2026-07-01-莱坊-Warehouse_market_Upper_Silesia_Q1_2026_4页_962kb

Warehouse Market Summary: Upper Silesia, Q1 2026

Core Content

Upper Silesia is one of Poland's most significant industrial and logistics markets, ranking second after Warsaw. The region's strong market position is supported by its well-developed transport infrastructure, favorable conditions for manufacturing and distribution, and strategic location near key European markets such as the Czech Republic, Germany, and Slovakia. These factors continue to make Upper Silesia a crucial logistics hub in Poland and Central Europe.

Key Market Statistics

• Existing warehouse stock: 6.3 million square meters
• New supply in Q1 2026: 100,000 square meters
• Supply under construction: 215,000 square meters
• Take-up in Q1 2026: 180,000 square meters
• Vacancy rate at the end of Q1 2026: 8.4% (up 1.6 percentage points year-on-year)

Lease Terms and Rents

• Standard lease terms: Typically include a rent-free period of 1–1.5 months per year of the lease term.
• Asking rents for warehouse space: EUR 4.00–6.00 per square meter per month.
• Asking rents for office space: EUR 10.00–12.50 per square meter per month.
• Service charges for warehouse space: PLN 4.00–7.00 per square meter per month.

Supply and Demand Trends

• Warehouse supply in Upper Silesia increased by over 7% annually.

• In Q1 2026, developers delivered 100,000 square meters of modern warehouse space, a 13% decline compared to the same period in 2025, but a fivefold increase compared to the previous quarter.

• The largest completions in Q1 2026 were:

  • 36,200 sq m at EQT Exeter Gliwice
  • 33,800 sq m at Panattoni Park Sosnowiec V
  • Two warehouses at CTPark Zabrze totaling 23,100 sq m

• As of the end of Q1 2026, approximately 220,000 sq m of warehouse space was under construction, representing a 20% decrease compared to the same period in 2025.

• The largest development underway was Booster Zabrze by LemonTree, with a total area of 58,000 sq m.

• Pre-let agreements: 35% of the space under construction had been secured, indicating developers' confidence in market growth.

Leasing Activity

• Total leasing activity in Q1 2026 reached 180,000 sq m, a decline of over 20% year-on-year.

• New leases accounted for 58% of total take-up, lease renewals for 25%, and expansions for 17%.

• The largest leasing transactions in Q1 2026 included:

  • 28,000 sq m new lease at EQT Exeter Gliwice
  • 21,600 sq m lease renewal at Segro Logistics Park Gliwice
  • 19,900 sq m new lease at Park Ruda Śląska

• The vacancy rate increased to 8.4%, driven by softer occupier demand and continued supply of new warehouse space.

Top 5 Warehouse Destinations (by existing stock)

1. Sosnowiec South: 650,000 sq m
2. Gliwice South: 510,000 sq m
3. Ruda Śląska: 430,000 sq m
4. Zabrze: 390,000 sq m
5. Gliwice: 320,000 sq m

Economic Context

• Population of Śląskie Voivodeship: 4.3 million
• Voivodeship area: 12,334 square kilometers
• Average monthly salary (enterprise sector): PLN 9,400 (gross)
• Unemployment rate: 4.9%
• Average monthly salary (transportation and storage sector): PLN 9,200 (gross)

Transport Infrastructure

• Highways: 250 km of A1 and A4 highways
• Expressways: 130 km of S1, S52, and S86 expressways

Contact Information

• Knight Frank Poland
  • Phone: +48 22 596 50 50
  • Website: www.KnightFrank.com.pl

Team Contacts

• CEO: Charles Taylor – charles.taylor@pl.knightfrank.com
• Research: Dorota Lachowska – dorota.lachowska@pl.knightfrank.com
• Industrial Agency: Michał Królik – michal.krolik@pl.knightfrank.com
• Capital Markets: Michał Grabara – michal.grabara@pl.knightfrank.com
• Valuation & Advisory: Małgorzata Krzystek – malgorzata.krzystek@pl.knightfrank.com

About Knight Frank Research

Knight Frank Poland is a leading research team in the Polish commercial real estate market, providing strategic consulting, forecasting, and consultancy services to a wide range of clients, including developers, investment funds, financial institutions, and private individuals. Their reports are tailored to specific needs and are available quarterly, covering all sectors of the commercial market in major Polish cities and regions.