Industrial Warehouses in Lisbon: Zone-by-Zone Guide (2026)
Map of industrial zones in the Lisbon Metropolitan Area: availability, rents by zone and logistics market trends in 2026.
The availability rate for industrial warehouses in Lisbon stands at 2.76%, one of the lowest in Europe (Savills, 2026). For anyone looking for space, this translates into a concrete reality: there are fewer than 3 sqm vacant for every 100 sqm of existing warehouse in the region.
This guide analyses the main industrial zones in the Lisbon Metropolitan Area, zone by zone, with data on rents, availability and the projects that will shape the market in the coming years. If your company needs a warehouse, you will understand where to look and what to expect.
What Has Changed in Lisbon's Logistics Market
The logistics market in the Lisbon Metropolitan Area has transformed in recent years. Total stock in Portugal grew 30% since 2019, reaching 5.5 million sqm (Distribuição Hoje, 2026). The Lisbon region alone accounts for around 3.5 million sqm of that total.
Prime rents went from EUR 3.50/sqm/month in 2019 to EUR 5.50-7.00/sqm/month in 2026, an increase of approximately 40% (Distribuição Hoje, 2026). Take-up in 2025 was 492,049 sqm, a 36% drop compared to 2024, but still above the pre-pandemic average of 200,000 sqm/year (Construir, 2026).
Accumulated demand in the Lisbon Metropolitan Area is estimated at around 1 million sqm, while the pipeline of new projects for the next two years is in the range of 360,000 to 590,000 sqm. Even if all projects go ahead, supply will fall short of demand.
The drivers of this demand are e-commerce growth, nearshoring of industrial operations to Portugal and the increasing requirement for spaces with environmental certification (BREEAM, LEED) and modern infrastructure (Hipersuper, 2026).
Industrial Zones Within the Municipality of Lisbon
Within the city limits of Lisbon, industrial space is increasingly scarce. Zones that historically housed factories and warehouses are being converted to mixed-use, creative or residential purposes.
Marvila and Beato represent the most visible case of this transformation. The former Military Maintenance Factories, founded in 1897, gave way to the Beato Creative Hub: 50,000 sqm across 18 buildings, with a forecast of 3,000 jobs. Companies such as Super Bock Group, Delta Cafés and Startup Lisboa have already set up in the space.
Alcântara followed a similar path. The former textile zone, active since 1846, was converted in 2008 with the creation of LX Factory, a creative and commercial hub covering 23,000 sqm. The area is now integrated into the Alcântara Valley Green Corridor, which connects Monsanto Park to the Tagus River.
Lisbon's current Municipal Master Plan requires that 70% of the floor area in consolidated industrial zones maintains industrial and warehousing use. This limits full conversion, but in practice the supply within the city continues to shrink.
Olivais and the Airport area retain some industrial activity, benefiting from proximity to Humberto Delgado Airport and access to the A1 and CRIL motorways. However, urban pressure and prices per sqm make this area uncompetitive for large-scale logistics operations.
For companies that need industrial warehouses with areas above 1,000 sqm, the real options are outside the city limits: in the northern corridor (Loures, Vila Franca de Xira) and along the Alverca-Azambuja axis.
Northern Corridor: Sacavém, Prior Velho and Camarate
The northern corridor, centred on the municipality of Loures, is the most sought-after industrial zone for companies that need proximity to Lisbon without paying city-level rents. Access to the CRIL ring road, the A1 motorway and the Vasco da Gama Bridge puts this zone minutes from the Airport and Lisbon's city centre.
Sacavém and Prior Velho offer a diverse range of warehouses, from 500 sqm spaces to units over 4,000 sqm. Clear heights range from 4.5 to 6.75 metres, with loading gates sized for heavy goods vehicles (up to 10 metres wide). Rents are between EUR 6.00 and 10.00/sqm/month, depending on the area, condition and specifications of the space.
Camarate, also in Loures, is receiving new developments. Santa Maria Park offers 12 units with areas between 2,280 and 25,387 sqm, equipped with loading docks and offices, positioned for last-mile logistics.
Prior Velho and Sacavém offer the best balance between road access and rent per sqm. If your operation depends on fast deliveries across the Lisbon Metropolitan Area, this zone allows you to cover Lisbon, the South Bank and the northern axis within a radius of under 30 minutes.
It is also in this zone that Panattoni built Panattoni Park Lisbon-City (Santa Iria de Azóia): 85,000 sqm of gross leasable area across 4 warehouses, with BREEAM Excellent certification, just 11 km from the airport (Idealista, 2024).
For a detailed analysis of the projects transforming Loures, see our article on the logistics boom in Loures.
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Alverca-Azambuja Axis: The Largest Logistics Hub in Portugal
The Alverca-Carregado-Azambuja-Alenquer corridor is the largest logistics hub in Portugal, with around 1,000 hectares of infrastructure, and is responsible for approximately 80% of port cargo on the north bank (O Mirante, 2023).
This axis stands out for its multimodality: it integrates air, rail, maritime, river and road transport modes. It includes a cargo transfer platform to connect Iberian gauge with European gauge (Madrid-Lisbon mixed line) and a river terminal in Castanheira do Ribatejo for short sea shipping.
