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Polish Logistics Going Places: an Interview with Szymon Ostrowski in Poland Weekly

Sylwia Ziemacka from Poland Weekly magazine talked to Szymon Ostrowski, Managing Director at Newport Logistics Fund.

2022 was record breaking for warehouse real estate in Poland, with 4.4 million sq m completed, the best result in the sector’s history.  This means 42 proc. more facilities built compared to 2021. 52 proc. of space was rented by logistics companies, 15 proc. by commercial networks and 10 proc. e-commerce and production. It seems that the demand side is still strong as companies want to make their supply chains more efficient. What does this all mean for Poland?

We met recently at Mipim in Cannes. I think that’s the best place to gain insights from around Europe. Where are we now as Europe in terms of the logistics market and what are the forecasts?

Generally, logistics are doing very well in Poland and also across Europe. There is high demand for logistics space, which together with insufficient supply, creates opportunity for developers. Logistics is a very interesting part of real estate because this is something that you can build very quickly compared to other assets. In the case of warehouses, we are talking about six to nine months. Logistics, similar to other real estate assets, provides a stable fixed income for investors, who are the final owners that buy and hold the assets. However, even more importantly, logistics is doing very well in these challenging times. On the one hand the current situation is demanding due to geopolitics, high inflation and interest rates. But on the other hand, there are also opportunities for logistics and warehouses, because among other things the war has created supply chain issues that, in turn, have driven demand for more warehouse space. Also worth keeping in mind is the situation with COVID. I know we claim to live in a world where COVID is gone, but the consequences are still with us.The Zero-Covid policy in China was just recently terminated, but supply chains are not back to the previous stage and they won’t get back there soon.

Then we need to mention the biggest contributor to this growth and why logistics and warehouses are so interesting, and that is e-commerce, which grew significantly during COVID and is still growing, although slower. And as we have changed the way we do shopping, the e-commerce part will stay with us forever. Although it’s not growing as fast as it was during the pandemic, it is still growing 15-18 proc. on an annual basis. And this requires more modern warehouses.

Can we come back to the disruption in the supply chain and nearshoring trend that has had an impact on our market? Or is expected to have an impact.
For many years we were discussing this topic, but we didn’t see any projects. Now we can actually see that with COVID, which really hit supply chain lines, and the war, which affected it even more, the trend of nearshoring is becoming real. And it’s not about closing factories in China, but about building a new factory closer to the market where you are selling the product. Poland, Central Eastern Europe, or generally Europe is an attractive place. It might be slightly more expensive in terms of workforce, but on the other hand, it’s much closer to the customer and you don’t have this element of uncertainty and issue of transport, logistics and the supply chain.

Being closer to almost 450 million customers is something that is important. In this regard it’s not only about Poland or CEE but the whole of Europe?
The statistics show quite a big speed up in the investment in Europe and Poland is a dark horse in this race. At the Newport Logistics Fund, we are looking for investments across the whole of Europe. We are a Luxembourg-based fund focusing only on the full investment cycle related to development of warehouses in Europe.
In the nutshell we are buying land with permits, building the warehouses, leasing them out, and then finally selling to a final institutional investor. In a record-breaking time of 10 months, we have raised over €50 million and also invested all the proceeds into three projects located in: London, Amsterdam and Zgierz. The first project is in central Poland, the second in Amsterdam’s Almere district and the third is in London, close to Heathrow Airport. Currently, we are working on a second fund, which will be €100 million and we will be looking at assets in Western Europe with a focus on France, Spain, Germany, UK and Belgium, among others. It is important to understand that investors are also looking at diversification and we can provide them not only geographical diversification, but also asset diversification. That’s why telling an investor you will have four assets in one country compared to having four assets across four countries makes a difference from an investment point of view. It’s a very interesting and wise way to do business because spreading risk is always good, as diversification is important.

But if you also add rental levels, construction costs and so on, what’s the balance when looking at Poland versus Western Europe?
I think we can say that in Poland and CEE, land is very cheap compared to Western Europe. Rents in Poland are going up, last year by 20-30 proc., but they are still 60 proc. lower than in Western Europe. On the other hand, supply and demand are more or less the same. So there is a huge need for modern warehouses in Western Europe. It is also very important to remember that a warehouse built 15-20 years ago doesn’t fit the expectations of many clients or tenants.

