin and Brandenburg, 

– it is located on the Polish cost side, 

– it can act as a buffer warehouse location, 

– it is suitable for cross-border distribution, 

– it may be attractive for 3PL operators, 

– it can support e-commerce and returns,it may support light manufacturing and assembly. 

Cushman & Wakefield indicates that nearshoring of production supports additional demand for  warehouse space in Poland. The company also emphasises that Poland’s advantage comes not only  from its location, but also from the scale and quality of its infrastructure, access to ports, roads,  railways, intermodal terminals, energy, and ready investment land. 

This fits Western Poland very well. Location on the map alone is not enough, but location combined  with motorway access, proximity to Germany, and an available warehouse offer can be a strong  argument. 

How to measure the potential of a warehouse location by 2030 

The potential of a warehouse location should not be assessed only by its current stock. A large  market may already be highly saturated, while a smaller market may have stronger growth  dynamics.

In practice, it is worth analysing whether: 

– the location serves more than one market, 

– it has access to a motorway or expressway, 

– it is close to a border, 

– it has access to labour, 

– land and power are available, 

– demand comes from several industries, 

– it is attractive for 3PL operators, 

– it is suitable for e-commerce, 

– it can support returns logistics, 

– it makes sense for nearshoring, 

– it allows phased development. 

From this perspective, Świecko has several features that distinguish it from many other locations. It  does not compete only as a local warehouse market. It competes as a cross-border logistics point  between Poland and Germany. 

Which sectors may drive growth near the border? 

By 2030, growth in warehouse locations near the western border of Poland may be driven mainly  by: 

– 3PL operators, 

– e-commerce, 

– returns logistics, 

– cross-docking, 

– light manufacturing, 

– assembly, 

– spare parts distribution, 

– FMCG, 

– retail, 

– companies serving Germany, 

German companies looking for lower costs on the Polish side.

Polish companies expanding sales to Western Europe. 

For these sectors, rent levels are not the only factor. Delivery time, transport access, space  flexibility, and the ability to serve several markets from one location are also crucial. 

Risks of locations near the western border 

A reliable analysis should also show the risks. The western border of Poland and Świecko have  strong potential, but they are not without challenges. 

The main risks include: 

– a smaller local labour market than in large agglomerations, 

– the need to target cross-border tenants strongly, 

– competition from Poznań, Wrocław, and German locations, 

– partial dependence of demand on the German economy, 

– the need for strong technical and energy infrastructure, 

– the need for flexible warehouse design. 

This means that Świecko will not be the right location for every tenant. It will be particularly  attractive for companies that genuinely benefit from being close to the border and the A2 motorway. 

Why Świecko may rank highly by 2030 despite the risks 

Świecko may rank highly in a growth potential analysis because it has features that cannot be easily  replicated elsewhere. 

The German border cannot be moved. 

A second A2 axis cannot be created in the same location. 

The simultaneous proximity to Berlin, Frankfurt an der Oder, Poznań, and Western Poland cannot  be easily copied. 

There are not many locations that are on the Polish cost side while being so close to the German  market. 

This is why Świecko may be particularly interesting not as the largest warehouse market, but as a  specialist location: cross-border, defensive, and well aligned with trends expected to shape the  market by 2030. 

Key takeaways 

By 2030, the strongest warehouse locations may be those that combine infrastructure, demand,  market proximity, and the ability to serve several countries.

Western Poland has very strong arguments because it is close to Germany, Europe’s largest  economy and Poland’s key trading partner. 

Świecko may be one of the more interesting growth locations because it combines the German  border, the A2 motorway, proximity to Berlin, Poznań, and Frankfurt an der Oder, and the ability to  serve cross-border logistics. 

Poznań and Wielkopolska will remain a very strong market, which further strengthens the entire  western warehouse direction. 

Lower Silesia, Central Poland, Upper Silesia, and Warsaw will remain key locations, but their  growth may be more selective. 

Ports, including Szczecin-Świnoujście, will benefit from the development of container handling,  import, export, and intermodal transport. 

Eastern Poland has potential, but it is more dependent on the geopolitical situation. 

The most important locations will be those that are not only well located, but also ready in terms of  infrastructure, power, and planning. 

Gateway A2 in Świecko is an example of a project that fits trends related to cross-border logistics,  nearshoring, and serving the German market from the Polish side of the border. 

FAQ: which warehouse locations will grow the most by 2030? Which warehouse locations in Poland have the strongest potential by 2030? 

The strongest potential belongs to locations near major transport corridors, borders, large consumer  markets, and intermodal terminals. Western Poland, the A2 corridor, Poznań, Lower Silesia, Central  Poland, Upper Silesia, Warsaw, and port locations will be particularly important. 

Why may Western Poland grow faster? 

Western Poland benefits from proximity to Germany, the A2 motorway, the developed warehouse  markets of Wielkopolska and Lower Silesia, and the growing importance of nearshoring and cross border logistics. 

