PHOENIX Pharma Polska Extends Lease at SEGRO Logistics Park Warsaw, Pruszków

PHOENIX Pharma Polska has extended its lease at SEGRO Logistics Park Warsaw, Pruszków, keeping the pharmaceutical distributor at a facility it has occupied since 2007, SEGRO announced Sept. 22, 2026.

The tenant retains 8,635 square meters of warehouse space and approximately 700 square meters of office and social facilities — roughly 9,335 square meters in total — at the park located at the Pruszków interchange of the A2 motorway, about 25 kilometers from central Warsaw.

A Long-Standing Pharmaceutical Logistics Partnership

PHOENIX Pharma Polska first established operations at the Pruszków park in 2007. In 2015, the company expanded its footprint and the facility was adapted to meet the operational requirements of a pharmaceutical wholesaler, including controlled storage conditions, security and regulatory compliance. The current lease extension represents the next stage in that relationship.

PHOENIX Pharma Polska is part of PHOENIX Group, one of the largest pharmaceutical distributors in Europe, with more than 200 distribution centers across 29 countries. The group supplies pharmacies, hospitals and other healthcare providers, and also provides logistics, distribution and transport services to pharmaceutical manufacturers.

"In pharmaceutical distribution, reliability, safety and appropriate storage conditions for products are of paramount importance," said Izabela Kubisiak, CEO, PHOENIX Pharma Polska. "SEGRO Logistics Park Warsaw, Pruszków meets these requirements whilst also providing convenient access to the Warsaw metropolitan area and major transport routes. We value our cooperation with SEGRO to date and look forward to continuing it."

About SEGRO Logistics Park Warsaw, Pruszków

The park offers more than 69,000 square meters of warehouse space at ul. Południowa 2, 05-850 Ołtarzew, Poland. The complex features 73 loading docks, approximately 10 meters of clear height, and a 12-meter-by-22.5-meter column grid. On-site infrastructure includes wide internal roads, maneuvering areas, car parks and 24-hour security.

The Pruszków location provides access to both the Warsaw metropolitan area and the A2 motorway, a primary east-west transport corridor. For a pharmaceutical distributor serving Poland's largest urban market, the site's proximity to Warsaw reduces delivery times and supports service-level requirements across the healthcare supply chain.

"The pharmaceutical sector places particularly high demands on warehouse property," said Bartosz Michalski, Director, Logistics, Poland, SEGRO. "We are therefore delighted to have the trust of PHOENIX Pharma Polska, which has been operating and expanding its business at SEGRO Logistics Park Warsaw, Pruszków, for many years. The extension of the lease confirms our ability to create solutions that meet the needs of companies operating in highly regulated and specialised sectors."

Market Context: Tightening Vacancy in Polish Logistics

The renewal comes as Poland's warehouse market has shifted toward tighter availability in established logistics nodes. Poland's warehouse vacancy rate stood at 6.6% at the end of the second quarter of 2026, down 0.7 percentage points quarter over quarter and 1.6 percentage points year over year, while first-half take-up reached approximately 3.31 million square meters. The Warsaw region was particularly constrained at the end of 2025, with vacancy at approximately 4.3%, annual take-up of 1.4 million square meters and existing stock of about 7.2 million square meters.

Asking rents for big-box logistics facilities in the Warsaw area ranged from approximately €3.80 to €5.00 per square meter per month, with city-logistics schemes commanding €5.00 to €7.50 per square meter per month. In that environment, retaining a purpose-adapted facility in an established suburban Warsaw corridor can be more operationally practical for a pharmaceutical distributor than competing for new space or absorbing the cost and risk of relocation.

Lease renewals have been a defining feature of Polish warehouse demand. Renegotiations accounted for 3.46 million square meters, or 52% of total warehouse demand, in 2025, reflecting a broader occupier strategy of securing continuity in well-located, specification-appropriate buildings.

SEGRO's Asset Management Strategy

The Pruszków renewal is consistent with SEGRO's wider approach to retaining customers within its existing portfolio. The company — a UK Real Estate Investment Trust listed on the London Stock Exchange and Euronext Paris — owns, manages and develops warehousing, industrial property and data centers across the United Kingdom and seven other European countries, with a portfolio of 10.9 million square meters. In 2025, SEGRO reported £99 million of new contracted rent commitments, including £66 million from leasing and reversion in the existing portfolio. Like-for-like net rental income increased 6.0% that year, group occupancy rose 90 basis points to 94.9%, and customer retention at break or expiry improved to 82%.

Founded in 1920, SEGRO operates across major European cities and key transport hubs, serving retailers, manufacturers, logistics providers and technology companies.

Sources

SEGRO — PHOENIX Pharma Polska continues its partnership with SEGRO in Pruszków (Sept. 22, 2026)