The Most Important Logistics Zones in Belgium
Belgium is strategically located at the crossroads of Europe, making it a prime location for logistics and supply chain management. The country's well-developed infrastructure, combined with its favorable geographic position, has led to the emergence of several key logistics zones that play a vital role in the European logistics network. Understanding these logistics zones is crucial for businesses looking to optimize their operations and enhance their market reach.
The A12/E19 highway axis
The A12/E19 logistics highway axis, situated between Antwerp and Brussels, represents a mature and vital logistics market in Belgium. This corridor is not only strategically located but also boasts exceptional connectivity, making it an essential route for logistics operations. The A12/E19 axis plays a crucial role in linking the Port of Antwerp with Brussels, significantly enhancing the efficiency of supply chain activities in the region. As a result, this area continues to attract substantial investment, solidifying its status as a key logistics hub in Belgium.
One of the standout features of the A12/E19 area is its impressive transport infrastructure, which includes the A12, E19, and N16 highways. This infrastructure allows for quick access to virtually all major consumer markets across Belgium. The proximity to the Antwerp seaport and the Brussels Cargo hub further contributes to the appeal of this logistics corridor, enabling businesses to reach their destinations within a short drive time. As a result, the A12/E19 axis has become saturated with logistics operations, housing a variety of national distributors, small and medium-sized enterprises (SMEs), and international companies that have established or outsourced their European distribution centers in this region.
The A12/E19 axis is traditionally recognized as one of the most active occupiers' markets in Belgium. With a reference prime rent standing at 68 €/m²/year, it remains an attractive option for companies looking to expand their logistics capabilities. Notable companies operating in this logistics submarket include Eutraco, Kellogg's, Barsan Global Logistics, Nedcargo Logistics, Decathlon, ODTH, European Food Transport, Group Colruyt's Colim, DistriLog, Cummins, DHL, and Brico. These companies highlight the area's strength in accommodating diverse logistics needs and underscore its importance within the broader European logistics landscape.
The E313 Highway Axis
The E313 highway axis, strategically connecting Antwerp and Liège, is becoming a focal point for the logistics warehouse market. This corridor serves as a vital link between the Port of Antwerp and the industrial regions of Limburg and Liège, extending its reach into the Netherlands and Germany. With its exceptional connectivity, the E313 is an ideal location for logistics operations, which has catalyzed significant growth in this sector.
Recent data indicates a remarkable surge in the demand for logistics real estate along the E313 axis, reporting nearly 150% growth in 2023 compared to the previous year. This trend highlights the axis's appeal, particularly with key developments like the Antwerp East City Hub 21 in Wommelgem, which offers 3,750 square meters of modern warehouse space equipped with advanced facilities. The presence of the Albert Canal further enhances the region's attractiveness for logistics activities, making it a prime destination for companies seeking efficient transportation options.
Modern warehouses along the E313 are designed to meet the evolving demands of the logistics sector. These facilities boast state-of-the-art automation, significant storage capacity, and a focus on sustainable logistics solutions. The increasing investment in this corridor reinforces its status as a key logistics hub in Belgium, catering to the needs of various industries, including the well-established chemical and agri-food sectors.
Accessibility is a crucial factor in the E313's popularity as a logistics location. With direct connections to the E313 and E314 highways, proximity to the Port of Genk, and the strategic link to the Port of Antwerp, the region offers a competitive edge for developers and occupiers alike. Reasonable prices for industrial land and warehouses further enhance the E313 submarket's appeal, attracting a diverse range of companies.
The demand for industrial and logistics spaces continues to rise, with a shift towards larger and more technologically advanced warehouses. The logistics market is increasingly driven by multi-modality, e-commerce growth, and the need for consolidation and economies of scale. As a result, shorter delivery times and enhanced efficiency are propelling the distribution sector forward, making innovative inventory management systems essential.
Occupiers are increasingly looking to acquire or lease new and larger facilities developed on a ‘design & build’ basis. The focus is on warehouses that provide railway and canal connectivity, as well as container handling capabilities, which are particularly appealing to third-party logistics (3PL) providers. The E313 market boasts nearly 3.3 million square meters of logistics space, establishing itself as one of Belgium's most important logistics clusters.
With industrial zones located in cities such as Olen, Tessenderlo, and Genk, the E313 submarket encompasses a diverse range of logistics activities. The reference prime rent for this submarket remains competitive at 55 €/m²/year, making it an attractive option compared to other logistics hubs in Belgium. Prominent logistics companies, including Eddie Stobart, Lidl, Kuehne+Nagel, and NIKE Northern Europe, are among the key occupants, further solidifying the E313 axis as a thriving logistics corridor poised for continued growth.
