In addition to technical specifications, factors such as the quality of work environments, transportation accessibility for employees, and range of services offered are now key considerations. At the same time, there is growing interest in smaller, multifunctional units that combine a showroom, warehouse, offices and operational facilities all in one location. This is according to data from Colliers. 

The Czech industrial real estate market is undergoing a gradual, but clearly visible, transformation. “Just a few years ago, companies assessed the quality of an industrial park mainly based on the parameters of the warehouse, transportation access for trucks or rent rates. Today, companies also focus much more on the environment the park offers to employees. Modern industrial complexes increasingly take cues from office campuses and, in addition to the facilities themselves, these parks offer services that were previously more typical of office buildings,” notes Jan Kurfürst, an analyst at Colliers. 

Commuting Accessibility for Employees: A New Criterion

The transformation of industrial parks is also linked to the fact that, when selecting a location, companies today increasingly consider not only product logistics, but also the daily logistics of people. In a situation where the market faces labor shortages, a location with poor accessibility can be a major obstacle to both recruiting and retaining employees. “According to our survey, more than half of employees—57 percent, to be exact—are willing to commute to work for a maximum of thirty minutes. This is especially true for younger generations of workers, who place greater emphasis on quality work environments, transportation accessibility and the ability to balance their personal and professional lives when choosing an employer,” says Jitka Kouba, marketing director at the recruitment agency Grafton Recruitment / Gi Group. Companies therefore consider public transportation access, train connections, bike paths and parking options when selecting new office spaces. 

Greater Comfort on Premises

Automation is also accelerating the transformation of industrial parks. In both logistics and manufacturing, purely manual positions are declining, while the number of highly skilled workers is increasing. These workers have similar expectations to employees when it comes to office buildings. They want high-quality facilities, plenty of natural light, dining options, relaxation areas and an environment that doesn’t feel like an isolated facility far from the city.

Development companies are responding to this trend by expanding services within office complexes. As a result, modern industrial parks feature cafeterias, cafés, shops, sports facilities, relaxation areas, daycare centers and even housing options. Some projects are gradually transforming into small, self-contained neighborhoods that integrate manufacturing, logistics, services and everyday life. “One example is the Urbanity Campus Tachov, where a residential neighborhood with apartments is planned for construction. This new housing will be available to the park’s tenants,” explains Jan Kurfürst.

As tenants’ demands grow, so do the technical standards for new facilities. In addition to BREEAM and LEED certifications, photovoltaic power plants, rainwater management systems, charging infrastructure for electric vehicles and a greater proportion of green space have become standard features of these projects. At the same time, companies increasingly demand more natural light in production and warehouse spaces. This improves work environments and employee comfort.

Smaller Units Are Booming

Another notable trend in recent years has been the growing demand for smaller multifunctional units known as Small Business Units (SBUs). These are typically spaces ranging from 300 to 1,000 m², often located in the broader city center or in easily accessible urban industrial zones. A typical unit combines a showroom, a small warehouse, offices and operational facilities. For many companies, this combination is more attractive than a traditional large warehouse in a suburban location.

Mainly companies in e-commerce, urban logistics, light manufacturing, technical services, retail and the startup space seek SBUs. These businesses need to be close to customers, process orders quickly, have space to display goods and remain connected to daily urban activity. A well-located smaller unit allows them to combine sales, service, storage and administration in one place.

Demand for SBUs has nearly doubled over the past two years, rising from just under 20,000 m² in 2023. However, supply remains limited because developers have long focused primarily on larger logistics and manufacturing facilities, while smaller units have been more of a supplementary segment. “Developers are responding to this demand and recognize that smaller companies can grow over time and later expand within the same location or across a broader portfolio. Thus, they can serve not only as immediate tenants for the complex but also as a future source of additional demand,” explains Jan Kurfürst.

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