Warehousing in Germany
Germany is the largest economy in Europe and a major logistics hub and market. It has a mature warehousing infrastructure, that your business can benefit from.
This article enables businesses to make an informed decision when choosing where to set up a warehouse in Germany. We will also inform you about the costs, preferred type of facility and much more.
If you are looking for a personal offer or more information, you can contact us directly for quotes.
The main warehousing hubs in Germany
When choosing the best location for your next warehouse in Germany, the regions below are most popular:
North Rhine-Westphalia (NRW)
This region is ideal for large-scale distribution, e-commerce, and companies serving Western European markets. Not in the least, key cities are Duisburg, Cologne and Dortmund, representing a substantial market.
Why choose NRW:
- Largest consumer market in Germany
- Excellent multimodal connections (road, rail, air, and inland waterways)
- Proximity to major European markets (Benelux countries, France)
- Home to Duisburg, Europe's largest inland port
Greater Hamburg area
Typical businesses setting up their warehouse operation around Hamburg are import/export businesses, i.e. companies dealing with overseas trade.
Why choose Hamburg:
- Germany's largest seaport and major gateway for international trade
- Strong connections to Scandinavian and Baltic markets
- Well-developed logistics infrastructure
If you are simply looking for a warehouse with excellent connections to a warehouse near a large port in the EU, we can also recommend a warehouse in the Dutch city of Rotterdam. However, if you are importing directly onto the German market, Hamburg should be the preferred destination for your warehouse.
Frankfurt/Rhine-Main region
Centrally located region, which is typically used for high-value goods, time-sensitive logistics, and pharmaceutical distribution
Why choose the Frankfurt/Rhine-Main region?
- Central location in Germany and Europe
- Frankfurt Airport, Europe's largest cargo hub
- Excellent highway and rail connections
- Strong financial services sector
Bavaria (Munich, Nuremberg)
The Bavaria region's warehousing industry focuses for a large part on automotive logistics, high-tech products, serving Southern German and Austrian markets.
Why choose the Bavaria region?
- Strong manufacturing base, especially automotive and high-tech industries
- Gateway to Southern and Eastern European markets
- Munich Airport, second-largest cargo airport in Germany
Berlin-Brandenburg
The warehouses around the capital Berlin are mostly used for e-commerce fulfillment. It is also a booming place for startups and other companies expanding into Eastern Europe, due to its proximity to Poland.
Why choose Berlin?
- Growing e-commerce market
- Lower costs compared to Western Germany
- Gateway to Eastern European markets
- Developing aerospace industry
Leipzig/Halle
The Leipzig area is quickly emerging as an ideal base for e-commerce fulfillment centers due to lower costs and a central location for large parts of Europe.
Why choose Leipzig/Halle area for your warehouse?
- Central location in Eastern Germany
- Leipzig/Halle Airport, with 24/7 operations for cargo
- Lower operating costs compared to Western German hubs
Stuttgart region
Also Stuttgart is ideal for automotive logistics, precision engineering. Especially for businesses serving the South German market
Why choose Stuttgart?
- Heart of Germany's automotive industry
- Strong high-tech and manufacturing presence
- Well-connected to Southern European markets
Bremen/Bremerhaven
Bremen is well-connected through a seaport and used a lot for automotive logistics, maritime trade and for example the aerospace industry supply chain
Why choose Bremen?
- Major ports specializing in automobile logistics and container handling
- Strong aerospace industry presence
- Good connections to Northern European markets
When choosing a location for your warehouse in Germany, consider factors such as:
- Proximity to your main markets or customers
- Transportation infrastructure and connectivity
- Availability of skilled workforce
- Costs (land, labor, utilities)
- Industry clusters relevant to your business
- Specific regulations or incentives in different regions
Each of these hubs offers unique advantages, and the best choice will depend on your specific business needs, target markets, and the nature of your products or services.
