Poland Small cities growing in importance

Poland's logistics and industrial property market is entering a new phase of growth, with development spreading well beyond the country's biggest cities. For years, investment and occupier demand centred on the main metropolitan areas and key transport corridors. Now, regional cities with good transport links, competitive operating costs, strong labour pools and room for expansion are increasingly attracting attention.

The 'Beyond the Hubs' report was created to identify which medium-sized cities offer the strongest prospects for logistics, warehousing and manufacturing. It focuses on cities with populations of roughly 100,000 to 400,000 that sit outside Poland's main logistics hubs and largest warehouse markets.

The top ten are: Szczecin, Rzeszów, Białystok, Zielona Góra, Lublin, Bydgoszcz, Opole, Kielce, Bielsko-Biała, and Koszalin

According to the report, medium-sized cities are no longer playing second fiddle to Poland's major logistics markets. Businesses are increasingly assessing them as strategic locations, weighing up access to skilled workers, operating costs, scope for expansion and proximity to customers and suppliers.

At Accolade, this is a trend we've backed since entering the Polish market. We've been investing outside the biggest cities for years, developing modern industrial and logistics facilities in places that, until recently, many companies wouldn't have considered. 'Beyond the Hubs' shows that the potential of these cities is now backed by hard data, not just investor instinct.
Joanna Sinkiewicz, managing director of Accolade Poland

Labour market: it's no longer just about lower costs

The report also includes a labour market analysis prepared with Michael Page, looking at workforce availability, wage pressure, regional competitiveness and the supply of talent for logistics and manufacturing.

The right location depends on a company's operating model. Some cities are better suited to light manufacturing and warehousing, others to advanced technical operations, while others work best for regional logistics, distribution or serving overseas markets. The regions' competitive edge is no longer simply lower labour costs. Access to technical skills, the ability to attract and relocate talent, infrastructure quality, automation potential and long-term staff retention are becoming just as important.
Marta Kozak, senior executive manager at Michael Page

The top three: Szczecin, Rzeszów and Białystok

Szczecin claimed first place with a score of 7.77. Its combination of seaport access, proximity to Germany and well-developed logistics infrastructure makes it a key hub for international trade, cross-border logistics and Baltic supply chains. Its manufacturing sector, offshore industries and wider maritime economy further strengthen its position.

Rzeszów finished second with 7.07. The city stands out for its strong industrial base, engineering expertise and growing role in nearshoring. It also benefits from the Aviation Valley aerospace cluster and its strategic location on the Via Carpatia transport corridor, close to the Ukrainian border.

Białystok took third place with 6.06. As the largest economic centre in north-eastern Poland, it is steadily building its profile as a destination for logistics, distribution and manufacturing. While the local warehouse market is still relatively small, it offers plenty of room for future growth.

Data is playing a bigger role in location decisions

Warehouse market data for the report was supplied by REDD, whose analysts argue that evaluating medium-sized cities requires a far more detailed approach than simply looking at the country's major logistics regions.

Poland's warehouse market has become more complex and much more selective. Companies can no longer base location decisions solely on historical trends or a region's reputation. They need detailed data on available space, vacancy rates, occupier activity and market dynamics at city level – and often down to individual buildings or units. That's particularly important in emerging markets, where conditions can change much faster than quarterly reports suggest.
Krzysztof Foks, head of research at REDD

Different routes to regional success

The rest of the top ten demonstrates that there is no single formula for success.

Zielona Góra, in fourth place, benefits from its proximity to Germany and western Poland's role as a manufacturing and export base. Lublin, fifth, combines a strong economy and university sector with significant potential for further warehouse development. Sixth-placed Bydgoszcz offers a mature market, a stable business environment and an excellent location for distribution across northern Poland.

The ranking also includes Opole (7th), which sits between Wrocław, Upper Silesia and Germany; Kielce (8th), a natural distribution hub for south-central Poland; Bielsko-Biała (9th), known for its industrial expertise and advanced manufacturing base; and Koszalin (10th), which has the potential to become an important regional logistics and business centre for Central Pomerania.

Cities to watch

The report also highlights several rising locations worth keeping an eye on.

Gorzów Wielkopolski is well placed to strengthen its role in cross-border trade with Germany. Częstochowa benefits from its location close to southern Poland's industrial heartland and could become increasingly attractive to manufacturers and logistics operators. Toruń is also expected to gain momentum thanks to its position on the country's north–south transport corridor and its complementary economic relationship with neighbouring Bydgoszcz.