E-commerce establishes itself as one of the principal drivers of logistics demand
The expansion of e-commerce has generated growing requirements for logistics space throughout Europe and particularly in Spain. According to JLL, online sales grew by 7.1% in 2025, surpassing physical retail growth, whilst during the Christmas trading period they increased by 23%. This evolution continues to drive demand for warehouses, distribution centres and last-mile hubs.
Moreover, e-commerce growth is no longer confined to traditional categories such as fashion or electronics. The food, health and pharmaceutical sectors are gaining prominence, which increases the requirement for specialist facilities, including temperature-controlled logistics and urban rapid distribution platforms.
Greater space: operators' emerging requirement
The increase in product references (SKUs), returns management and the need to maintain inventory closer to the consumer are driving greater logistics floorspace requirements.
Logistics operators (3PLs), the principal beneficiaries of e-commerce growth, represented 45% of all logistics lettings activity in Spain during 2025.
Companies are now seeking:
- Large-scale platforms for regional storage.
- Warehouses equipped for automation.
- Cross-docking centres for rapid distribution.
- Facilities adapted to omnichannel operations.
The direct consequence is increased pressure on quality logistics assets and on Grade A warehouses, which accounted for 70% of lettings activity in Madrid and Catalonia during 2025.
Enhanced speed: logistics moves closer to the consumer
Consumer expectations have changed radically. Deliveries within 24 hours and even same-day have become a competitive standard.
This has triggered significant growth in demand for:
Last-mile warehouses
Located near major urban areas, enabling reduced delivery times and costs.
Metropolitan hubs
Medium-sized facilities intended to support urban operations.
Automated regional centres
Large platforms that consolidate stock and distribute to local networks.
According to JLL Research, our Market Research Department, heightened retailer activity has become one of the principal market drivers. In Madrid, for instance, retail led logistics lettings activity during the first quarter of 2026 with 39% of space let.
Emerging locations: the rise of second and third-tier markets
The lack of available logistics land in prime locations is prompting companies to extend their search radius.
Madrid: prominence of the third tier
In 2025, 53% of logistics lettings activity was concentrated in the third tier, with notable areas including:
These locations offer substantial floorspace, more competitive costs and capacity for next-generation developments.
Catalonia: growth towards second and third-tier markets
The scarcity of product in Barcelona's first tier is driving activity in locations such as:
During the first quarter of 2026, 94% of logistics lettings activity in Catalonia was concentrated between the second and third tiers.
Key data from the e-commerce-driven logistics market
Relevant indicators for companies seeking logistics warehouses
| Indicator | Madrid | Catalonia |
|---|---|---|
| Take-up 2025 | 1,157,000 sq m | 615,000 sq m |
| Take-up Q1 2026 | 323,000 sq m | 228,000 sq m |
| Prime rent Q1 2026 | €7.00/sq m/month | €9.25/sq m/month |
| Availability Q1 2026 | 9.7% | 3.2% |
| 3PL share of take-up 2025 | 45% Spain | 45% Spain |
| Online sales growth 2025 | +7.1% | +7.1% |
Source: JLL Research Q4 2025 and Q1 2026.
E-commerce accelerates demand for more modern warehouses
The digitalisation of supply chains is raising the technical requirements of assets.
Companies are increasingly seeking:
- Greater clear heights.
- Enhanced electrical capacity.
- Infrastructure equipped for automation.
- Environmental certifications.
- Spaces adapted to robotics and automated picking systems.
At JLL we further estimate that logistics automation in Europe will grow at an annual rate of 18.5% between 2024 and 2030, driving demand for technologically equipped assets.
What companies seeking warehouses to let should consider
Property strategy has become a competitive advantage within e-commerce.
Before letting a logistics warehouse, it is advisable to analyse:
Location
Not solely in terms of rental cost, but proximity to the end customer and available talent.
Scalability
Capacity for future growth without the need for frequent relocations.
Automation
The asset's readiness to incorporate new technologies.
Availability
Markets such as Barcelona present historically low availability levels, which necessitates planning with greater lead time.
In essence, e-commerce has long ceased to be merely a sales channel: it directly influences many aspects, including the redefinition of the Spanish logistics market. The requirement for greater space, faster deliveries and strategic locations is driving the transformation of distribution networks and elevating demand for modern logistics assets.
For companies seeking warehouses to let, the decision should no longer be based solely on square metres or rent. Location, technological capability, operational flexibility and preparation for future growth will be determining factors for competing in an environment where logistics has become a key component of the customer experience.
About the article
This article has been prepared using information from JLL Research, including the report "Logistics Market Dynamics Spain 4Q 2025" and the presentation "Spain Logistics Market Q1 2026", which analyse the evolution of lettings activity, rents, availability and the principal demand drivers of the Spanish logistics market. The data demonstrate how e-commerce growth, the rise of logistics operators (3PLs), product scarcity in certain locations and the requirement for more efficient distribution centres are transforming occupier decisions in Spain.
Our Expert
Pablo Fernández Gregorio is Head of Industrial & Logistics Leasing at JLL Spain and has extensive experience advising owners, investors and occupier companies on logistics and industrial transactions throughout the country. He leads the company's Industrial & Logistics Leasing division and actively participates in some of the most significant transactions in the Spanish logistics market.
For enquiries regarding the logistics market, expansion strategies or warehouse search:
inmuebles.jll.es/es-es/naves-industriales-y-logisticas-en-alquiler
