The logistics sector in Central and Eastern Europe is currently witnessing a significant trend: demand for high-specification, sustainable space is outstripping supply so rapidly that major projects are being fully committed before the first brick is even laid for their final phases. Lithuanian investment firm Eika Asset Management (EAM) has provided a definitive data point for this trend, announcing that the second part of Phase 1 at its Warsaw North Logistic Park is 100% leased, despite construction only having commenced in March 2026.
This milestone marks a significant success for Lithuanian corporate expansion into the Polish market. The project, situated near the strategic Modlin Airport, has secured international logistics player DEKA-TRANS Sp. z o.o. as its anchor tenant. The speed of this take-up—securing a five-year lease for over 10,000 square metres of space months before its scheduled completion in August 2026—serves as a powerful market signal. It suggests that for institutional investors, the ‘build it and they will come’ philosophy has shifted toward ‘they are waiting before it is built.’
The Significance of Pre-Construction Full Occupancy
The 100% occupancy rate achieved by EAM is not merely a internal success for the firm; it is a metric that illustrates the current heat of the North Warsaw sub-market. When a tenant like DEKA-TRANS, which already occupies 40% of the initial phase, chooses to expand further before the next phase is even habitable, it validates the specific geographic and qualitative choices made by the developers.
| Project Metric | Phase 1 (Current) | Total Project (Final) |
|---|---|---|
| Total Leasable Area | 38,000 sqm | 117,000 sqm |
| Total Investment | Over €25 million | Over €70 million |
| Land Footprint | 7.54 hectares | 23+ hectares |
| Occupancy Status | 100% Leased | Phased Development |
These figures prove that there is a concentrated appetite for ‘Grade A’ logistics space. However, it is important to note that this 100% occupancy does not necessarily prove a universal boom across all of Poland; rather, it highlights the premium placed on locations that offer immediate access to major transport arteries like the S7 motorway (Gdańsk–Warsaw) and air cargo hubs like Modlin.
Strategic Connectivity and Sustainability Standards
A primary driver for this rapid leasing is the project’s adherence to high environmental standards. The ‘Nowy Modlin’ project has achieved a BREEAM ‘Excellent’ certification, scoring particularly high in waste, water, and pollution management. For international tenants, these certifications are no longer ‘nice-to-have’ features but are essential for meeting corporate ESG (Environmental, Social, and Governance) targets.
The location serves as a critical node in the regional supply chain. By positioning the park near the S7 expressway, EAM has tapped into the primary corridor connecting Poland’s capital with its northern ports. The proximity to Modlin Airport adds a layer of multi-modal capability that is increasingly rare in saturated logistics markets closer to Warsaw’s city centre. This combination of sustainability and connectivity has allowed EAM to offer a product that remains competitive despite broader economic uncertainties in the Eurozone.
A Multi-Phase Vision for the Polish Logistics Corridor
The completion of Phase 1 is only the beginning of a much larger capital deployment. Eika Asset Management’s broader strategy involves a three-phase development that will eventually span 23 hectares and offer 117,000 square metres of leasable space. With a total projected investment exceeding €70 million, the firm is positioning itself as a major Lithuanian player in the Polish infrastructure landscape.
As the project moves toward its final stages, the focus will likely shift to whether the subsequent 79,000 square metres can maintain this level of pre-completion demand. While the current data is exceptionally positive, market analysts will be watching to see if the North Warsaw sub-market can absorb such a significant influx of new supply without a correction in rental growth. For now, EAM’s ability to secure long-term, five-year commitments before completion suggests that the ‘logistics momentum’ in this region is far from reaching its peak.
Source: ELTA
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