Can Świecko be a good warehouse location? 

Yes, especially for companies that want to serve Poland and Germany from one location. Świecko is  located on the German border, close to the A2 motorway, and may be attractive for 3PL operators,  e-commerce, cross-border distribution, and light manufacturing. 

Will Świecko become a larger market than Poznań or Wrocław? 

It does not need to become a larger market to have high growth potential. Poznań and Wrocław will  remain larger and more mature markets. Świecko may grow as a specialist cross-border location  with high development dynamics. 

Why is the A2 motorway important for the warehouse market?

The A2 connects the western border of Poland with Poznań, Łódź, Warsaw, and the eastern  direction. It is one of the most important transport corridors in Poland and supports both domestic  and international distribution. 

How does nearshoring affect warehouse locations? 

Nearshoring increases the importance of locations closer to end customers. Companies want to  shorten supply chains, respond faster to demand, and reduce logistics risk. This is why locations in  Poland, especially near the German border, may gain importance. 

Does Gateway A2 fit the trends expected by 2030? 

Yes. Gateway A2 in Świecko fits trends related to cross-border logistics, nearshoring, serving the  German market, and the development of the A2 corridor. The project may be interesting for  companies looking for warehouse space between Poland and Germany. 

Summary 

By 2030, the Polish warehouse market will develop more selectively than in the previous decade.  Not every location will grow at the same pace. The most important places will be those that  combine infrastructure, market access, proximity to borders, the ability to serve several countries,  and real tenant demand. 

The largest markets, such as Warsaw, Upper Silesia, Central Poland, Wrocław, and Poznań, will  remain very important. However, particularly interesting growth potential may be found near the  western border of Poland, especially in locations along the A2 corridor. 

Świecko is one example of such a location. It does not compete only through the scale of its  existing market, but through its strategic position. Proximity to Germany, access to the A2  motorway, the ability to serve Berlin, Poznań, and Frankfurt an der Oder, and the potential for  cross-border logistics mean that this location may gain importance by 2030. 

For companies looking for warehouse space to serve Poland, Germany, and Central Europe, it is  worth analysing the Gateway A2 offer in Świecko. 

More information about the project: 

https://gatewaya2.com – English version  

https://gatewaya2.de – Deutsche Fassung 

What comes next? 

Now that we have analysed which warehouse locations may grow the most by 2030, the next  natural question is: which warehouse development model is more profitable for investors and  tenants? 

In the next article in the series, we will analyse the topic: BTS or speculative warehouse — which  is more profitable?

We will compare both models in terms of cost, risk, delivery time, financing, commercialisation,  space flexibility, and investment security. We will look at when a build-to-suit warehouse may be  the better solution and when a speculative project in a strong location may be worth considering. 

Sources used in this article 

CBRE, “Stabilne zaplecze nowych inwestycji na rynku magazynowym”, data for the first quarter of  2026: 37.4 million sqm of stock, 1.46 million sqm under construction, 1.58 million sqm of demand,  and a vacancy rate of 7.3%. 

https://www.cbre.pl/insights/articles/stabilne-zaplecze-nowych-inwestycji-na-rynku-magazynowym

AXI IMMO, “Industrial & Logistics Market in Poland, Q1 2026”, data on gross take-up of 1.58  million sqm, 47% year-on-year demand growth, and the highest activity in the Mazowieckie,  Wielkopolskie, Dolnośląskie, and Łódzkie regions. 

https://www.axiimmo.com/en/reports-publication/strong-start-to-the-year-on-the-industrial-market with-a-clear-increase-in-new-leases-and-expansions/ 

Cushman & Wakefield, analysis of the Polish industrial and warehouse market, forecasts for further  stock growth, and the impact of nearshoring on additional demand. 

https://www.cushmanwakefield.com/en/poland/news/2025/01/industrial-market-is-relatively-young but-also-needs-optimisation 

Destatis, data on the importance of Germany as a trading partner for EU countries and Germany’s  share in Polish goods exports. 

https://www.destatis.de/Europa/EN/Topic/Foreign-trade/EU_tradingPartner_Germany.html

Ministry of Infrastructure, information about the A2 motorway, the Biała Podlaska-Świecko  connection, and the importance of the east-west corridor. 

https://www.gov.pl/web/infrastruktura/biala-podlaska-polaczona-z-warszawa-autostrada

Autostrada Wielkopolska, information about the A2 Świecko-Konin section as part of the TEN-T  network and a strategic Warsaw-Berlin corridor. 

Gateway A2, information about the project in Świecko, its location near the German border,  distances to Berlin, Frankfurt an der Oder, Poznań, and Warsaw, and planned warehouse and  logistics space. 

https://gatewaya2.com

Ministry of Infrastructure, information about the Cape Pomerania project in Świnoujście and the  planned handling capacity of the container terminal. 

https://www.gov.pl/web/infrastruktura/przyladek-pomerania–nowy-polski-port-zewnetrzny-w swinoujsciu