Industrial Warehouse Prices in Greater Lisbon in 2026
Guide with industrial warehouse prices by area in Greater Lisbon. Rents, acquisition costs and total occupancy cost in 2026.
- Prime rents in the Area Metropolitana de Lisboa: €5.50–€10.00/m²/month, depending on area and specifications (JLL, Q3 2025).
- Only 3–4% of spaces are available: limited supply, modern warehouses highly sought after (Savills / Cushman & Wakefield, 2025).
- Sacavem-Alverca corridor: €5.50–€10.00/m²/month, over 61% of the region's logistics capacity.
- A1 corridor (Azambuja-Carregado): €4.50–€5.65/m²/month, national distribution hub.
- South Bank (Palmela-Setubal): €3.00–€5.00/m²/month, best price-to-specification ratio.
- Total occupancy cost: add 20–30% to the advertised price to get the real cost (IMI, insurance, service charges, fit-out).
Only 3 to 4% of logistics warehouses in the Area Metropolitana de Lisboa are available (Savills, 2025 / Cushman & Wakefield, Q4 2025). If you are looking for a space with good specifications, the likelihood of finding several available options in your preferred area is low. This guide presents industrial warehouse prices by area, with verified rental and sale values, costs that property portals do not show, and criteria for choosing the right location based on your operation's profile.
Industrial Market in Greater Lisbon in 2026
The market remains under demand-side pressure. Rents grew approximately 10% in 2025 (Savills, Q1–Q3 2025), driven by the scarcity of modern spaces and the sustained growth of e-commerce and industrial nearshoring. Total stock in the region is approximately 3.52 million m² (Savills, 2025), with the Castanheira-Azambuja and Sacavem-Alverca corridors concentrating over 61% of the region's logistics capacity.
In 2025, 303,250 m² of new logistics space was delivered, but the new supply is mostly pre-committed (Cushman & Wakefield, Q4 2025). For those looking for a warehouse, this means two things: prices are not going to drop, and spaces with good specifications in established areas face demand that exceeds supply.
Warehouses with a clear height above 8 m, loading docks and energy certification B or higher in prime areas may have a waiting list. If you have found something that fits your operation, evaluate it quickly.
Prices by Area: Rental and Sale
The following values are based on 2025 market data published by Cushman & Wakefield, JLL, Savills and CBRE. Prices vary depending on the property's specifications, condition and ancillary areas.
Sacavem-Alverca Corridor (Premium Zone)
This is the area with the highest demand for operations that value proximity to the airport and quick access to Lisbon.
| Location | Rent (€/m²/month) | Sale (€/m²) | Profile |
|---|---|---|---|
| Sacavem/Bobadela | €6.00–€10.00 | €1,100–€1,500 | Urgent operations, airport proximity |
| Loures/Prior Velho | €6.00–€8.50 | €1,000–€1,400 | Fast logistics, e-commerce |
| Alverca/Vila Franca | €4.50–€5.50 | €750–€1,050 | Regional distribution |
Prime rents in this area align with the values reported by JLL for Amadora-Odivelas, at €6.50/m²/month (JLL, Q3 2025). Access via CRIL, A1 and A8 places these locations 15–20 minutes from the airport. For operations with frequent deliveries in Lisbon or airport pickups, the additional cost per m² is offset by time savings and logistics efficiency.
A1 Corridor: Carregado, Azambuja and Benavente
The A1 North logistics corridor concentrates the major distribution platforms. Rents in the Castanheira-Azambuja corridor reached €5.65/m²/month in 2025 (Cushman & Wakefield, Q4 2025).
| Location | Rent (€/m²/month) | Sale (€/m²) | Profile |
|---|---|---|---|
| Carregado | €4.50–€5.50 | €650–€850 | Relative proximity to Lisbon |
| Azambuja | €4.00–€5.65 | €550–€750 | Established national logistics hub |
| Benavente | €3.50–€4.80 | €500–€700 | Available land, competitive pricing |
This area makes sense for national distribution, consolidation centres and large-scale operations with scheduled deliveries. The distance to Lisbon (30–45 minutes) is not an issue for B2B operations.