The E17 highway axis
The E17 highway axis, stretching between Antwerp and Kortrijk, has emerged as a vital logistics corridor in Belgium, experiencing significant growth in the logistics warehouse market. This strategic route provides unparalleled connectivity to major ports, including the North Sea Port and the Port of Antwerp. As a result, it has become a prime location for logistics operations, attracting companies looking to optimize their supply chain efficiency.
Recent developments along the E17 highlight the burgeoning demand for modern logistics solutions. Notably, the MG Crosswoods warehouse in Kruisem is a 37,000 square meter sustainable facility slated to begin operations in 2023. Additionally, the Blue Line Storage warehouse, occupying 35,000 square meters, has been leased to Dematra, a prominent logistics company with a strong foothold in the Benelux region. These state-of-the-art warehouses are designed to cater to the increasing need for efficient and sustainable logistics, featuring advanced automation and substantial storage capacity.
The E17 axis not only garners attention for its modern facilities but also for its affordability and potential for expansion. With a logistics warehouse stock estimated at 2.5 million square meters, there remains ample room for new build-to-suit warehouses. The area is witnessing an influx of companies drawn by competitive rental prices, with prime rents for logistics warehouses currently at €58 per square meter per year. This affordability, combined with the strategic location, reinforces the E17 axis's status as a key logistics hub in Belgium.
Prominent companies that have established their logistics warehouses along this corridor include Eutraco, AGP eGlass, Bleckmann, X2O/Overstock, Barry Callebaut, Hertsens, Van Marcke, and the Fremato Group. The continuous investment in this area further solidifies its importance within the logistics sector, making the E17 highway axis a focal point for businesses looking to thrive in a competitive market. As the logistics landscape evolves, the E17 axis is poised to remain a cornerstone of logistics operations in Belgium, driving growth and efficiency in the industry.
Antwerp Port: A Major Maritime Hub
The logistics warehouse market north of Antwerp is experiencing significant growth, driven by its strategic location adjacent to the bustling Antwerp seaport. Recognized as one of Europe’s busiest ports, the Port of Antwerp plays a crucial role in global trade, adeptly handling a diverse range of goods including dry cargo, chemicals, and petroleum products. This prime location offers businesses reduced shipping times and lower transport costs, making it an attractive option for logistics operations.
The region's intermodal connectivity is another key factor contributing to its appeal. With well-established rail links and direct access to the Albert Canal, logistics operations in this area benefit from enhanced transport efficiency. This combination of factors has led to a surge in investments in the logistics warehouse market north of Antwerp, solidifying its status as a pivotal logistics hub in Belgium.
The Antwerp Northern Region stands out as one of Belgium's most significant logistics zones, largely due to the prominence of the Port of Antwerp. As one of the largest seaports in Europe, it serves as a vital gateway for goods entering and leaving the continent. The extensive logistics services available in Antwerp—including warehousing, transportation, and customs services—further enhance its attractiveness for international businesses. Moreover, the city’s connectivity to major European road and rail networks facilitates efficient distribution across the region, ensuring that businesses can operate seamlessly.
In terms of real estate, the prime rent for logistics warehouses in this area is currently set at 60 €/m²/year. The Port of Antwerp-Bruges operates as a landlord port, where the port authority owns or manages the land and grants concessions to companies for temporary use. This model not only supports the growth of logistics infrastructure but also fosters a collaborative environment for businesses looking to capitalize on the strategic advantages offered by the Antwerp seaport logistics market. Overall, the combination of location, connectivity, and comprehensive logistics services positions Antwerp as a leading destination for logistics operations in Europe.
Brussels & Periphery: The Heart of European Logistics
The logistics warehouse market in the Brussels Capital Region and surrounding areas is experiencing significant growth, driven by its strategic location and robust infrastructure. As a central logistics hub in Europe, Brussels offers exceptional connectivity, making it an attractive destination for businesses seeking efficient logistics solutions. The area's well-developed transport networks facilitate smooth freight movement, enhancing logistics operations across various industries.
In recent years, city logistics in Brussels has rapidly evolved to address the complexities of urban freight distribution. Innovative initiatives, such as micro-hubs and cargo bikes, are being integrated into the logistics framework to improve efficiency and promote sustainability. These efforts aim not only to streamline the delivery process but also to reduce the environmental impact of urban logistics, a crucial consideration in today’s eco-conscious landscape.