You mean ESG criteria?
Yes, 20 years ago nobody knew what ESG was. Today it’s different. Even in terms of all the technical elements – 20 years ago they did not exist. That’s why we are also looking for brownfield projects. Actually in our project in London, we acquired a piece of land with two warehouses, which we are taking down and building
a modern warehouse. Why are we doing it? Because we can get even more rent from it. Because it will be a modern warehouse.

The pressure for ESG is growing – is it coming mainly from the investors’ side or also the tenants’ side?
Without a doubt. Something that at the beginning was more of a marketing idea, became a reality. The European Union made a huge effort to launch its taxonomy and put ESG high up the agenda. Today it is also almost impossible to get bank financing or insurance for a project that is not in line with ESG.
So both perspectives are important, including requirements from tenants who also have their own shareholders. And their shareholders are asking about ESG, how green you are. The same with investors. On top of this, I think it’s important to understand that ESG is not a problem. It’s a solution by paying lower bills and contributing to the road to net zero. Energy or water efficiency, etc. is an important element, especially today with extremely high energy prices. Being energy efficient, having solar panels, having water containers, having all those things in place, makes sense because at the end of the day, the bill is lower. So, in a way, the whole ecosystem is expecting it. It’s much more developed in Western Europe, but is already coming very strongly to Poland. It’s a good thing to do to help the planet and, of course, there is a business effect as well. You will be more successful in renting a high standard warehouse. So it means it will be easier to sell, which means it will be easier and quicker to give back money to investors. And that’s the whole idea.

What are your forecasts for Poland?
For many years, Poland has been and will be a very good place for investing in logistics, in warehouses, etc, because of its proximity to Western Europe, its very good highways and infrastructure, etc.. Also when the war started, there was a huge trend of friendshoring. A lot of companies from Ukraine have moved their operations to Poland. Also the flow of supply, including military, which is going through Poland, has really boosted the market. A growth in terms of logistics and warehouses, especially in the eastern part of Poland has been noticed. I don’t want to say that before the eastern part of Poland was neglected, but for many years it was not really developing as there was no real need there. Because at the end of the day, we need to remember that everybody is building where there is the demand and demand creates supply. But now due to the war and future reconstruction of Ukraine, the eastern part of Poland is gaining momentum in logistics and warehouses. That’s without a doubt. Once the war ends, and we all wish it will end as soon as possible, this area will flourish because of the need to get money, equipment, etc. in to rebuild Ukraine.

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Newport Logistics Fund II was established and starts fundraising EUR 100 million.

Newport Logistics Fund II, a fund investing in full cycle related to development of warehouses in Europe, was established in Luxembourg as an investment company. Second fund is looking to raise 100 million EUR for further investments in Western Europe.

On the 30^th of March 2023 Newport Logistics Fund II S.C.A., SICAV-RAIF was established in Luxembourg as an investment company.

The fund is looking to raise 100 million EUR that will be invested into the full investment cycle related to the construction and commercialisation of various types of warehouse properties. The fund will focus its activities on investments in Western Europe where projects in the UK, Germany, Belgium, Spain and Sweden are currently being analysed.

“Our strategy assumes financing the construction of modern warehouses and logistics facilities in Europe based on the diversification of assets and their location in order to provide best returns for our investors” – said Szymon Ostrowski, Managing Director of the Fund.

All industrial facilities financed by Newport Logistics Fund are situated in strategic locations across Europe.

Newport Logistics Fund I – fundraising and investments completed

It only took 10 months for the first fund to raise EUR 50 million from investors located in Western Europe, Poland, the USA and Dubai. The money gathered has already been fully invested in three projects located in Amsterdam, London and Zgierz (central Poland) offering investors a diversified asset portfolio.

The first project financed is a distribution centre in Almere near Amsterdam covering 23,400 sq m which will be delivered at the beginning of 2024. The second investment is in the West London area, a short distance from one of the largest airports in the world – Heathrow and will cover 7,500 sq m, which will provide excellent service for last mile logistics and efficiently reach the London population. The last project is located in central Poland, near Zgierz, off the A2 motorway, connecting, among others Warsaw with Berlin. The investment covers two buildings with a total area of 33,500 sq m.