The area is consolidating as a national logistics hub. Major operators such as DHL, Rangel and ID Logistics have platforms here, which validates the location and attracts further development. Land for build-to-suit is still available, unlike in more central areas.
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Sintra and the Western Corridor
Sintra offers a more affordable alternative for light manufacturing and storage operations without time pressure.
| Location | Rent (€/m²/month) | Sale (€/m²) | Profile |
|---|---|---|---|
| Mem Martins/Cacem | €3.50–€5.00 | €600–€850 | Light manufacturing, workshops |
| Abrunheira | €3.20–€4.50 | €500–€700 | Storage, construction materials |
Access via IC19 and A16 places these locations 25–30 minutes from Lisbon. Local labour is abundant, which can be relevant for people-intensive operations.
Some warehouses in older industrial zones in Sintra have electrical power limitations or structural issues. A lower price may hide fit-out costs that cancel out the rent savings.
South Bank: Palmela, Setubal and Montijo
The South Bank offers the most competitive prices in Greater Lisbon, with the trade-off of crossing the Tagus.
| Location | Rent (€/m²/month) | Sale (€/m²) | Profile |
|---|---|---|---|
| Palmela | €3.50–€4.80 | €550–€800 | Automotive cluster, manufacturing |
| Setubal | €3.00–€4.50 | €450–€700 | Port infrastructure, exports |
| Montijo/Alcochete | €3.80–€5.20 | €600–€850 | Appreciation potential (airport) |
Palmela benefits from proximity to Autoeuropa and has an established automotive cluster. Setubal adds port infrastructure, relevant for import and export operations. For standalone operations or those primarily serving the south, the South Bank offers the best price-to-specification ratio.
What Influences the Price
The advertised price is just the starting point. These factors account for 30–50% variations within the same area:
- Clear height: each metre above 8 m adds significant value. Warehouses with 10 m+ are the most sought after for logistics.
- Loading docks: the number and quality of docks has a direct impact on pricing. Logistics operations require dock-height loading bays.
- Energy certification: class B or higher increases the property's value and can reduce operational energy costs.
- Age and condition: warehouses built after 2010 have modern specifications. Older ones may require fit-out works.
- Ancillary areas: proportion of offices, changing rooms, parking and yard for fleet manoeuvring.
Make sure you are comparing warehouses with equivalent specifications. A space that is €1/m² cheaper may cost €3/m² in fit-out to become operational. Always request the full technical data sheet before deciding.
Total Occupancy Cost: Beyond the Rent
The real cost of occupying a warehouse includes several layers beyond the rent or purchase instalment.
For rental:
| Item | Cost | Frequency |
|---|---|---|
| Base rent | As negotiated | Monthly |
| Service charge (industrial park) | €0.20–€0.50/m²/month | Monthly |
| Mandatory insurance | €0.15–€0.30/m²/month | Monthly |
| Security deposit | 2–3 months' rent | Upfront |
| Fit-out works | €50–€200/m² | Upfront |
For acquisition:
| Item | Cost | Reference |
|---|---|---|
| IMT (transfer tax) | 6.5% of purchase price | (PwC, 2025) |
| Stamp Duty | 0.8% of purchase price | (PwC, 2025) |
| Deed and registration | €2,000–€5,000 | Variable |
| Annual IMI (property tax) | 0.7%–0.8% of VPT | Annual |
| Preventive maintenance | 0.5%–1% of value/year | Annual |
For a warehouse rented at €5.00/m²/month, the real total occupancy cost (including service charges, insurance and utilities) can reach €6.00–€6.50/m²/month. For the acquisition of an €800,000 property, the upfront IMT and Stamp Duty costs amount to €58,400.
