The redevelopment of existing sites is gradually replacing traditional new construction as the growth driver for Dutch logistics real estate. This is one of the key findings from the latest Dutch Logistics Market Trends Report by international real estate advisor Savills.

For many years, the sector benefited from new logistics developments on greenfield sites. However, this route is becoming more difficult as grid congestion, nitrogen regulations, longer permitting procedures and a declining availability of suitable development sites are making the redevelopment of existing sites a more attractive alternative.

Niek Poppelaars, Head of Logistics & Industrial Agency at Savills in the Netherlands, says: “For many years, business growth was primarily achieved by adding new logistics locations. Today, a successful logistics strategy is more likely to start with existing sites, available infrastructure and a realistic permitting process.”

This shift is taking place at a time when the supply of new logistics space in the Netherlands is declining. Following a record 3.1 million sq m of completions in 2022, the development pipeline has fallen to 1.9 million sq m in 2026, according to Savills.

More and more developers are acquiring existing sites with redevelopment potential. Developers’ share of total market volumes increased from 5.9% in the 2020-2022 period to 19.7% in the 2023-2025 period. In 2025, developers became the largest investor group in the logistics real estate market.

According to Savills, this reflects a fundamental shift in the way new logistics space is created. Developers are positioning themselves for the next phase of growth by acquiring and transforming existing sites.

Meanwhile, the challenges facing new construction continue to intensify. Savills research shows that 99.8% of Dutch logistics properties are located within 25 kilometres of a Natura 2000 site. These are areas designated as important for safeguarding European biodiversity, meaning that nitrogen regulations, implemented by the Dutch government to reduce nitrogen deposition and improve the quality of nature areas, play an important role in virtually every development. Grid congestion is also having a greater impact on project feasibility. Currently, 67.6% of logistics properties are located in areas experiencing electricity grid congestion.

Marc Albinus, Associate Director Logistics & Industrial at Savills in the Netherlands, says: “Existing sites often already have infrastructure, permits or grid connections in place. As a result, brownfield sites are becoming more attractive compared with traditional greenfield development locations.”

Savills expects the redevelopment, sustainability enhancement and upgrading of existing logistics buildings to play an increasingly important role in the Dutch real estate market in the coming years.

Read the full report here.