High ecological standard – requirement for financing

Newport Logistics Fund’s key investment criterion is high standard sustainable construction which ensures that the facilities meet the ESG goals of both customers and users. Therefore, each project will undergo BREEAM certification.

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Newport Logistics Fund raised EUR 50 million from investors.

Newport Logistics Fund, a fund investing in warehouse properties in Europe, raised EUR 50 million as part of its first fund. Currently, work is underway to launch a second fund worth EUR 100 million.

It only took 10 months for the fund to raise EUR 50 million from investors located in Western Europe, Poland, the USA and Dubai. The money gathered has already been fully invested in three projects located in London, Amsterdam and Zgierz (central Poland) thus offering a diversified asset portfolio.

Currently, work is underway to launch Fund II, which, after registration at the beginning of the second quarter of 2023, will start the process of raising EUR 100 million. Projects in the UK, Germany, Belgium, Spain and Sweden are currently being analysed.

"Our strategy assumes financing the construction of modern warehouses and logistics facilities in Europe based on the diversification of assets and their location" – said Szymon Ostrowski, Managing Director of the Fund.

All industrial facilities financed by Newport Logistics Fund are situated in strategic locations across Europe.

The first project financed by Newport Logistics Fund is a distribution centre at the Stichtsekant Business Park in Almere near Amsterdam covering 23,400 sq m which will be delivered at the beginning of 2024. The investment will be located directly off the A27 motorway, only 30 km from Amsterdam and Utrecht. You can reach Schiphol Airport and the Port in Amsterdam in about 30 minutes. The distribution centre will have the capability of  servicing one larger tenant and several smaller ones with a minimum area of

lease covering 3,700 sq m.

The second investment is in the West London area, a short distance from one of the largest airports in the world - Heathrow, near junction 14 of the M25 motorway. Newport Logistics Fund is financing the construction of a 7,500 sq m facility, which will provide excellent service for last mile logistics and efficiently reach the London population. It will be an important investment for a region where a modern industrial area is lacking.

The last project is located in central Poland, near Zgierz, off the A2 motorway, connecting, among others Warsaw with Berlin. The investment covers two buildings with a total area of 33,500 sq m. The first of them will be completed in this quarter, and DPD - one of the largest courier companies in Europe - will benefit from a 6,300 sq m hall. The cross-dock building will include one of the company's largest and most modern sorters in the country. Office and social facilities will also be available to the tenant.

High ecological standard - requirement for financing

Newport Logistics Fund’s key investment criterion is high standard sustainable construction which ensures that the facilities meet the ESG goals of both customers and users. Therefore, each project will undergo BREEAM certification.

The roof of Amsterdam project will be entirely covered with solar panels. The facility will get a high level of BREEAM certification.

The facility in London is a brownfield investment. The implementation on the recovered post -industrial site perfectly fits into the closed circulation economy. The investment will also be equipped with photovoltaic panels and will undergo BREEAM certification at the Excellent level with EPC A assessment.

The warehouse in Central Poland will be equipped with a number of balanced solutions - including Photovoltaic installation and electric car charging stations. It will be certified by the BREEAM method at the Excellent level.

Further expansion in Western Europe

Newport, after successful financing of two investments in Western Europe: London and Amsterdam, is already planning further projects in this part of the continent. At the beginning of the second quarter of 2023, it is planned to launch a second fund, which plans to raise EUR 100 million from investors to finance subsequent industrial projects in Western Europe.

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Santander Bank Polska S.A. finances Newport Logistics Fund’s the in Zgierz

Newport Logistics Fund, a fund that invests in warehouse real estate, has secured bank financing for an ongoing logistics centre project in Lućmierz near Zgierz. Santander Bank Polska S.A. has supported the development of the two-building complex with a total area of 33,500 sqm.

