Key Factors in Logistics Leasing in 2026

1. Structural Transformation of the Sector

Logistics is undergoing an accelerated structural change, driven by digitalization, sustainability, and new consumer expectations. The sector, which accounts for nearly 5% of Spain's GDP, is being forced to innovate to overcome constant challenges in a volatile global environment. This transformation requires companies to rethink traditional models to build more collaborative, digital, and sustainable supply chains, where data and technology are key to anticipating demand and optimizing resources. Spain, due to its strategic geographical position, has become a key player in implementing innovative logistics solutions to compete in the European market.

2. Digitalization and Automation

Technological modernization is no longer an option. Demand is focused on warehouses ready for Logistics 4.0, equipped with infrastructure for robotization, automated picking systems, and connectivity for managing big data and the Internet of Things (IoT). Although there is a consensus on the need to invest, only 7% of companies consider themselves to have an advanced digital culture, which opens an opportunity for those who lead in adopting technologies like artificial intelligence to optimize routes, warehouse management systems (WMS), and full real-time traceability.

3. Sustainability as an Essential Requirement

Sustainability has shifted from a competitive advantage to a fundamental requirement demanded by regulators, customers, and investors. In Spain, the stock of warehouses with sustainability certifications like BREEAM or LEED has quadrupled in the last three years, exceeding 10 million square meters. Around 75% of these warehouses have BREEAM certification. This trend is driven by evidence that "green" buildings not only reduce energy consumption and carbon footprint but also increase asset value. In fact, a high percentage of logistics operators would be willing to pay higher rent for a certified sustainable warehouse. Investment in ESG (environmental, social, and governance criteria) is, therefore, a key factor for long-term competitiveness.

4. Proximity and Flexibility

The rise of e-commerce has skyrocketed the demand for agility and speed, establishing last-mile logistics as a critical factor. This translates into a growing need for urban warehouses and proximity centers to shorten delivery times. In markets like Madrid, demand is concentrated in the rings closest to the city, despite higher rents, due to their proximity to the end consumer. Models like "nearshoring" or using parking lots as urban micro-logistics hubs are gaining ground to optimize distribution with more sustainable vehicles. Flexibility is key, and operators are looking for spaces that allow for adaptable operations and personalized delivery options for the customer.

5. Specialization and Added Value Generation

The market demands logistics solutions that go beyond square meters, seeking spaces that offer personalized services adapted to specific sectors. Cold chain logistics is a clear example; in Spain, warehouses for refrigerated or frozen products represent just 2% of the total stock, highlighting a significant shortage compared to the growing demand from the food sector. Similarly, pharmaceutical and healthcare logistics require facilities with specific certifications, temperature control, and unit traceability to ensure compliance with strict regulations like Good Distribution Practices (GDP). The added value lies in offering comprehensive solutions that range from specialized storage to final distribution management.

6. Collaboration and Resilience

Geopolitical uncertainty and market volatility have highlighted the need to build resilient supply chains capable of anticipating, adapting to, and quickly recovering from disruptions. Resilience is no longer just about withstanding, but about responding with agility, minimizing the impact on operations. To achieve this, collaboration between owners, operators, and end customers is essential. Sharing real-time information and having full visibility of the supply chain allows for better planning and faster decision-making in unforeseen circumstances, which strengthens the stability of the entire system.

7. Regulatory Pressure and Constant Adaptation

The regulatory environment is increasingly demanding, driving the modernization of the logistics stock. A key factor is the new Regulation on Fire Safety in Industrial Establishments (RSCIEI 2025), which becomes mandatory from November 2025. This regulation updates safety criteria, raises the standards for fire load calculation, and requires more rigorous periodic inspections, which will force the adaptation of many existing warehouses and define the design of new constructions. This regulation, along with increasing environmental regulations, represents both an investment challenge and an opportunity to improve the quality and safety of the logistics stock, increasing its long-term appeal.

8. Strategic Approach to Leasing

The availability of a skilled workforce, electricity supply, and the functional design of the property are gaining weight in decision-making. With strong demand and a still-limited supply of modern warehouses in prime locations, forward-thinking tenants are prioritizing flexible, sustainable, and technologically prepared assets. Prime rents in Madrid and Barcelona remain stable, reflecting the high interest in quality assets. Adapting to these trends is not an option, but a necessity to attract and retain the most solvent and competitive operators.

With all this in mind, we summarize in this table the key factors along with our ranking of their importance when choosing a warehouse to lease for your company:

Ranking of Key Factors