Diverging market developments
The property market for commercial properties is currently showing a remarkable divergence.
While the logistics property market is facing declining take-up and falling prime rents due to the current economic situation, the data centre sector is experiencing an unstoppable boom.
Forecasts point to a doubling of capacity by 2030, driven by advancing digitalisation and the rise of AI applications.
Competition or opportunity?
At first glance, a classic area of conflict arises: two sectors with similar location requirements are competing for the best space. Traditional logistics regions such as Frankfurt or Berlin, but also the Rhineland and Munich, are in the spotlight.
In Frankfurt, for example, land prices for data centres are six to seven times higher than what is paid for logistics space. As local authorities often favour high-tax data centre users, they have an advantage when it comes to designating commercial areas. However, the lack of network expansion, which is already a challenge for new sustainable logistics properties, is increasingly becoming a limiting factor for the realisation of new data centres.
All in all, there is clear competition - at least selectively in relation to individual locations - but this can perhaps also be seen as an opportunity.
Synergy instead of displacement
Instead of entering into competition, the focus should rather be on strategic cooperation models. The future could lie in hybrid concepts that combine the strengths of both worlds. Such models are already technically and economically feasible today and offer solutions to the challenges mentioned.
Utilising space synergies
One promising approach is the development of multi-storey properties. Here, the logistics use can be located on the ground floor, while an edge or colocation data centre can be located on the upper floors or in an adjacent building. Conversion sites with a GI designation (industrial area) in particular offer ideal legal and structural conditions for this. The Data Hotel in Amsterdam, which houses logistics and storage space on the ground floor and a colocation data centre on the upper floors, is a successful example of a space-efficient solution.
Creating energy synergies
The joint installation of a photovoltaic system, supplemented by a battery storage system, can optimise the energy supply for both users, reduce operating costs and increase the sustainability of the overall project.
Data centres are subject to the legal obligation to release and use waste heat (EnEfG). This thermal energy can be used efficiently to heat neighbouring logistics halls. In the ‘Chapelle International’ multilevel property in Paris, the waste heat from the integrated data centre is already being used to heat the logistics areas.
Conclusion and outlook
The intelligent combination of logistics and data centres is more than just a niche solution. It is the strategic answer to the shortage of space, rising energy costs and high ESG requirements. This approach leads to greater space efficiency, more stable cash flows through diversification and the creation of sustainable, ESG-compliant assets.
The international examples in Paris and Amsterdam already demonstrate the successful implementation of such hybrid concepts. It is desirable that such models establish themselves as a new, resilient asset class that offers significant potential for investors and project developers.
This article is based on the presentation ‘Logistics real estate versus data centres - a field of tension’ given by our colleague and COO Marco Mendes at the annual logistics real estate congress on 25 June 2025 in Frankfurt am Main.
The copyright of the photo is held by Heuer Dialog GmbH
