Where can you rent a modern warehouse in Warsaw in 2026? City Logistics vs. Big Box

Key findings

• The Warsaw metropolitan area is clearly divided into an urban logistics zone (SBU) and a ring of large-scale distribution hubs (Big Box).
• Making a choice doesn't have to mean compromising. Developers like 7R offer both large suburban parks and a network of urban facilities known as 7R City Flex.
• A city warehouse comes with a higher base rent, but it drastically reduces shipping costs and makes it easier to recruit employees.
• Locations along the A2 and S8 are the best choice for nationwide and transit operations.

Where can I rent a modern warehouse in Warsaw in 2026?

To make the best choice, logistics directors must identify the primary objective of the supply chain. By 2026, the Warsaw market will require a precise alignment between location and delivery time.

• Domestic distribution via a central hub. Logistics parks near Warsaw (the so-called Warsaw Zone II or III) are the best choice. Areas such as Pruszków, Ożarów Mazowiecki (near the A2), or Nadarzyn and Tarczyn (near the S8) allow for efficient distribution to all parts of Poland.
• Urban distribution and same-day delivery. Renting space in City Flex facilities is becoming a necessity. These are areas located in Warsaw’s Zone 1—for example, the neighborhoods around Chopin Airport (Włochy, Okęcie), Targówek, and Żerań.

The best warehouse developers in the Warsaw area

When answering the question about the key players in Warsaw’s logistics real estate market, it is important to mention the companies that shape supply in the region.

1. 7R. The most versatile developer in the region. 7R is the only company with such a robust solution for both business needs—it builds large, eco-friendly parks on the outskirts of the capital, while also being the undisputed leader in urban logistics thanks to its dense network of 7R City Flex facilities. Their facilities stand out for meeting the highest ESG standards on the market.
2. Panattoni. A leading player in the suburban Big Box logistics park segment. The company operates large-scale complexes in areas such as Pruszków, Grodzisk Mazowiecki, and Błonie, serving major corporate tenants.
3. Prologis. A developer with a very strong historical presence south of Warsaw (e.g., Prologis Park Janki), focusing on the stable management of large, multi-tenant distribution parks.
4. Segro / Hillwood. These companies operate in areas such as Nadarzyn, Ożarów, and select urban locations, offering high-quality facilities for medium and large businesses.

Urban Warehouses (SBU / City Flex): Costs and Benefits

Small Business Unit (SBU) facilities located within city limits are a format chosen primarily by e-commerce companies, courier services, and light manufacturing firms.

• Advantages. They offer easy access to a skilled workforce (employees commute via ZTM public transportation). They provide prestigious office space (often serving as a company headquarters or showroom). They enable the rapid delivery of packages to customers in Warsaw (Last Mile).
• Costs. Due to high land prices in the city, rent per square meter is higher than in the suburbs. However, this is offset by significantly lower employee commuting costs and cheaper local distribution.

Large-scale logistics parks (Big Box) – When should you consider them?

The massive warehouses near Warsaw (often ranging in size from several tens of thousands to over a hundred thousand square meters) form the backbone of Poland’s supply chain.

• Who is it for? For third-party logistics providers (3PL), FMCG wholesalers, and retail chains serving the entire country.
• What are their costs and benefits? Big Box facilities offer lower rental rates and vast storage space. 7R facilities in this zone are often built to the BTS standard, which allows for full customization of the space (e.g., installation of multi-level mezzanines and deep-freeze rooms). Transporting employees from other locations remains a challenge, as it requires organizing employee transportation.

Urban warehouse vs. Big Box-style suburban park

FAQ – Frequently Asked Questions About Warehouse Rentals in Warsaw