Published on and written by Cyril Jarnias
Poland: A Strategic Hub for Industrial Real Estate
Poland, with its strategic position in Central Europe, has become an essential hub for industrial real estate, attracting investors from around the world. Indeed, the country offers not only competitive operational costs but also a rapidly expanding logistics infrastructure.
Special Economic Zones: Unique Opportunities
Particular attention should be paid to Special Economic Zones, these geographical areas benefiting from highly attractive tax and customs advantages, which represent unique opportunities for companies seeking to maximize their return on investment.
Good to Know:
Special Economic Zones in Poland often offer temporary tax exemptions and simplified customs procedures, making them preferred locations for international companies.
A Robust Economy and Skilled Workforce
With robust economic growth and a skilled labor market, Poland stands out as a prime destination for industries looking to establish themselves in the heart of Europe.
Discover in this article these Special Economic Zones that have become essential pillars of Polish industrial real estate.
Understanding Special Economic Zones in Poland
A Special Economic Zone is a designated geographical area within a country where companies benefit from tax, customs, and regulatory advantages to attract investment and stimulate economic development. Goods transiting through these zones are considered outside the national territory for customs purposes, meaning they can be imported, processed, and re-exported without being subject to usual taxes.
Differences with Other Economic Zones
- Special Economic Zones are distinguished from free trade zones or other special economic areas by their focus on industrial processing for export and a more advantageous tax and customs regime.
- Polish SEZs, for example, are legally defined with marked sectoral specialization (automotive industry, electronics, etc.) and typically cover a larger area than traditional free zones.
Main Tax and Customs Benefits
- Full or partial corporate tax exemption for several years
- Suspension or exemption from import duties for goods used in production
- Reduction or temporary elimination of certain employer social security contributions
- Simplified administrative procedures
Concrete Examples in Poland
| Special Economic Zone | Main Location | Sector Specialization |
|---|---|---|
| Katowice Special Economic Zone | Silesia | Automotive, Metallurgy |
| Wałbrzych Special Economic Zone | Lower Silesia | Electronics, Appliances |
| Łódź Special Economic Zone | Łódź | Textile, Logistics |
| Pomorska SEZ | Gdańsk/Gdynia | Port Logistics |
Eligibility Criteria
To benefit from Special Economic Zone status in Poland:
- Be a newly established company or making a significant investment in the relevant territory
- Demonstrate the creation of local jobs or technological modernization of the industrial site
- Comply with national standards regarding social matters (minimum wages), health and safety at work
- Invest a minimum amount determined by location (often lower in less developed regions)
Economic Impacts on Industrial Real Estate
Special Economic Zones have fueled an explosion in industrial real estate development since 2000. Between 2015 and 2022:
- The total stock of modern warehouses exceeded 20 million m².
- Vacancy rates remain historically low.
Yield Potential in Industrial Real Estate
Factors Influencing Yields
Tax and Economic Benefits:
- SEZs offer tax exemptions for several years (corporate income tax) for new investments.
- Facilitated access to “greenfield” and “brownfield” sites suitable for factories or logistics platforms.
- Additional regional financial incentives depending on location.
Current and Projected Demand:
- Demand for industrial space remains strong: in Q1 2025, gross take-up reached 1.1 million m² (+16% year-over-year).
- Lease renewals are increasing; speculative development is slowing but remains focused on customized solutions.
Market Trends:
- New supply has decreased (-20% year-over-year), stabilizing the market despite increased investor caution.
- Rents remain stable or slightly increasing in certain strategic locations.
Recent Statistics – Polish Industrial Zones
| Indicator | Value (2025) |
|---|---|
| Gross Take-up Q1 | 1.1 M m² |
| New Supply Delivered Q1 | 680,000 m² |
| Investment Volume Q1 | EUR 202 M (+47%) |
Note: The precise vacancy rate is not cited but remains low due to the gradual recovery in demand.
Infrastructure and Policy Impact
- Developed logistics infrastructure, particularly in areas near major highways (A2, A4) or close to German/Ukrainian borders. This significantly reduces operational costs for exporting companies.
