Romania, a strategic logistics hub in Europe: CBRE analyzes the trends and criteria reshaping the industrial real estate market in 2026

Romania’s industrial and logistics real estate market closed 2025 with its strongest performance in recent years, while the first half of 2026 confirms the solid structural fundamentals that characterized the start of the year. Beyond the numbers, CBRE Romania is seeing a profound shift in tenant behavior: relocation and expansion decisions are no longer reactive transactions, but strategic processes driven by data and planned months or even years in advance.

 

Total industrial and logistics leasing activity in Romania exceeded 1 million square meters in 2025, in line with the historic levels recorded in 2022 and 2023 and representing a 26% increase compared to the previous year. The fourth quarter was particularly strong, with 427,400 sqm transacted, a 67% increase compared to the same period of the previous year.

 

The national vacancy rate stands at 3.8%, with Bucharest at 3.5% and regional cities slightly higher at 4%. The capital continues to dominate the market, accounting for 73% of all industrial leasing activity nationwide. The modern industrial stock reached 8.17 million square meters, while average asking rents remained stable at €4.75/sqm/month.

 

The most important indicator of changing market behavior remains the share of pre-leasing agreements: 44% of net demand in 2025 was generated by companies securing future capacity before the spaces physically existed.

 

“Romania’s industrial demand has doubled every five years throughout the last three market cycles. As we enter the fourth cycle, we estimate annual demand will reach 1.5 million square meters per year,” said Calin Badea, Industrial & Logistics Consultant, CBRE Romania.

Romania, a direct beneficiary of strategic supply chain relocation

International companies continue to rethink their supply chains, and the growing trend of friendshoring - relocating production and distribution operations to countries considered geopolitically and economically stable - places Romania in a favorable position. Competitive labor costs, proximity to key European Union markets, expanding infrastructure, and full Schengen accession create a unique opportunity for the Romanian economy.

 

Romania’s accession to the Schengen Area has a tangible impact: distribution models for cross-border operations are being recalibrated, third-party logistics (3PL) providers are redesigning their networks, and transshipment terminals are gaining renewed relevance. As a result, Romania is increasingly becoming a logical hub within multi-country distribution strategies across Europe.

 

Road infrastructure development is also contributing significantly to this dynamic. The A0 and A7 motorways are reshaping the country’s logistics geography, bringing previously underutilized areas into the spotlight of investors. Node-based development - around motorway intersections and logistics clusters - is expected to intensify, and locations currently considered peripheral may become some of the most competitive in the market within the next two to three years.

Supply is tightening while competition for quality assets intensifies

From a supply perspective, 2025 saw a significant contraction: approximately 342,000 sqm of new space was delivered, 49% less than the previous year. The direct consequence is increased competition for well-located assets featuring modern technical specifications and fast access to infrastructure.

 

For 2026, CBRE specialists estimate approximately 464,000 sqm of industrial space currently under construction nationwide, with Bucharest expected to absorb 64% of this pipeline. Western and northwestern cities - Cluj-Napoca, Timisoara, Oradea, and Arad - further strengthened their role as regional hubs in 2025, accounting for 17% of total national leasing activity. Meanwhile, eastern, northeastern, and southern Romania, supported by ongoing infrastructure development, are expected to attract increasing demand as new motorway corridors become operational.

 

Logistics and retail were the primary demand drivers in 2025 and are expected to maintain this position throughout 2026, supported by the growth of e-commerce, the expansion of distribution networks, and ongoing pressure to improve supply chain efficiency. From an investment perspective, well-positioned industrial and logistics assets continue to attract strong interest, particularly Class B properties with stable cash flows. Prime yields remain at 7.5% amid gradually improving financing conditions.

What defines the “right space” for tenants in 2026

Beyond broader market trends, CBRE Romania is observing a significant transformation in the criteria industrial and logistics tenants use when selecting a facility. Traditional decision-making factors - rent per square meter and location - have been replaced by a much more sophisticated approach driven by operational costs, labor market competition, ESG commitments, and the rapid growth of e-commerce.

 

CBRE’s analysis identifies five key criteria currently influencing industrial and logistics site selection decisions in Romania:

• Real accessibility, not just location - Actual proximity to labor pools, commuting times during peak hours, and access to public or employer-provided transportation directly influence employee turnover rates - one of the largest hidden costs of logistics operations.
• Modern technical specifications - Clear heights of 10-12 meters have become the standard for automated vertical storage solutions. Floor load capacity, dock configurations, available electrical power, and energy efficiency are now evaluated rigorously rather than simply listed in technical documentation.
• ESG standards, from optional to mandatory - Green building certifications such as BREEAM and LEED, as well as electric vehicle infrastructure, have become baseline requirements for many multinational corporations, with this pressure extending throughout the supply chain, including local logistics operators.
• Contractual flexibility - Expansion rights, partial subleasing options, and termination clauses tailored to business needs have become just as important as the physical characteristics of a facility in an increasingly uncertain economic environment.
• Developer financial strength - In a market where pre-leasing accounts for nearly half of net demand, thorough evaluation of a developer’s delivery track record and financing structure has become a critical component of the due diligence process.

 

These criteria are interconnected, and successfully managing the trade-offs between them through data-driven decision-making is what differentiates a successful relocation or expansion project from one that may create operational challenges for the next five to ten years.

The role of CBRE strategic advisory: from demand definition to key handover

A common misconception in the market is that industrial real estate consultancy consists solely of presenting available properties. In reality, CBRE Romania’s strategic advisory services begin much earlier - often before a company has even decided whether Romania is the right destination for its operations.

 

CBRE’s advisory process covers the entire decision-making cycle: strategic market assessment (why Romania rather than another country in the region), defining the client’s actual requirements through structured interviews and business model analysis, rigorous site selection based on a customized evaluation matrix - including accessibility, labor availability, infrastructure, environmental risks, contractual conditions, and developer reputation - followed by lease negotiations, project implementation, and ultimately operational handover.

 

The true cost of choosing the wrong industrial facility does not appear in the lease agreement itself. It emerges through accelerated staff turnover, inefficient transportation costs, operational disruptions caused by insufficient technical specifications, or penalties resulting from delivery delays. In a market with a vacancy rate of only 3.8% and growing competition for quality assets, the margin for error has narrowed considerably.

Market outlook: what lies ahead for tenants and investors in 2026 

Romania entered 2026 with strong occupier fundamentals in the industrial and logistics sector, and the first half of the year continues to validate this trajectory. Demand is real and structurally supported rather than speculative, while controlled supply maintains favorable conditions for owners of high-quality assets. The companies most likely to succeed throughout the remainder of the year - both occupiers and investors - will be those entering the market prepared, equipped with data, a clear strategy, and a nuanced understanding of the local context.

 

CBRE Romania reaffirms its commitment to providing companies evaluating relocation, expansion, or market entry decisions in Romania’s industrial and logistics sector with the local expertise, market intelligence, and strategic advisory capabilities necessary to make informed decisions.