German Warehouse Location Selector
1. What is your primary business focus?
Common warehouse types and their use in Germany
Germany features all the warehousing types there are out there. There are some typical regional variations based on industries, location and landscape type. Compare the warehouse types below. If you need any assistance finding the right option for you, please contact us for a free consultation.
| Warehouse Type | German Specifics | Regional Variation |
|---|---|---|
| Public Warehouses (Öffentliche Lager) | Strict German/EU safety regulations | Common in Rhine-Ruhr, Hamburg |
| Private Warehouses (Privatläger) | High automation due to labor costs | Bavaria, Baden-Württemberg, NRW |
| Bonded Warehouses (Zolllager) | Strict customs regulations (Zollkodex) | Near ports and customs points |
| Distribution Centers (Verteilzentren) | Often pan-European hubs | Kassel, Leipzig, Frankfurt area |
| Cold Storage Warehouses (Kühlhäuser) | Strict EU/German food safety rules | Food-producing regions, near cities |
| Automated Warehouses (Automatisierte Lager) | Popular due to high labor costs | Bavaria, Baden-Württemberg |
| E-commerce Fulfillment Centers | Handle high return rates | Near urban centers, central locations |
| Cross-Dock Facilities (Umschlaglager) | Used in automotive just-in-time systems | Stuttgart, Wolfsburg, Munich |
| Hazardous Materials Warehouses | Stringent environmental/safety rules | Dedicated industrial areas |
| Pharma Warehouses (Pharmalager) | Strict GDP guidelines | Rhine-Neckar region |
| Retail Warehouses (Einzelhandelslager) | Incorporate omnichannel capabilities | Distributed, outskirts of major cities |
| Pick Towers (Kommissioniertürme) | Maximize land use in dense areas | Urban areas with high land costs |
For an overview of all types of warehouses, please consult this guide. To understand more about warehouse automation, we recommend this article.
Average Warehouse Rents per German region
According to BNP, there are quite large differences in rental prices between logistics real estate between the various German regions. You should also take into account that pricing can fluctuate heavily, as can be seen here from 2022 to 2023.
Prices of logistics real estate and warehouses in Germany
| Important logistics markets | Prime rent in €/M² (2023) | Average rent in €/M² (2023) | Change 2022 vs. 2023 |
|---|---|---|---|
| Berlin | 8.00 | 6.90 | +3% | +6% |
| Cologne | 7.70 | 5.80 | +10% | +12% |
| Dusseldorf | 7.90 | 6.20 | +10% | +6% |
| Frankfurt | 7.85 | 6.70 | +8% | +16% |
| Hamburg | 8.10 | 6.25 | +4% | +1% |
| Leipzig | 5.90 | 4.95 | +13% | +10% |
| Munich | 10.50 | 8.70 | +17% | +24% |
| Ruhr region | 7.60 | 6.00 | +27% | +25% |
Take-up of Light Industrial and Logistics Space
| Regions | 2022 (in M²) | 2023 (in M²) | Change 2022-2023 | 10ys average |
|---|---|---|---|---|
| Berlin | 1,024,000 | 350,000 | -66% | 495,000 |
| Cologne | 256,000 | 160,000 | -38% | 226,000 |
| Dusseldorf | 257,000 | 294,000 | +14% | 278,000 |
| Frankfurt | 347,000 | 440,000 | +27% | 536,000 |
| Hamburg | 530,000 | 272,000 | -49% | 496,000 |
| Leipzig | 398,000 | 323,000 | -19% | 295,000 |
| Munich | 226,000 | 238,000 | +5% | 281,000 |
| Subtotal | 3,038,000 | 2,077,000 | -32% | 2,606,000 |
| Ruhr region | 541,000 | 496,000 | - | 532,000 |
| Other logistics regions | 1,864,000 | 1,409,000 | -24% | 1,582,000 |
| Rest of Germany | 3,052,000 | 2,349,000 | -23% | 2,241,000 |
| Subtotal | 5,457,000 | 4,254,000 | -22% | 4,355,000 |
| Total Germany | 8,495,000 | 6,331,000 | -25% | 6,961,000 |
Compliance and regulations for warehouse operations in Germany
The foundation of any warehouse lease is compliance with the German Civil Code (BGB) for lease agreements and the German Commercial Code (HGB) for commercial aspects. These laws govern the basic relationship between lessor and lessee. Contracts are virtually always made on a written contract.
Safety standards and regulations
Building and safety compliance are paramount. Ensure the warehouse has a valid Baugenehmigung (building permit) and complies with local zoning laws. A Brandschutznachweis (fire safety certificate) is crucial for the safety of both goods and personnel. Regular safety inspections and risk assessments (Gefährdungsbeurteilung) are mandated under the Arbeitsschutzgesetz (Occupational Safety and Health Act) and Arbeitsstättenverordnung (Workplace Ordinance).
