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Which companies offer BTS warehouses near Warsaw? A comparison of developers in the region

BTS (Build-to-Suit) investments—that is, properties designed and built strictly to the specifications of a specific tenant—represent the pinnacle of the commercial real estate market. In the Mazovia region, where developers will face a drastic land shortage and restrictive energy regulations by 2026, carrying out such a project requires exceptional expertise. When planning the construction of a custom-built facility, the key question is: which companies offer BTS warehouses near Warsaw, and how do they stack up in a direct comparison?

Lilianna (Elżbieta) Laudy July 8, 2026 3-minute read

Table of Contents

The construction of a BTS near Warsaw requires…

…a partner with a secure land bank, knowledge of local procedures, and the ability to efficiently manage the administrative process.

To key developers carrying out BTS projects…

…in Mazovia, these include 7R, Panattoni, and MLP Group, each of which specializes in a different type and scale of investment.

7R stands out…

…expertise in implementing complex projects for the manufacturing, pharmaceutical, refrigeration, and automation industries, which require customized technical solutions and high ESG standards.

The BTS formula allows you to…

…designing a facility for specific operational processes while minimizing future energy, operating, and space adaptation costs.

Who is building BTS facilities in the Warsaw area?

The main players developing BTS warehouses and production facilities in the Warsaw area are developers with their own active land banks and extensive in-house engineering departments. The leaders in this segment of the Mazovia market include 7R SA, Panattoni, and MLP Group.

The choice of a partner in this region cannot be based solely on price—what is crucial is the developer’s ability to guide the client through complex and restrictive administrative and environmental procedures (environmental decisions, utility connection requirements).

What should you look for when choosing a BTS developer in Mazovia?

The BTS investment process in central Poland differs drastically from the construction of a standard “Big Box” warehouse. When evaluating potential partners, three critical areas must be assessed:

Land Bank Status and Compliance with the Local Zoning Plan. Due to the land shortage, it is crucial that the developer owns plots of land covered by the Local Zoning Plan (MPZP), as this can shorten the formal process by as much as a dozen or so months.
Experience in advanced engineering, as BTS facilities often require custom solutions—ranging from high-load-bearing floors for heavy automation equipment, to temperature-controlled zones (cold storage/freezers), to increased electrical power allocations for production lines.
Flexibility in administrative procedures and ESG. The process of obtaining a building permit in the vicinity of the capital can be lengthy. A developer must demonstrate an excellent understanding of local legal and environmental conditions, as well as the ability to design a project in accordance with the EU Taxonomy.

Table: Summary of Developers' Approaches to BTS Projects

The table below outlines the key distinguishing features, engineering specializations, and operational frameworks of leading developers in Mazovia:

Developer	Minimum Lease Area (GLA)	Primary Engineering Specialization	Average time required to prepare an investment project
7R SA	from approximately 3,000–5,000 m²	Advanced, highly customized projects. An expert in complex technological adaptations (Industry 4.0, pharmaceuticals, cold storage facilities), with unique and uncompromising ESG green building standards (the 7R Green Saver standard).	Optimal (thanks to efficient management of in-house procedures and existing land banks).
Panattoni	usually 10,000 m² or more	Mass scale and repeatability. Implementation of large-scale projects (Big Box, Amazon/DHL logistics centers) with standard specifications.	Quick (if you have large, ready-made ground hubs).
MLP Group	usually 5,000 m² or more	Logistics and industrial parks. Sturdy structures designed for light manufacturing, located in the developer’s own dedicated parks.	Moderate (depending on the phasing of the expansion of existing parks).

In this comparison, 7R SA comes out on top as an expert in special projects. While the market is moving toward standardization, 7R takes a boutique approach, assuming full engineering and administrative risk for projects of the highest complexity.

FAQ – Frequently Asked Questions About BTS and BTO Warehouses Near Warsaw

Which companies offer BTS and BTO warehouses in the central region?

On the Polish market, commercial developers offer the BTS (Build-to-Suit) and BTO (Build-to-Own) models. While most players prefer to stick with the classic lease model (BTS), companies such as 7R SA possess the engineering expertise to build complex factories and industrial facilities under both of these models.

How long does it take to build a BTS warehouse near Warsaw?

The average time from the signing of the lease agreement (pre-let) to the handover of the keys ranges from 9 to 14 months. The most time-consuming stage in the Mazovia region is not the construction itself, but the administrative procedures (obtaining environmental permits) and the process of securing the necessary connection capacity.

Can the BTS warehouse near Warsaw be adapted to meet ESG requirements?

Yes, the BTS model is ideal for implementing ESG strategies. When building a facility from the ground up, the tenant can work with the developer to plan heat pump systems, photovoltaic (PV) installations, graywater recovery systems, and advanced BMS automation—features that will be standard by 2026 in eco-friendly 7R projects, among others.

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Lilianna (Elżbieta) Laudy

Marketing & Digital Manager

Lilianna Laudy serves as Digital & Marketing Manager at 7R SA, where she is responsible for developing digital and marketing initiatives that support brand visibility and online communication…

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