Choosing the right warehouse in 2026 means looking beyond rent

Bucharest-Ilfov’s industrial and logistics market entered 2026 in a more balanced position, giving occupiers a broader range of options after two years in which limited availability significantly constrained negotiations.

Vacancy has increased towards 6%, new supply has accelerated compared with 2025, while headline rents remain broadly stable. For companies planning a relocation, expansion or consolidation, this creates a more favourable environment — but also makes the decision itself more complex.

According to CBRE Romania, selecting an industrial or logistics facility in 2026 should no longer start and end with the rent per square metre. Location, transport costs, access to labour, technical specifications, contractual flexibility and the time required to make a facility operational can have a much greater impact on a company’s performance over the full duration of a lease.

The result is a shift from simply finding available space to identifying the property that best supports the occupier’s operational model.

Total occupancy cost becomes the starting point

Rent is only one component of the cost of running a warehouse.

For occupiers evaluating facilities in Bucharest-Ilfov, CBRE recommends looking at the Total Cost of Occupancy, or TCO, which brings together the direct and indirect expenses generated by a location over the life of the lease.

Transport is one of the most important variables. Access to the A1, A2 or A0 corridors influences distribution costs, delivery times and the efficiency of inbound and outbound flows. A property with a slightly lower rent can ultimately become more expensive if its location adds kilometres, congestion or operational delays to the distribution network.

Labour can have a similar effect. Salary levels, commuting times, public transport connections and employee turnover all need to be considered before a location is selected.

Fit-out and automation requirements are another major component. Power capacity, floor specifications, loading infrastructure and the modifications required to accommodate a company’s processes can generate substantial capital expenditure and should therefore be evaluated before commercial terms are finalised.

Inflation-linked rent indexation, utilities, service charges and the financial impact of potential delays also need to be included in a long-term comparison between properties.

Available space, pre-lease or Build-to-Suit?

A more balanced market gives companies the opportunity to compare different delivery models rather than focusing only on existing vacant space.

Immediately available facilities are generally the most appropriate option when speed is the priority and operational requirements are relatively standard. They allow companies to become operational within a shorter timeframe and carry limited development risk.

Pre-lease projects provide more room for technical adaptation while still offering a shorter development period than a fully customised facility. They can be attractive for occupiers that have sufficient time to plan a relocation and want the building to reflect part of their operational requirements.

Build-to-Suit projects offer the highest level of customisation and can be particularly relevant for operations involving automation, temperature-controlled environments, cross-docking or significant power requirements. The trade-off is a longer implementation period and greater exposure to development and delivery risk.

For companies considering a relocation or expansion over the next 12 to 18 months, CBRE Romania recommends analysing these alternatives in parallel rather than deciding on a delivery model before understanding the complete market.

Location strategy is becoming increasingly important

Infrastructure development is also changing the range of options available to occupiers around Bucharest.

The A0 motorway is improving connectivity between existing logistics corridors and creating opportunities in areas that previously played a secondary role in the market. At the same time, ongoing motorway development elsewhere in Romania is gradually changing the country’s broader logistics geography.

“Romania is moving from a catch-up position to a connector,” said Răzvan Iorgu, Managing Director, CBRE Romania.

For occupiers, this means that location should be evaluated from an operational perspective rather than simply by measuring the distance to Bucharest.

Actual transit times, restrictions for heavy vehicles, employee access, proximity to labour pools and connections to the wider distribution network can all influence the long-term performance of a facility.

Technical due diligence can prevent long-term operational costs

A warehouse that works on paper can still generate problems once operations begin.

Before signing a lease, CBRE recommends verifying the technical specifications against the actual requirements of the business.

Clear height is particularly important for high-bay storage and automated systems, while floor loading capacity needs to match the type of goods and equipment used inside the facility.

Loading-dock configuration should be assessed against expected inbound and outbound volumes, and installed electrical capacity should be verified together with the possibility of future upgrades.

Other considerations include fire protection systems, unrestricted truck access, structural capacity for photovoltaic installations and the availability of separate metering for energy consumption.

The legal and technical documentation of the property should also be reviewed rather than assumed to be compliant.

These factors become particularly important for occupiers signing leases of five or ten years, where a technical limitation identified after moving in can create additional capital expenditure or operational inefficiencies throughout the contract.

Flexibility should be negotiated before it is needed

Space requirements rarely remain unchanged over the full duration of a long-term lease.

Expansion rights, partial subletting options and break clauses can therefore become as important as the initial rental terms.

An occupier expecting rapid growth may need priority rights over adjacent space. A company operating in a cyclical market may instead prioritise the ability to reduce its footprint or exit part of the contract under predefined conditions.

Fit-out contributions, rent-free periods, maintenance service levels and penalties for non-performance should also be clarified during negotiations and reflected explicitly in the lease.

The objective is not simply to obtain the lowest possible rent, but to create a contractual structure that remains compatible with the company’s operations as the business evolves.

Sustainability is now part of operational performance

Building efficiency has also become an increasingly important selection criterion.

International companies are incorporating ESG requirements throughout their supply chains, making certifications such as BREEAM or LEED increasingly relevant for logistics operators and industrial occupiers.

Energy-efficient lighting, photovoltaic systems, consumption monitoring and sub-metering can directly affect operating expenses during the lease period.

Before committing to a facility, occupiers should understand both the building’s environmental certification and its actual energy performance, including how consumption is measured and what infrastructure is already available for renewable energy.

A 90-day structure for occupiers preparing a move

CBRE Romania recommends approaching the search and negotiation process as a structured project rather than a sequence of individual property viewings.

During the first 30 days, companies should define their operational requirement in detail: required area, layout, loading docks, power capacity, implementation timetable and preferred logistics corridor. A TCO model should be developed at this stage so that future offers can be compared on the same basis.

During days 30 to 60, occupiers can evaluate the wider market, including publicly available properties, off-market options, pre-lease opportunities and Build-to-Suit alternatives. Technical and legal due diligence should run in parallel with the commercial comparison.

The final stage — approximately days 60 to 90 — focuses on negotiating the Letter of Intent and lease, incorporating flexibility provisions and technical specifications into the contractual documentation, followed by fit-out and relocation planning.

This process reduces the risk of allowing the headline rent or a short implementation deadline to determine a decision with operational consequences lasting several years.

From available inventory to operational strategy

CBRE Romania’s Industrial & Logistics occupier advisory approach is built around the operational requirements of the client rather than around a predefined portfolio of available properties.

The team evaluates the wider market — including existing facilities, pre-lease developments and Build-to-Suit opportunities — and combines property market data with analysis of infrastructure, labour, technical requirements and long-term logistics costs.

This distinction becomes particularly relevant in a market with more available options. Greater supply gives occupiers additional negotiating leverage, but the value of that flexibility depends on the ability to compare alternatives consistently.

For companies entering the market, relocating or expanding their operations, the objective is therefore not simply to secure a warehouse. It is to identify a property, location and contractual structure that support the company’s operational requirements throughout the entire lease period.