Environmental considerations play a significant role in German warehouse operations. The Bundes-Immissionsschutzgesetz (Federal Immission Control Act) sets standards for environmental impact, while the Kreislaufwirtschaftsgesetz governs waste management. Energy efficiency is regulated by the Energieeinsparverordnung (EnEV), promoting sustainable warehouse practices.
Industry-specific regulations
Depending on the nature of stored goods, industry-specific regulations may apply. For instance:
- Food storage must comply with EU food safety regulations and the Lebensmittel- und Futtermittelgesetzbuch (LFGB)
- Chemical storage is subject to REACH regulations and the Gefahrstoffverordnung
- Pharmaceutical storage must adhere to Good Distribution Practice (GDP) guidelines
For businesses involved in international trade, customs considerations are vital. This may include obtaining customs warehouse authorization for bonded warehouses, acquiring an EORI number for import/export activities, and managing Intrastat reporting for EU trade.
Insurance for warehouses
Insurance is a critical aspect of risk management in warehouse operations. Key policies include property insurance (Gebäudeversicherung), business liability insurance (Betriebshaftpflichtversicherung), contents insurance (Inhaltsversicherung), and business interruption insurance (Betriebsunterbrechungsversicherung).
IT and data security
In the digital age, data protection and IT security are increasingly important. Compliance with GDPR and the German Bundesdatenschutzgesetz is mandatory, especially for warehouses handling customer data or using advanced warehouse management systems.
Labour law
Labour law compliance is another crucial area. This encompasses adherence to German labor laws (Arbeitsrecht), proper social security registration for employees, and compliance with minimum wage laws (Mindestlohngesetz).
Tax compliance
This includes VAT registration and compliance, corporate tax obligations, and registration for trade tax (Gewerbesteuer) with local authorities.
Certifications
While not always mandatory, certain certifications can enhance a warehouse's operational standards and market appeal. These may include ISO certifications (9001, 14001, 45001), HACCP for food handling, and AEO status for customs simplifications.
Equipment and facilities within the warehouse must meet technical standards, often specified by DIN norms. Regular inspections of warehouse equipment, such as forklifts and racking systems, are essential for maintaining a safe working environment.
Lease agreement
The lease contract itself requires careful consideration. Clear definition of maintenance responsibilities and compliance with notice periods are crucial aspects of the contractual relationship.
Sustainability
Lastly, sustainability is becoming increasingly important in the German business landscape. While often not mandatory, participation in sustainability initiatives can improve a company's standing and potentially lead to operational efficiencies.
If you would like to speak to a local, English-speaking, expert in this field, please contact us here.
Resources and Further Information for Warehousing in Germany
German Logistics Associations
- BVL (Bundesvereinigung Logistik) - Federal Logistics Association
https://www.bvl.de/en - DSLV (Deutscher Speditions- und Logistikverband) - German Freight Forwarding and Logistics Association
https://www.dslv.org/dslv/web.nsf/id/pa_en_homepage.html - BME (Bundesverband Materialwirtschaft, Einkauf und Logistik) - Association for Supply Chain Management, Procurement and Logistics
https://www.bme.de/en/ - VDI (Verein Deutscher Ingenieure) - Fachbereich Technische Logistik - Association of German Engineers - Technical Logistics Division
https://www.vdi.de/technik/fachthemen/produktion-und-logistik/fachbereiche/technische-logistik
Government Resources
- GTAI (Germany Trade & Invest) - Economic Development Agency
https://www.gtai.de/gtai-en/invest/industries/logistics - Federal Ministry for Digital and Transport
https://www.bmvi.de/EN/Home/home.html - German Customs (Zoll)
https://www.zoll.de/EN/Home/home_node.html - Federal Statistical Office (Destatis) - Transport and Logistics Statistics
https://www.destatis.de/EN/Themes/Economic-Sectors-Enterprises/Transport/_node.html
Research and Education
- Fraunhofer Institute for Material Flow and Logistics IML
https://www.iml.fraunhofer.de/en.html - Deutsche Logistik-Akademie (DLA) - German Logistics Academy
https://www.dla-logistik-akademie.de/
Industry News and Publications
- DVZ (Deutsche Verkehrs-Zeitung) - German Transport Newspaper
https://www.dvz.de/ - Logistik Heute - Logistics Today Magazine
https://www.logistik-heute.de/
Major Players in the German Warehousing Market
Key Logistics Companies and 3PLs
- DHL Supply Chain
- Part of Deutsche Post DHL Group