- Incentive government policies, with increasing simplification of land law (major reform planned for late 2025 concerning urban planning), further enhance the attractiveness of the Polish industrial sector.
Concrete Examples of Successful Investments
International groups have massively invested in these zones:
- In the Kamienna Góra Special Economic Zone:
298 permits issued, 6.6 billion PLN invested, over 26,700 jobs created by various major manufacturing and logistics companies since its establishment. - The Starachowice zone is regularly ranked among those offering the highest satisfaction to European industrial investors.
Summary in List Form
- Extended tax exemptions
- Polish macroeconomic stability
- Strong industrial leasing demand
- Relatively low vacancy despite uncertain international context
- Efficient logistics via highway/multimodal networks
- Legislative reforms favoring investment
Key Takeaway:
SEZs in Poland offer a fiscally advantageous environment combined with strong industrial dynamics. The alignment between modern infrastructure, growing regulatory stability, and government support positions these zones as essential drivers of industrial real estate yields.
Good to Know:
The yield potential in Polish industrial real estate, particularly in Special Economic Zones, is significantly influenced by the dedicated tax and economic benefits in these regions. With a vacancy rate hovering around 5%, demand for industrial space remains high, supported by e-commerce growth and logistics infrastructure modernization. These zones offer tax incentives that reduce operational costs, thereby increasing attractiveness for investors. In terms of rental yields, 2023 averages were around 7% in these sectors. Companies like Panattoni Europe have clearly demonstrated the success of well-targeted investments through their expanding portfolio in Polish SEZs. Government policies favoring foreign investment, coupled with well-developed transportation networks, appear to further stimulate market dynamics, making these investments even more promising.
The Rise of Logistics Warehouses in Poland
The rise of logistics warehouses in Poland is supported by several economic and strategic factors, including:
- Central geographic position in Europe, facilitating East-West and North-South transit, thus attracting major logistics flows.
- Growing foreign investments, encouraged by Polish macroeconomic stability and the country’s membership in the group of developed economies.
- Government initiatives aimed at modernizing logistics infrastructure, improving road/rail connectivity, and facilitating access to European funds for sector development.
Table: Recent Data on the Polish Logistics Warehouse Market
| Indicator | Value Q1 2025 | Annual Change |
|---|---|---|
| Total Warehouse Stock | 35.3 million m² | +8% |
| New Supply (Q1) | 680,000 m² | –20% |
| Vacancy Rate | 8.5% | +0.3 pts |
| Sector Investments (Q1) | 202 million € | +47% |
Key market players include Panattoni, Prologis, GLP, and Hillwood. These developers now favor a qualitative approach with less speculative construction but more spaces tailored to users’ specific needs.
New Technologies Adopted
- Automated Warehouse Management Systems (WMS)
- Autonomous Mobile Robots for order picking
- IoT solutions to optimize the supply chain
- Green technologies: rooftop solar panels, intelligent LED lighting
The spectacular growth of e-commerce has significantly accelerated demand for modern logistics spaces. E-commerce players require facilities adapted for rapid distribution throughout Central Europe. This trend pushes investors to favor large hubs near major highway corridors.
Regions with Particularly Significant Growth
- Mazowieckie (Warsaw)
- Śląskie (Silesia)
- Łódzkie
- Dolnośląskie (Lower Silesia)
These regions concentrate the majority of projects currently under construction due to their optimal accessibility to national and international markets.
Sustainable growth in the sector is expected to continue, subject to stable economic policy in the face of persistent inflation.
Good to Know:
The rise of logistics warehouses in Poland is explained by its strategic geographic position at the heart of Europe, facilitating exchanges between East and West. With significant government support for logistics infrastructure development and increasing foreign investment, the country has seen notable growth in its logistics sector, with over a 10% increase in storage space since 2020. Among the main market players are companies like Panattoni and Prologis, which integrate advanced technologies such as automation and artificial intelligence to improve efficiency and reduce costs. Strong demand from e-commerce also fuels this expansion, particularly in regions like Mazovia Voivodeship and Silesia. These developments have helped strengthen Poland as a major logistics hub, offering modern and competitive solutions in an evolving European market.
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Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
