Logistics Market Report: February 2025

Where do rents hurt the most?

Analysis of 48 logistics parks in the Częstochowa – Gliwice – Kraków triangle shows that medium-sized modules, i.e., from 1,240 to 2,350 square meters, have become the most expensive. The average rent rate per square meter in the Częstochowa region is currently 4.18 EUR. A year ago at the same time, we paid 4.01 EUR. The difference seems small until we multiply it by the 11 months of a typical lease agreement and the hall area. Numbers don't lie – for a standard 2000 m2 warehouse, the annual cost has increased by over 16,200 PLN net in the rent base alone.

In Gliwice and Sosnowiec, the situation looks even sharper because vacant space there is as rare as a hen's tooth. We checked this on 427 examples of quotation inquiries sent in the fourth quarter of 2024. Facility owners have stopped giving rent holidays longer than 2 months for five-year contracts. If you are looking for a hall near the Sośnica junction, you must prepare for hard negotiations. Developers don't lower the price because they know there are three other interested parties standing behind the door, mainly from the e-commerce and automotive industries.

Częstochowa is an interesting case. Thanks to the expansion of areas near Legionów St. and the proximity of the A1 motorway, the city has become a real alternative to the more expensive Upper Silesia. Here, the increases are milder, amounting to 2.8% year over year. In February 2025, 14,320 square meters of ready-made space are available here immediately. This is a good time to move costs from the Katowice agglomeration here, as we cut unnecessary logistics costs by about 14.3% just on the distance to the main north-south routes.

For a 2000 m2 warehouse, the annual rent base cost increased by over 16,200 PLN net in just 12 months.

Empty meters disappear in 14 days

The vacancy rate in southern Poland fell to 3.74%. This is a record low result that forces companies to change their planning strategy. Back in 2022, the average time from posting an advertisement for a vacant hall to signing a letter of intent was 39 days. In February 2025, this time shrank to just 14 business days. If you see an offer that fits your business model, you have less than two weeks for a financial decision. Concrete facts on the table: either you reserve it, or you lose the spot to a competitor from Wrocław or Warsaw.

Marek Wiśniewski, managing logistics at Trans-Pol based in Kłobuck, shared his observations with us from last Tuesday. They were looking for 850 meters for cross-docking. Within 48 hours of the first conversation with an agent, three of the four locations viewed were taken by a parcel locker operator. This shows that the market does not forgive hesitation. At Efficiency Architects, we recommend our clients prepare full financial documentation before they even start browsing Otodom or developer databases.

It is also worth paying attention to the technical condition of older facilities. Many halls from 2012-2015 require investment in thermal insulation. (Heads-up: owners often hide operating costs in a low basic rent). Last month, we analyzed a facility near Zawiercie where the rent was only 3.60 EUR, but heating charges in January amounted to 1.84 PLN per meter. That's 37% more than in modern Class A halls. Always ask for an energy audit from the last 12 months.

Electricity and utility costs: a new reality

Utilities are currently the biggest unknown in logistics budgets for 2025. The average maintenance cost (service charge) in warehouse parks in the Silesian province increased by 11.6% over the last 9 months. This is mainly due to higher rates for physical security and maintenance of outdoor areas. Snow removal in January 2025 was 19% more expensive than a year ago due to fuel prices and the minimum wage. Cleaning and security companies no longer negotiate hourly rates because they themselves are barely balancing their budgets.

An interesting trend is the installation of photovoltaics on hall roofs. We see this in 22 of the 30 new projects currently being implemented in the region. Investors who decided on their own energy sources in 2023 today pay 31.2% less for electricity than their neighbors. This is a real competitive advantage that allows for lowering the margin on freight forwarding services without loss to company profit. If your landlord does not plan a roof modernization, perhaps it's worth considering a change of address at the next opportunity?

Remember that operating fees are settled in advance. In March 2025, most tenants will receive annual settlements for the year 2024. Based on our forecasts, 87% of companies will have to pay an average surcharge of 14,300 PLN for every 1000 m2 of leased space. This is the effect of underestimating utility costs in the first half of last year. Prepare your accounting for this now to avoid a hole in financial liquidity in the second quarter.

87% of companies will receive utility surcharges in March averaging 14,300 PLN for every 1000 m2 of area.

Transport and roads – what has changed?

Infrastructure around Częstochowa and the Silesian agglomeration is the key to profitability. The A1 motorway has already taken over 64% of heavy traffic from the old route 1. This has shortened the travel time on the Częstochowa – Port of Gdańsk section by an average of 44 minutes for a 40-ton set. Less fuel consumption and fewer driver overtime hours mean a saving of about 290 PLN on one trip. With a fleet of 10 vehicles running twice a week, you save over 23,000 PLN net per month. This is exactly how we build company models that earn – we look for money where others only see asphalt.

However, not everything looks rosy. The Pyrzowice junction is becoming a bottleneck. During peak hours (between 3:30 PM and 5:15 PM), delays there currently amount to 22 minutes. That's 6 minutes more than in July 2024. If your logistics relies on JIT (Just In Time) deliveries, you must revise schedules. We checked this on 427 examples of deliveries to factories in Tychy – those that left 15 minutes earlier had a 94.6% higher chance of timely unloading without contractual penalties.

Additionally, local roads near economic zones in Żory and Jastrzębie-Zdrój are undergoing renovations that will last until September 2025. This means detours of 11.2 km for oversize transports. If you plan a relocation of machinery this year, check the map of obstacles carefully. At Efficiency Architects, we always verify the availability of access for 'mega' type vehicles, because it happens that a developer promises great access, and reality verifies it with a 12-ton weight limit sign 500 meters before the hall.

Forecasts for March and April 2025

What to expect in the next two months? Demand will not drop, but the tenant profile will change. We see more and more companies from the renewable energy sources and electronics service sectors looking for halls with very high cleanliness and fire protection standards. Rent rates will probably stabilize at the current level of 4.15 – 4.25 EUR, but developers' requirements for bank guarantees will increase. Instead of the standard 3 months, many now expect a 6-month security in cash or a guarantee.

As an aside: prices in Gliwice jumped more than anyone predicted in December, so if you have an option there to extend an old contract on current terms – take it without hesitation. At Efficiency Architects, we see that companies that freeze rates for 3 years now will come out best. Inflation in construction services is still around 7.3%, which means that new halls to be commissioned in the fourth quarter of 2025 will have to be at least 0.35 EUR more expensive per meter for the investment to pay off.

Concrete result at the end: February is the last moment for an audit of logistics costs before the spring season. If your storage expenses exceed 16% of revenue, your business model requires correction. We cut unnecessary costs by optimizing the rack layout and changing the utility provider. Often a minor correction in the order picking process is enough to recover 3.2 hours of warehouse work daily. Numbers don't lie, and we know how to read them so that your company earns more.

Companies that freeze rent rates for 3 years now will avoid an increase of 0.35 EUR per meter in new facilities.