The Warmian-Masurian voivodeship, with Olsztyn as its main centre, is one of the smallest and most niche warehouse markets in the country. The market is dominated by local projects serving regional distribution, manufacturing companies, and businesses related to agriculture, processing, and logistics. Modern warehouses and halls are developed sporadically, and the expansion of logistics infrastructure is strengthening the region’s potential for BTS (build-to-suit) and SBU (Small Business Unit) investments.
In the first half of 2025, gross demand in the Warmian-Masurian voivodeship was among the lowest in Poland—amounting to just 2,000 sq m for new agreements and expansions, with no significant large lease transactions and no new big-box units. Developer activity was very limited; there were no major logistics projects under construction and new supply was zero. The market remains selective and reacts to the individual needs of regional operators.
At the end of June 2025, the vacancy rate stood at 0%—a result of the highest absorption of new and existing space in the region and very limited supply. In practice, this means every new project is carried out solely on a pre-let or BTS basis, and immediate leasing availability is marginal.
Quoted rents for modern warehouses and halls range from €4.20 to €4.50/sq m/month, while older properties are around €4.00/sq m/month.
Tenants in Warmińsko-Mazurskie are mainly manufacturing, processing, FMCG distribution, and food sector companies, as well as operators handling local distribution. Demand is selective and depends largely on the development of road infrastructure and the conditions for local logistics, as well as goods exports to Baltic and north-eastern European countries.
The above data is sourced from the AXI IMMO report ‘Warehouse Market in Poland H1 2025’.