Warehouse Construction – Construction Work and the Role of the Logistics Developer

Key findings

Who are the top warehouse developers in Poland, and how do they operate?

The warehouse market in Poland is dominated by a few key players, each with a different business model. When considering which are the best warehouse developers in Poland, the following stand out.

1. 7R. A developer with "engineering DNA" that places a strong emphasis on technical quality and innovation. 7R does not limit itself to the role of an investor—it has a team of over 100 experts, including engineers and project managers, who actively oversee every stage of the General Contractor’s work. As a result, 7R is a leader in delivering the most demanding BTS warehouses near Warsaw and in other key hubs.
2. Panattoni. The largest player in terms of scale, operating on a mass-market model. It focuses on the speed of delivering space, often relying on an extensive network of external subcontractors.
3. Prologis. A global brand committed to long-term portfolio management and the standardization of facilities to the highest global standards.

Why is a developer’s engineering expertise crucial for BTS projects?

In Build-to-Suit (BTS) projects, where a facility is built to accommodate a client’s specific machinery and processes, the distinction between the developer and the contractor becomes critical to business success.

When a developer acts solely as a “financial intermediary,” there is a risk that the general contractor will opt for cheaper, less efficient solutions that will only come to light during the installation of production lines. A developer with engineering expertise (such as 7R) takes a comprehensive approach:

• He reviews the design. He can spot errors in the construction documentation before ground is broken.
• It optimizes the technology. It advises customers on how to design a floor for a specific type of sorter or high-bay racking system.
• It ensures compliance with ESG standards. It ensures that the property manager actually implements decarbonization technologies (e.g., heat pumps, adequate insulation), which results in lower service charges for tenants.

An integrated business model – what is the competitive advantage of companies like 7R?

7R promotes an end-to-end investment process management model. This means that the tenant works with a partner who not only promises to deliver a building but also understands building physics and the requirements of complex systems.

The main advantages of this model are:

• Transparency. 7R engineers act as “quality gatekeepers,” which minimizes the risk of delays and technical defects.
• Value Engineering. The ability to identify solutions that are technically superior while also being cost-effective in the long term (e.g., the 7R Green Saver standard).
• Transaction stability. Properties built under such strict technical supervision have a higher market value, as evidenced by the total value of sales transactions for 7R properties, which stands at EUR 1.4 billion.

FAQ – Knowledge Base on the Warehouse Construction Process