Independent advisory on warehouse and logistics space in Poland - and across Europe
The opportunity
Ukrainian businesses are increasingly looking to Poland to operate from a stable base while continuing to supply Ukraine, as well as to serve customers in the European Union and hold buffer stock closer to source. Poland is the largest logistics market in Central and Eastern Europe, sits inside the EU single market, and still offers modern warehouse space, in the regions closest to Ukraine, that is available for immediate lease.
White Star Real Estate has created a dedicated advisory service to help Ukrainian companies navigate this market.
Why Poland, and why now
Lower occupancy cost
Effective rents in the eastern border regions are competitive: an estimated €3.50-3.95 per m²/month in Lublin, €3.75-4.75 in Rzeszów and €4.20-5.50 in Kraków. A service charge (OPEX) of roughly €0.9-1.7 per m²/month applies on top. Standard incentive packages of one to two months rent-free per year of lease term.
Space availability
Vacancy across the target regions gives occupiers real choice: Lubelskie 10.9%, Podkarpackie 5.3% and Małopolskie 2.6% at the end of 2025, with further supply arriving. Large Class A modules can still be secured rather than waited for.
Scale and market depth
Poland’s modern warehouse stock reached 36.58 million m², growing 6% year on year, with a further 1.79 million m² under construction. Roughly 2.31 million m² of that stock sits within the three regions closest to Ukraine.
EU market access
Poland is inside the EU single market, so goods sold to EU customers move without a customs border. Road, rail and seaport infrastructure - 5,466 km of high-speed roads, 45 intermodal terminals, four cargo ports and seven cargo airports - reaches much of Europe within 24 to 48 hours.
The three target regions
Our focus is on the Polish regions closest to Ukrainian customers - Lubelskie, Podkarpackie and Małopolskie - with the whole national market behind them when a requirement cannot be met in the east.
- Lublin (Lubelskie): 523,000 m² of modern stock, 10.9% vacancy, 217 km from Lviv, on the S17 corridor
- Rzeszów (Podkarpackie): 549,000 m² of modern stock, 5.3% vacancy, 170 km from Lviv and A4 access
- Kraków (Małopolskie): 24 million m² of modern stock, 2.6% vacancy, 330 km from Lviv on the A4
The S19 Via Carpatia route, together with the S12 and S17, links all three regions to the border crossings, to Warsaw and to the Baltic ports. The regions offer deep labour pools, stable power and normal insurance terms.
Poland and the Lviv region compared
- Rent: Poland €3.50-5.50 effective; Lviv region about $6.5 (~€5.57) per m² (Class A)
- Vacancy: Poland 2.6-10.9% by region; Lviv region 0.57%, with almost no Class A space available
- Modern stock: Poland 2.31 million m² across three regions; Lviv region approximately 484,000 m²
Summary: in the Lviv region, quality space is scarce and priced accordingly; in Poland’s target regions it is available today, on an effective basis that undercuts Ukrainian asking rents, with the same building able to serve EU customers.
Why White Star Real Estate
White Star Real Estate is a vertically integrated real estate group with thirty years of experience and one of the most comprehensive service offerings in Central and Eastern Europe. Advisory, technical, legal, fit-out and property management sit within one company, so a single team stays with the client from the first brief to the day they are operating.
Our reach is not limited to Poland. With a proven track record across European markets, we can support expansion or relocation to neighbouring countries.
What the client gets
- A team that knows both the Ukrainian and Polish markets
- One point of contact instead of approaching many landlords
- Advisory, technical, legal and fit-out under one roof
- Support in Ukrainian, Polish and English
- Independent comparison - we are not tied to a single owner
How we work
- Send us a brief. How much space, where, when, what specification and what budget. A short e-mail or call is enough.
- We audit the market. We approach landlords, developers and local agents across the border corridor and, where needed, the whole of Poland.
- You receive a shortlist. Comparable options with rent, service charge, incentives, technical fit and total occupancy cost, set out side by side.
- We execute. Viewings, heads of terms, lease negotiation, technical due diligence, fit-out and relocation.
Contact
White Star Real Estate - Ukraine Advisory Desk
Yaryna Zozulia - Country & Leasing Manager
Telephone: +48 502 428 693
E-mail: [email protected]
Volodymyr Lishchyshyn - Assistant
Telephone: +48 731 662 854 / +380 98 776 9363
E-mail: [email protected]
Office: ul. Zajęcza 2B, 00-351 Warsaw, Poland
Languages: Ukrainian · Polish · English