Always add 20–30% to the advertised base cost to get a realistic total occupancy cost. This is how you avoid surprises in the first year of operation.
How to Choose the Right Area
The choice of area should be driven by your operational profile, not just the price per m².
| Operation profile | Recommended area | Indicative rent |
|---|---|---|
| Frequent deliveries in Lisbon, airport proximity | Sacavem-Alverca | €5.50–€10.00/m² |
| National distribution, large areas | A1 Corridor (Azambuja-Carregado) | €4.00–€5.65/m² |
| Light manufacturing, workshops, controlled budget | Sintra/Western Corridor | €3.20–€5.00/m² |
| Exports, automotive cluster, standalone operations | South Bank | €3.00–€5.20/m² |
For a detailed analysis of rental costs and contract components, see our Complete Guide to Renting a Warehouse in Greater Lisbon.
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Outlook for 2026–2027
The market shows no signs of slowing down. Currently under construction are 449,900 m² of new logistics space, with a total pipeline of 758,500 m² planned (Cushman & Wakefield, Q4 2025). However, the majority of this new supply already has pre-commitments.
Rents are expected to maintain moderate growth of 5–8% in established areas, with higher appreciation potential in Montijo and Alcochete if the new airport project moves forward. Total absorption in 2025 was 484,970 m², and the structural demand from logistics operators and e-commerce companies remains robust.
For those looking for space, the practical recommendation is straightforward: if you have found a warehouse that fits your operation at market price, act on it. Limited supply and sustained demand mean that waiting for an exceptional opportunity rarely pays off. To better understand the financial analysis of renting versus buying, see our article Renting versus Buying a Warehouse: How to Decide.
Frequently Asked Questions
Average rents range between €3.00 and €7.00/m²/month depending on the area and the property's specifications. Premium areas (Sacavem, Bobadela, Prior Velho) sit between €6.00 and €10.00/m²/month, while areas like Azambuja and Benavente maintain rents between €3.50 and €5.65/m²/month. For acquisition, values range between €450 and €1,500/m² (Cushman & Wakefield, JLL, Q3–Q4 2025).
Setubal (€3.00–€4.50/m²/month), Benavente (€3.50–€4.80/m²/month) and Abrunheira (€3.20–€4.50/m²/month) offer the most competitive prices. On the South Bank, Palmela combines affordable prices (€3.50–€4.80/m²/month) with proximity to the automotive cluster and the Port of Setubal. Savings compared to premium areas can reach 30–40%.
Yes. Rents grew approximately 10% in 2025 (Savills, Q1–Q3 2025), driven by the scarcity of modern spaces and demand from logistics operators and e-commerce companies. For 2026, forecasts point to moderate growth of 5–8% in established areas. With only 3–4% of spaces available, upward pressure on prices continues.
Beyond the base rent, budget for industrial park service charges (€0.20–€0.50/m²/month), mandatory insurance (€0.15–€0.30/m²/month), upfront security deposit (2–3 months' rent) and fit-out works (€50–€200/m²). For purchase, add IMT (6.5%), Stamp Duty (0.8%), deed (€2,000–€5,000) and annual IMI (0.7–0.8% of VPT). The total occupancy cost is typically 20–30% higher than the advertised price.
It depends on the operation's profile. For national distribution, the A1 corridor (Carregado-Azambuja) offers rents of €4.00–€5.65/m²/month with strategic positioning on the north-south axis. For operations that do not depend on frequent deliveries to Lisbon, Palmela (€3.50–€4.80/m²/month) provides excellent price-to-specification ratio. Vila Franca de Xira (€4.50–€5.50/m²/month) balances price and proximity to the capital.
Long-term contracts (5+ years) can secure discounts of 10–15% and rent freezes for the first 2–3 years. Warehouses that have been vacant for more than 3 months offer greater negotiation margin. Offer to take on minor maintenance works in exchange for a rent reduction. Having concrete alternatives strengthens your negotiating position. Working with someone who knows the real market values avoids overpaying.
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