- Offers comprehensive logistics and warehousing solutions
- Website: DHL Supply Chain
- DB Schenker
- Subsidiary of Deutsche Bahn
- Provides integrated logistics services including warehousing
- Website: DB Schenker
- Kuehne + Nagel
- Global logistics company with strong presence in Germany
- Offers contract logistics and warehousing solutions
- Website: Kuehne + Nagel
- Rhenus Logistics
- German logistics service provider
- Specializes in contract logistics and warehousing
- Website: Rhenus Logistics
- DSV Panalpina
- Global transport and logistics company
- Offers warehousing and distribution services in Germany
- Website: DSV Panalpina
Major Real Estate Developers for Logistics Properties
- Prologis
- Global leader in logistics real estate
- Significant presence in key German logistics markets
- Website: Prologis Germany
- Goodman
- International property group specializing in logistics space
- Develops and manages logistics properties across Germany
- Website: Goodman Germany
- VGP
- Pan-European developer, manager and owner of logistics real estate
- Active in several German regions
- Website: VGP Germany
- Panattoni
- Global developer specializing in industrial and logistics properties
- Significant portfolio in Germany
- Website: Panattoni Germany
- Garbe Industrial Real Estate
- German company specializing in logistics and industrial properties
- Focuses on development and management of logistics facilities
- Website: Garbe Industrial Real Estate
These companies represent some of the largest and most influential players in the German warehousing market. However, the market also includes numerous other regional and specialized providers. When considering warehousing options in Germany, we strongly recommend researching the specific offerings and locations of these companies, as well as explore other providers that might cater to specific industry needs or regional requirements.
Where to Look for Warehousing Space in Germany
The German warehousing market offers various avenues, both online and offline, to find suitable storage solutions. While real estate agents and intermediaries play a significant role, it's also possible to connect directly with warehouse providers, which can sometimes be more efficient.
Commercial Real Estate Agencies
Firms like Jones Lang LaSalle (JLL), CBRE, and Colliers specialize in commercial properties in Germany. They offer personalized service, valuable market insights, and often have access to off-market listings. These agencies can be particularly helpful in navigating the complexities of the German real estate market.
Logistics Parks and Industrial Areas
Germany has numerous logistics parks (Logistikparks) and industrial areas (Gewerbegebiete). Contacting the management of these areas directly can reveal upcoming availabilities or unlisted properties. Look for the key areas discussed in this article.
Port Authorities
For businesses requiring proximity to shipping routes, major port authorities like Hamburg Port Authority or Duisport (Duisburg) can provide information on warehouses within or near port areas. These locations offer excellent connectivity for international trade.
Regional Economic Development Agencies
In Germany, regional economic development agencies (Wirtschaftsförderungsgesellschaften) often have comprehensive information about available commercial properties, including warehouses. They can also inform about local incentives for businesses.
Online Real Estate Platforms
Several online platforms aggregate warehouse listings across Germany. Notable examples include:
- Immobilienscout24 Gewerbe: One of Germany's largest real estate portals with a dedicated commercial section.
- Logivest: Specializes in logistics real estate and offers a comprehensive search function.
- Industrieimmobilien.net: Focused on industrial properties, including warehouses.
These platforms allow you to search and filter warehouses based on location, size, and price, often providing detailed information and photos.
Zendeq searches properties on your behalf that fit you specific requirements. Contact us here.
Industry Networks and Associations
Joining or contacting industry associations like the BVL (Bundesvereinigung Logistik) can provide networking opportunities and insider information about available warehouse spaces.
Direct Contact with Developers and Operators
Major logistics real estate developers and operators in Germany, such as Prologis, Goodman, or Garbe Industrial Real Estate, often have their own portfolios of available properties. Contacting them directly can sometimes lead to better deals or more tailored solutions.
Commercial Property Consultants
Specialized consultants like Realogis or Logicor focus exclusively on industrial and logistics properties. They can offer in-depth market knowledge and access to a wide range of warehousing options across Germany.