First class Nadarzyn

Even though Segro was among the Eurobuild Awards winners for the first time, the British developer should be particularly congratulated on its strong showing. With an average of 4.15 points out of 5, Segro Logistics Park Warsaw, Nadarzyn left its competition trailing in its wake. Its scores were higher than all the other parks in fifteen out of twenty-two of the questions, while it came second six times.

The park in Nadarzyn only failed to score (or strictly speaking, received negative points) for its lack of a railway siding. However, this did not prevent it from coming out on top, because it outdid the rest of the field in all other respects and this is also not the most important factor for tenants. We know this from the survey carried out by Millward Brown to determine the winner. According to the questionnaire, the most important criteria for tenants are: the rent level (77.6 pct), the location (73.5 pct) and the technical standard of the building (53.1 pct). It so happened that the complex received excellent scores in all three of these categories, and also earned many points for its access to public transport as well as its managerial staff, its infrastructure, the quality of the buildings, the car park, the security service, the quality of the offices, the activities of the management, the rents and its value for money.

When asked to what extent the park fulfilled its current tenants’ requirements, they awarded it with as many as 4.25/5 points – a highly enviable mark considering that the average for all the warehousing complexes in the survey was 2.01 points. For the final question, whether tenants would opt to lease their space again if they had to decide now – as many as 100 pct of the respondents said yes. And what better recommendation could there be?

Simple story

The history of the park in Nadarzyn goes back to 2007, when Segro purchased a site of more than 30 ha from Liebrecht & Wood. The UK-based investor’s aim was to build a park called Tulipan Park Warszawa on the site, app. 5 km from Warsaw’s city limits. The first stage was the largest hall of the project – the 50,000 sqm building A, along al. Katowicka (part of national road no. 8). The construction work started at the end of 2008, and the warehouse came into operation as early as March 2009. It was 90 pct leased after just six months, to such tenants as Logwin Air+Ocean Poland, which still operates from the building today. It is currently the second largest tenant of the park, occupying 12,000 sqm. The largest tenant is Żabka, which has taken up the entire 24,000 sqm of the second hall, building B. This was a BTS warehouse constructed in 2013 according to the detailed instructions of the client. “The warehouses include special zones for storing a variety of products, with particular care being taken for the most delicate goods, such as vegetables, fruit and pharmaceuticals. An advanced temperature control system has been installed in these areas,” explains Waldemar Wilczak, Segro’s regional director.

A year later the developer rebranded the project – from Tulipan Park to Segro Logistics Park Warsaw, as part of a wider programme to unify the names of all the properties in Segro’s Central and Eastern European portfolio.

The final milestone for the project was the construction of the third and final building to date, which was launched in the spring of 2015. An area of almost 5,000 sqm was leased by Rhenus Data Office Polska for its warehousing purposes together with office and rest and refreshment facilities. At the end of 2016, the building was extended by another 15,000 sqm, 8,000 sqm of which was pre-leased by Sanpol, with 7,000 sqm being built speculatively. “Since then the hall has become fully leased,” says Waldemar Witczak.

Eco-friendly, too

The new section of building C, which covers almost 15,000 sqm, was awarded a BREEAM certificate with a rating of ‘Very Good’ in 2017. “The score of 63.9 pct is the best achieved by any warehouse facility in Poland so far,” boasts Waldemar Witczak. Its consumption of electricity has been reduced by around 30 pct by using the DALI intelligent system for managing LED lighting – when there are no people in a particular aisle the lighting is automatically dimmed and eventually turned off. Water consumption has also been lowered by 10 pct through the use of valves to regulate how much water is used in the office building. Secondary meters have also been installed to continuously monitor the consumption of such utilities. The management of the construction waste was also awarded top marks – as high as 80 pct. This involved its monitoring, segregation and recycling. The office section has been constructed out of materials with a low VOC content. “We have also created the right infrastructure, such as prioritising parking spaces to those who use car sharing to get to work,” claims Waldemar Witczak.

And why is the complex unique for Segro? This is the first park the company developed near the capital city (its first phase was built in the second year and third year of Segro’s activities in Poland). It is also the only park in the region that the British investor has built for itself independently from scratch.

Segro Logistics Park Warsaw, Nadarzyn
• Launch of construction: 2008
• Area: 101,400 sqm in three buildings
• Eventual planned area: 161,300 sqm
• Key tenants: Żabka (24,000 sqm), Logwin Air & Ocean (12,000 sqm), Sanpol (8,300 sqm), Omnires (5,200 sqm), Rhenus Data Office Polska (5,000 sqm), NNR Global Logistics (4,000 sqm)
• Developer: Segro
• Manager: Segro
• Owner: Segro