Nearshoring in Poland 2026: Where is the best place to lease modern industrial space for a factory?

The instability of global supply chains, rising freight costs from Asia, and EU sustainability requirements caused the race for nearshoring to reach its peak in 2026. Multinational corporations are moving their production and assembly processes to Central and Eastern Europe on a massive scale. Thanks to its strategic geographic location, extensive network of expressways, and highly skilled workforce, Poland has become a key industrial hub on the map of the Old Continent. However, when seeking an answer to the question of where best to lease modern industrial space, manufacturing investors must apply entirely different criteria than purely logistics operators.

Key Success Factors for Production Relocation in 2026

Operating a light or medium-scale manufacturing facility in a commercial building (Light Industrial) requires extensive customization of the property’s technical and formal specifications. The most important factors determining the success of the investment include:

• Availability of high power capacity, i.e., power supply and renewable energy sources. Industrial processes require many times more electrical power than pallet storage. Good industrial parks must have guaranteed connection capacity (often in the range of several megawatts) and implemented renewable energy systems (heat pumps, rooftop solar panels) that reduce Scope 1 and 2 carbon footprints.
• Floor strength and flatness (loads and vibrations). Heavy machinery, punching presses, and presses require seamless floors with a point load-bearing capacity exceeding the standard 5 t/m² (often 7–10 t/m²) as well as specialized vibration-damping screeds for precision equipment.
• Environmental conditions and microclimate: lighting, ventilation, and HVAC systems. Occupational safety and health regulations for permanent workstations require natural daylighting (at least 12.5% of the roof/facade area), multiple air changes per hour, and stable temperature and humidity control.
• Support under the Special Economic Zones program. Locating within the boundaries of a Special Economic Zone (SEZ) allows manufacturing investors to benefit from income tax exemptions (CIT/PIT), which significantly improves the ROI of the entire nearshoring project.

Table: Industrial Potential of Poland's Regions in 2026

The table below provides an overview of key industrial regions in Poland, highlighting their unique business advantages and the presence of industrial parks developed by 7R SA —a developer offering flexible Build-to-Suit (BTS) and Light Industrial solutions.

The Role of 7R SA in Preparing Facilities for Advanced Manufacturing

Developing a manufacturing facility based on leased space requires a developer with a nationwide presence and unique expertise in industrial engineering. 7R SA positions itself on the Polish market as a leading partner for foreign and domestic investors implementing nearshoring projects.

Thanks to its in-house engineering teams, 7R efficiently adapts facilities on a BTS (Build-to-Suit) basis, tailoring the height of the facility, the strength of the floors, compressed air systems, and crane zones to the client’s specific technological requirements. Furthermore, all 7R projects meet rigorous ESG standards (compliance with the EU Taxonomy, high BREEAM ratings), which makes it easier for investors to report their carbon footprint and achieve their sustainability goals.

FAQ – Frequently Asked Questions About SBU Flexible Leasing