Global trade is entering a phase in which trade flows are increasingly shaped not only by production costs, but also by security, predictability and access to infrastructure. According to Cushman & Wakefield’s report Waypoint: Global Industrial Dynamics 2026, supply chains now operate in an environment of structural uncertainty, with disruptions being an integral part of day-to-day operational planning. For Poland, this shift represents an opportunity to significantly strengthen its position in European logistics, provided that key infrastructure projects materialise as planned.
In practice, this means that companies are no longer looking solely for the cheapest shipping route, but for one that can be maintained, adapted or secured amid trade and geopolitical tensions or cost pressures. This trend is well illustrated by the example of the United States. In its report North America Ports and Trade Update: 2025 in Review, Cushman & Wakefield notes that prospects of higher tariffs, frequent trade policy announcements and unresolved disputes between the world’s largest economies have translated into concrete operational decisions. Nearly 70% of companies in EMEA (Europe, the Middle East and Africa) report that geopolitical events (such as surging energy prices) have delayed their leasing decisions, in most cases by up to one year. Importers significantly frontloaded shipments before higher tariffs took effect and subsequently reduced volumes once inventories were in place or tariffs were implemented. At the same time, some industrial demand began to shift away from higher-cost coastal port markets towards large, more affordable inland hubs.
This sends an important signal to Europe. Geopolitics is no longer merely the background to logistics decisions; it has become a factor in planning supplier networks. Growing trade fragmentation, the regionalisation of production, pressure to maintain larger inventory buffers and increased spending on security and defence all reinforce the role of infrastructure capable of handling alternative routes, larger cargo volumes and more complex operations. Capital and trade flows will gravitate towards secure, large-scale and well-connected gateways.
In this evolving landscape, nearshoring should be understood more broadly than simply relocating production closer to consumer markets. It also involves building resilience by diversifying suppliers, establishing additional warehousing and transloading facilities, enhancing inventory control and enabling rapid shifts between sea, rail, road and air transport.
Multimodal hubs and the development of energy infrastructure as an opportunity for Poland
Poland is at the centre of this transformation. Its geographical location between Western Europe, CEE, the Baltic states and Ukraine is an advantage, but its true competitive position is determined by the scale and quality of its infrastructure: seaports, airports, railways, roads, intermodal terminals, power grids and development-ready sites. The expansion of deepwater terminals, investment in transmission grids and energy infrastructure, the Port Polska project and new transport corridors are therefore likely to become not only strategic infrastructure projects but also tools for directing the flow of trade, manufacturing and capital towards Poland.
“For years, tenants choosing logistics and industrial locations were driven primarily by rental costs.Today, however, rent is only the starting point in a broader decision-making process. Businesses must consider how the sudden closure of a shipping route – whether due to conflict, new tariffs or a surge in freight costs – would affect their operations in a particular location. That is why locations that enable them to handle deliveries from multiple directions, maintain adequate inventories of materials or products closer to their customers, and ensure business continuity even in the face of market turbulence are emerging as winners. Today, three factors determine whether a location is truly fit for purpose: reliable energy supplies, labour availability and the ability to launch operations efficiently. Infrastructure investment will strengthen Poland’s position only if it translates into sites where businesses can operate without interruption, rather than places that just look good on a map,” says Szczepan Gowin, Head of Industrial & Logistics Agency, Cushman & Wakefield.
The importance of infrastructure is particularly evident in seaport markets. Cushman & Wakefield’s analysis of the Tricity market shows that limited land availability, the growing role of seaports and road infrastructure development are driving demand for high-spec logistics facilities in prime locations. This highlights a broader principle: being located near a seaport is insufficient if the site is not integrated into an efficient transport network.
This perspective is shared by capital. Cushman & Wakefield’s report European Investment Atlas | Q1 2026 reveals that the European real estate market has entered a phase of heightened selectivity, as recent geopolitical events have reintroduced volatility into interest rates, inflation expectations and transaction activity.
“Investment capital is increasingly factoring geopolitics and infrastructure quality into risk assessments. The presence of large-scale warehouse space or a favourable location on the map is no longer enough. What matters is whether a given location has durable demand fundamentals: access to infrastructure, limited competing supply, stable tenants, income growth potential and high operational performance of assets. Mega infrastructure projects have the potential to strengthen these fundamentals in Poland, further reinforcing the country’s position in European supply chains and making it a more attractive destination for institutional capital,” says Paweł Partyka, Head of Capital Markets Poland, Cushman & Wakefield.
Poland’s greatest opportunity lies in advancing to a higher tier within the European logistics ecosystem. In an environment where tariffs, trade conflicts, shipping security and access to energy are increasingly shaping business decisions, infrastructure is becoming a strategic asset in economic competition. By leveraging investment in infrastructure, land availability, energy systems, urban logistics, industrial real estate and commercial functions, Poland is well positioned to capture a share of evolving trade flows.