Newport Logistics Fund is completing the constructions of first of two buildings within the logistics park in Zgierz. Later this quarter, the 6,300 sq m hall will be used by DPD, one of the largest courier companies in Europe. The cross-dock building will be one of the company's largest and most modern sorters in the country. Office and staff facilities will also be available to the tenant. The hall will be equipped with a number of sustainable solutions - including a photovoltaic installation and charging stations for electric cars - and will be BREEAM-certified at the Excellent level. Another warehouse developed as part of the complex will occupy more than 27,000 sq m.

- "The logistics park in Zgierz has already attracted DPD, one of the leaders in the courier industry, confirming the huge potential of this location - close to the A2 motorway and the Emilia junction. We are pleased that the attractiveness is also recognised by Santander Bank Polska S.A., which granted a loan for the realisation of this important investment for the region. The support of financial institutions indicates the continuing very strong position of the industrial property market, which is the speciality of the Newport Logistics Fund. This draws favourable prospects for further development in Poland and Europe," - says Szymon Ostrowski, managing director of the Fund.

Newport Logistics Fund is a Luxembourg-registered fund that operates throughout Europe. It finances, among other things, the development of a 23,400 sq m distribution centre in Almere, near Amsterdam, as well as the construction of a warehouse in the West London region (near London Heathrow), which will occupy 7,500 sq m of space.

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Newport Logistics Fund finances a prime West London last-mile logistics development

Newport Logistics Fund announces its newest investment project for a speculative 80,000 sq ft last-mile logistics development in the sought-after West London catchment.

The net zero carbon development is located approximately 4 km west of London Heathrow and close to junction 14 of the M25 on a 3.2-acre brownfield site. It is set for completion in Q2 2024. The facility will benefit from enhanced ESG credentials, including PV roof and be built to BREEAM ‘Excellent’ with an EPC A rating. 

“This third project of our fund offers amazing supply chain opportunities with direct access to the London area," says Szymon J. Ostrowski, Managing Director of NEWPORT LOGISTICS FUND. “It is a location with a significant rental growth potential, as space for modern developments in the area is scarce.”

Newport Logistics Fund has recently announced financing a 25,000 sqm project near Amsterdam on top of the 32,000 sqm industrial facility in central Poland.

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Newport Logistics Fund has taken patronage of the Polonia Warsaw basketball team. The fund proudly supports a club with nearly 100 years of tradition.

Newport Logistics Fund, a Luxembourg-based fund investing in warehouse real estate in Europe, is supporting Polish sport. The fund has become a patron of Polonia Warszawa - the men's and women's basketball teams. The teams have been in existence since 1925, and in their nearly 100-year history they have, among other achievements, won Polish Championships and for many years constituted the strength of Polish basketball.

Newport Logistics Fund plans to actively support various sports (including golf). The first formal cooperation established by the fund is a partnership with SKK Polonia Warszawa (women's basketball section) and KKS Polonia Warszawa (men's basketball section). The patronage will entail permanent financial support for both teams.

- "The choice of the Warsaw's Polonia basketball sections was not a coincidence. These are teams with great tradition, which are approaching their 100th anniversary. It will be the perfect time to relate to the biggest successes of both teams. It is a great feeling to be able to become a Patron of Polonia Warsaw Basketball, to support the team and its further history!" - says Szymon Ostrowski Managing Director of Newport Logistics Fund. The agreement between the company and the club will come into effect at the beginning of February this year.

"We would like to proudly celebrate the centenary together with a large number of patrons. That is why we are encouraging institutions and individuals to choose patronage today - a conventional form of sport support that simultaneously fulfils modern CSR and ESG objectives. We are delighted that the Newport Logistics Fund is joining our team. We hope that this will be a fruitful and long-term cooperation," says Łukasz Tusiński, president of both basketball sections of Polonia Warszawa.

Currently, the female team - SKK Polonia Warszawa - competes at the highest level of the competition in Poland, where they managed to reach 7th place last year. The men's section - KKS Polonia Warszawa - finished last season without defeat and was promoted to the 1st league. Polonia Warsaw Sports Club is one of the traditional symbols of Warsaw, Mazovia and Polish sport. It was founded in 1911, with the basketball section established 14 years later. Such Polish sportsmen and sportswomen as Irena Szewińska, Władysław Komar, Waldemar Marszałek and Władysław Szczepaniak come from Polonia.

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