New normality in the domestic warehouse market: hybrid supply chains and more disciplined developments

By: Trademagazin Date: 2025. 09. 10. 11:22

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The Hungarian warehouse market has been transformed after the coronavirus pandemic, and a new normal has now emerged, writes Világgazdaság, based on a statement by Ajtony Koppány Bíró, Secretary General of the Association of Hungarian Logistics Service Centers. During the pandemic, many manufacturers set up warehouses near their sites to avoid disruptions to global supply chains. Some of these have remained and are still operating today as part of the so-called nearshoring models.

In the second quarter of 2025, the total modern industrial-logistics stock amounted to 5.84 million square meters, of which 3.86 million are located in the capital and 1.98 million in the countryside. Although capacity has expanded through transfers, occupancy rates have deteriorated: the vacancy rate in Budapest has increased to 13.4 percent, and nationwide to 12.5 percent. At the same time, tenant demand reached 201.7 thousand square meters, an annual increase of 7 percent.

The market is splitting in two: modern, energy-efficient and well-located halls remain in demand, while vacancies are increasing in older buildings. Multi-tenant, smaller-unit designs are becoming more common, as are the advancement of e-commerce and last-mile logistics functions.

The decline in industrial production (-4.4% in the first quarter of the year) is holding back demand, but the growing role of rural centers – such as Debrecen, Győr, Kecskemét or Szeged – is bringing new opportunities. According to Bíró, the Hungarian warehouse market is driven by the structural demands of hybrid supply chains, nearshoring and e-commerce, while higher vacancies require a more disciplined development strategy.