Report – Łódzkie. Tailor‑Made. Analysis of the Warehouse and Industrial Sector in the Łódź Voivodeship, March 2026, the most recent publication provided by AXI IMMO Research department experts in the AXI IMMO real estate agency, the largest Polish consulting firm on the commercial real estate market in Poland.

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Łódzkie. Tailor‑Made – an analysis of the warehouse and industrial market in the Łódź region

The Łódź region continues to strengthen its position as one of the most important logistics hubs in Poland. According to the report by AXI IMMO, Poland’s largest commercial real estate advisory firm, that has been titled “Łódzkie. Tailor‑Made. Analysis of the Warehouse and Industrial Sector in the Łódź Voivodeship”, tenant demand in 2025 reached 1.17 million sqm (+17% y/y), marking the second‑highest result nationwide. Total stock exceeded 5.1 million sqm, while limited development activity caused new supply to fall to 216,000 sqm (‑37% y/y). At the same time, the vacancy rate followed a downward trend, declining by 2.7 pp year‑on‑year to 7% at the end of December 2025.

Demand driven by retail, logistics and manufacturing

The year 2025 in the Łódź region was marked by high tenant activity, with lease renewals accounting for 60% of total take‑up. Meanwhile, net demand (new leases and expansions) amounted to 475,000 sqm (‑4% y/y). The highest activity was recorded within Łódź itself, where new deals totalled 141,000 sqm. The structure of demand in the region remains stable, dominated by three economic sectors: retail (37.5%), logistics and distribution operators (36%), and manufacturing companies (23.5%).

Selective developer activity

As in most major warehouse markets in Poland, developer behaviour in the Łódź region became more cautious. In 2025, 216,000 sqm of new space was delivered (‑37% y/y). By the end of December, 189,000 sqm remained under construction, of which only 14.8% was speculative space not secured by pre‑lets. Several projects were put on hold due to previously elevated vacancy levels exceeding 10% for multiple quarters. However, the situation improved, with the vacancy rate falling to 7% at the end of 2025, and availability of large warehouse units above 20,000 sqm narrowing considerably. 

Stable rental levels and the region’s competitiveness

According to AXI IMMO’s Research Department, the Łódź region remains one of the most cost‑competitive logistics locations in Poland. In older schemes, headline rents ranged from EUR 3.60 to 4.20/sqm/month, while new developments commanded EUR 4.20–4.60/sqm/month. The lowest rents were achievable in Piotrków Trybunalski (EUR 3.1–3.7/sqm/month) and the highest within the administrative boundaries of Łódź (EUR 4.0–4.6/sqm/month).

 Expert’s comment

“The Łódź region has long served as one of Poland’s key logistics and distribution hubs. Its advantage stems primarily from its central location and excellent transport infrastructure, which enable efficient nationwide distribution. In 2025, we observed particularly high activity among companies serving the domestic market, which view the Łódź region as a natural base for building national logistics operations. In the coming years, demand may be further supported by the growth of the manufacturing sector and new infrastructure investments. Locations situated near the planned ‘Port Polska’ project will also gain strategic importance, potentially becoming a major driver of regional development in the longer term.” 

Hubert Wojtera, Director, Industrial & Logistics Agency, AXI IMMO
Hubert Wojtera AXI IMMO

Market outlook

AXI IMMO experts forecast that in 2026 the warehouse market in the Łódź Voivodeship will remain stable, with tenant demand largely driven by renewals of existing leases. At the same time, expansion plans by distribution companies and increased interest from the manufacturing sector – particularly firms seeking to separate production and storage functions – will contribute to additional growth potential.

About AXI IMMO

AXI IMMO offers comprehensive advisory services related to commercial real estate, including warehouse and office leasing and property management, real estate valuation, land acquisition, and sales. The firm also offers B2B and B2C supply chain management services. AXI IMMO’s greatest advantage is combining international business standards with deep local market knowledge.

AXI IMMO has received numerous awards, including Best Local Agency of the Year from 2012 to 2019 and 2021 in the CiJ Awards and Best Team in the Warehouse Sector in 2016–2017. In 2019 and 2023, the firm was the winner in the Local Agency category, and in 2024, it was named Advisor of the Year at the CEE Investment Awards. AXI IMMO was named Local Agent of the Year in 2023 and 2024 in the CEE region at the CEEQA awards. The firm’s most recent achievement is the title of Advisor of the Year in the Prime Property Prize 2024.

The AXI IMMO’s Research Department team at AXI IMMO conducts regular market analyses and provides reports and publications on the commercial real estate market.

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