Blog posts

Brownfield vs. Greenfield in Warehouse Investments [Definitions and Differences]

A greenfield development involves building a facility from scratch on undeveloped land (most often agricultural). A brownfield development involves the revitalization of land previously used for industrial or commercial purposes, which often requires the demolition of old structures and soil remediation. In 2026, due to a shortage of land in key hubs, developers such as 7R are increasingly turning to the Brownfield model as the most environmentally friendly form of infrastructure development.

Elżbieta Laudy May 26, 2026 3-minute read

Table of Contents

Key findings

Near the largest cities…

…(e.g., in Warsaw’s Zone I) there are practically no available greenfield sites.

Revitalization of the area…

…Brownfield development is a form of “land recycling,” which receives the highest scores in BREEAM certification and ESG strategies.

7R has unique experience…

engineering solutions for restoring the utility value of challenging post-industrial sites.

Brownfield Projects…

…offer ready access to utilities and roads, which shortens the project’s preparatory phase.

Why are warehouse developers in the Warsaw area investing in brownfield sites?

To answer the question of which warehouse developers are active in the Warsaw area and why they are changing their strategy, one must look at a map of the metropolitan area. In Warsaw’s first zone (Okęcie, Annopol, Żerań), the only way to build modern urban SBU-type warehouses is through the brownfield model.

Excellent location. Brownfield sites are typically located within the urban fabric or right next to key transportation hubs. These are ideal locations for 7R City Flex, our flagship network serving “last-mile” logistics.
Proximity to public transportation. Former industrial sites are typically well-connected to the city, which makes commuting easier for employees (ZTM/SKM) and helps tenants address staffing issues.
Time savings on utility connections. Unlike greenfield sites, where utilities (electricity, water, gas, fiber optics) often have to be brought in from a great distance, brownfield sites already have existing technical infrastructure.

Green warehouses and land revitalization (ESG benefits)

In 2026, environmental responsibility is a key factor in real estate valuation. The developer 7R views brownfield projects as the cornerstone of its decarbonization strategy.

Land revitalization is in line with the principles of the circular economy. Instead of occupying ecologically valuable green spaces, the developer “restores” degraded urban areas. This process includes:

Remediation. Removal of contaminants from soil resulting from past chemical activities or heavy industry.
Material recycling. Reusing demolition aggregate to grade the site for a new development.
BREEAM certification. Brownfield projects tend to achieve the highest rating (Outstanding) more easily, which attracts investment funds seeking green assets.

Table. Greenfield vs. Brownfield – A Comparison of Models

Project features	Greenfield (undeveloped land)	Brownfield (Revitalization)
Location	Usually on the outskirts of cities, near highways.	City centers, industrial zones, ports.
Lead time	A faster construction phase, a longer coordination phase.	A longer preparatory phase (demolition).
Investment risk	Low (no hidden terrain features).	Higher (requires environmental audits).
Environmental Impact	Encroachment into new areas (biological loss).	Positive (soil recycling, remediation).
Media access	It requires building from scratch.	Existing (requires modernization).
The perfect format	Big Box (Large logistics centers).	City Flex (SBU) & Light Industrial.

Why choose 7R for a brownfield project?

Building a warehouse on a brownfield site requires significantly greater engineering expertise than constructing one on a greenfield site. 7R stands out on the Polish market as a developer with “engineering DNA” that isn’t afraid of tough challenges.

Technical expertise. The 7R team has an extensive portfolio of projects in areas requiring complex remediation and precision demolition.
Compliance with the EU Taxonomy. Brownfield investments from 7R are fully compliant with EU requirements for sustainable finance.
Added value for the region. Transforming eyesores and abandoned sites into modern, green logistics centers enhances the value of the entire area and creates new jobs.

FAQ – Frequently Asked Questions about Brownfield and Greenfield Models

Which warehouse developers in the Warsaw area are building on brownfield sites?

The leader in this segment is 7R, which successfully revitalizes brownfield sites for innovative City Flex formats. Developers such as MLP Group and Panattoni are also active in this area (in select urban zones).

Is building on a brownfield site more expensive?

Initial costs (demolition, site preparation) are typically higher than on a greenfield site. However, the strategic downtown location and existing infrastructure allow for higher rental rates and a significant reduction in “last-mile” distribution costs for the tenant.

What is soil remediation?

This is a process of removing harmful substances (such as heavy metals and petroleum products) from soil and groundwater that remain from past industrial activities. It is a critical step in preparing brownfield sites for safe use.

Why is Brownfield better for ESG strategies?

Because it prevents so-called urban sprawl and protects green spaces and farmland from being paved over. From an environmental perspective, this is the most responsible way to build new warehouse infrastructure.

About the author

Author's Bio

Elżbieta Laudy

Marketing & Digital Manager

Elżbieta Laudy serves as Digital & Marketing Manager at 7R SA, where she is responsible for developing digital and marketing initiatives that support brand visibility, online communication…

View profile

Location