The Brussels Canal serves as a vital artery for urban logistics, playing a key role in the transportation of goods. This important waterway supports distribution and wholesale trade activities, with numerous warehouses and distribution centers strategically located along its banks. The canal area has emerged as a significant logistics zone, enhancing the region's overall logistics capabilities and attractiveness to businesses.
Continued investment in logistics infrastructure within the Brussels Capital Region reinforces its status as a key logistics hub in Belgium. With prime logistics warehouse rents currently at €75/m²/year, the region remains appealing to logistics service providers and businesses alike. Notable occupants in the area, such as Swissport Cargo Services Belgium, Euro Pool System, DHL, Caterpillar Distribution Services Europe, and Bpost, exemplify the thriving logistics market in Brussels and its periphery.
Another cornerstone of Brussels' logistics infrastructure is Brussels Airport, with the Brucargo logistics area at its core. Hosting over 150 companies and employing approximately 7,000 people, Brucargo stands out as a major logistics hub in the region. This bustling area is home to prominent logistics companies, including Nippon Express, Hazgo, DSV, Kuehne+Nagel, and DHL Global Forwarding, all contributing to the dynamic logistics ecosystem centered around the airport. It is important to note that rents for logistics space here can be significantly higher due to the airport-related nature of the location.
Liège: Strategic Gateway with Inland Port & Cargo Airport
The logistics warehouse market in Liège is experiencing significant growth, largely due to its strategic location and robust infrastructure. At the heart of this booming sector is Liège Cargo Airport, which stands as one of Europe’s leading cargo airports. In 2024, the airport saw a remarkable 20% increase in cargo aircraft movements, highlighting its vital role in the logistics landscape. The airport's dedicated focus on cargo operations not only enhances its operational capacity but also boosts the region's attractiveness to logistics companies, creating a fertile environment for growth and investment.
Complementing the airport's capabilities is the Liège Inland Port, a major player in the regional logistics scene. This inland port facilitates multimodal connectivity, linking sea, road, and rail transport seamlessly. Such connectivity is essential for efficient distribution and warehousing operations, positioning the area around the port as a prime location for logistics facilities. The ongoing development of this logistics zone further enhances its appeal, especially for companies focused on multimodal transport solutions, as it allows for streamlined and efficient shipping processes.
Liège's excellent accessibility is further supported by its proximity to major highways, including the E40, E42, and E25. These highways ensure quick access to key markets in Belgium and neighboring countries, including the Netherlands, Germany, and France. This central location within Europe solidifies Liège as an ideal hub for logistics operations, promoting efficient distribution networks across the continent. The combination of Liège Cargo Airport, the Liège Inland Port, and the extensive highway network reinforces the region's status as a key logistics hub, attracting significant investment and driving growth in the logistics warehouse market.
Prominent companies, such as Skechers, Cainiao (Alibaba), Groupe Weerts, and Jost Group, have established their operations in Liège, indicating the area’s strong market potential. With prime rents for state-of-the-art logistics warehouses currently at €65 per square meter per year, Liège offers a competitive environment for logistics businesses seeking to optimize their operations. The synergy of infrastructure, strategic location, and investment opportunities makes Liège a compelling destination for logistics and warehousing enterprises looking to thrive in the European market.
Charleroi-Mons: A Prominent Logistics Hub
The Charleroi-Mons region is rapidly emerging as a key player in the logistics warehouse market, characterized by its significant growth and potential. This area offers important brownfield opportunities, allowing for the redevelopment of previously used industrial sites into modern logistics facilities. With competitive rental rates averaging €50 per square meter per year, businesses can benefit from lower operational costs while accessing prime logistics space.
Strategically located at the crossroads of Europe, Charleroi-Mons is well-connected to major highways such as the E42 and E19, facilitating quick transportation to key markets in Belgium, the Netherlands, Germany, and France. This geographical diversification from traditional logistics zones enhances its appeal, allowing companies to tap into emerging markets and optimize their supply chain operations. The combination of excellent infrastructure and modern facilities continues to attract significant investment, reinforcing the region's status as a logistics powerhouse.
Notable companies such as Sedis Logistics, Weerts Supply Chain, Aciers Grosjean, CEBEO, Cora, and Lidl have already established their operations in the Charleroi-Mons area, further validating its potential as a logistics hub. As demand for logistics services grows, the Charleroi-Mons region is poised to play a crucial role in shaping the future of logistics in Belgium and beyond, making it an attractive destination for businesses looking to expand their operations.