The anchor project is Lisboa Park (Lisbon North Logistics Platform), developed by Merlin Properties: 225,000 sqm of warehouses, an investment of EUR 150 million, with 15-metre clear heights and one loading dock per 500 sqm. It is the largest logistics park in the country.
Rents in the Castanheira-Azambuja corridor range between EUR 5.25 and 5.65/sqm/month, below the zones closer to Lisbon. For operations that do not require urban last-mile delivery, this axis offers the best cost per sqm in modern spaces.
Logicor has conversion projects planned for 2026: 30,000 sqm in Póvoa de Santa Iria and 10,000 sqm in Alverca (Logicor, 2025). Olicargo operates logistics centres in Castanheira do Ribatejo, Alverca and Póvoa de Santa Iria.
Oeiras, Sintra and the South Bank
Beyond the northern corridor, there are alternatives with distinct characteristics.
Oeiras (Carnaxide, Barcarena) combines industrial space with proximity to the Taguspark technology corridor. The area attracts operations that need warehouse and office in the same building, but supply is limited and prices tend to be higher.
Sintra (Algueirão-Mem Martins, Sacotes area) offers spaces with generous yards (up to 3,000 sqm of outdoor area) at rents between EUR 8.00 and 9.00/sqm/month. It is an option for operations requiring significant outdoor space.
The South Bank is emerging as an alternative. VGP Montijo was completed in 2025, Logicor Barrão Hub (Barreiro) is expected to be completed in the second quarter of 2026, and Blackstone has pipeline projects for Alcochete (Hipersuper, 2026). With the completion of the Third Tagus Crossing, this area could gain further relevance.
Malveira Prime Logistics (Blackstone/M7) brings 68,000 sqm of built area to the municipality of Mafra, with BREEAM Excellent certification and completion expected in 2026. Located 20 minutes from Lisbon and 5 minutes from the A8 motorway, it represents an alternative for those willing to be outside the traditional axes.
New Projects and 2026 Pipeline
Investment in the industrial and logistics sector reached around EUR 310 million in 2025, representing 12% of total real estate investment in Portugal (Supply Chain Magazine, 2026). The pipeline for the next two years in the Lisbon Metropolitan Area includes approximately 14 projects, of which 34% are already pre-let.
| Project | Zone | Area (sqm) | Developer | Expected |
|---|---|---|---|---|
| Panattoni Park Lisbon-City | Loures (Santa Iria) | 85,000 | Panattoni | Completed 2025 |
| Lisboa Park (Phase II) | Castanheira do Ribatejo | 225,000 | Merlin Properties | Completed 2025 |
| VGP Montijo | Montijo | n/a | VGP | Completed 2025 |
| Logicor Barrão Hub | Barreiro | n/a | Logicor | Q2 2026 |
| Logicor Póvoa de Santa Iria | Vila Franca de Xira | 30,000 | Logicor | 2026 |
| Logicor Alverca | Vila Franca de Xira | 10,000 | Logicor | H2 2026 |
| Malveira Prime Logistics | Mafra | 68,000 | Blackstone/M7 | 2026 |
| Santa Maria Park | Camarate, Loures | 25,387 | n/a | Marketing |
In addition, the ports of Lisbon and Setúbal plan investments of EUR 1.2 billion through 2035, aiming to increase capacity from 18.2 to 25 million tonnes per year (ECO, 2025).
Rents by Zone: What to Expect in 2026
Rents vary significantly depending on the zone, proximity to Lisbon and the specifications of the space.
| Zone | Rent (EUR/sqm/month) | Profile |
|---|---|---|
| Lisbon city (Olivais, Marvila) | EUR 7.00-10.00+ | Very limited supply, older spaces |
| Prior Velho / Sacavém (Loures) | EUR 6.00-10.00 | Diverse areas, good access |
| Camarate / Santa Iria (Loures) | EUR 5.50-7.50 | New developments, last-mile |
| Oeiras (Carnaxide, Barcarena) | EUR 7.00-9.00 | Proximity to tech corridor |
| Sintra (Sacotes) | EUR 8.00-9.00 | Generous yards |
| Alverca / Póvoa de Santa Iria | EUR 5.25-6.50 | Consolidated logistics corridor |
| Castanheira / Azambuja | EUR 5.25-5.65 | Prime axis, large areas |
| South Bank (Montijo, Barreiro) | EUR 4.50-6.00 | Emerging supply |
Rent per sqm is only the starting point. Consider the deposit (2 to 3 months), property tax (IMI), mandatory insurance and any fit-out works (EUR 50-200/sqm). For a complete cost analysis, see our guide on warehouse prices by zone.
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How to Choose the Right Zone for Your Business
The choice of zone depends on the type of operation, distribution radius and available budget.
Last-mile logistics (same-day deliveries in Lisbon): Prior Velho, Sacavém or Camarate. Access to the CRIL ring road and proximity to the city centre allow you to cover the Lisbon Metropolitan Area with competitive delivery times.
Regional or national distribution: Alverca-Azambuja axis. Multimodality (road, rail, port) and lower rents for large areas.
Mixed operations (warehouse + office): Oeiras or Prior Velho. Both zones offer spaces with an integrated administrative component.
Storage with significant outdoor area: Sintra or Vila Franca de Xira. Yards of 1,500 to 3,000 sqm at competitive prices.
With only 2.76% availability, well-located spaces are let quickly. If you find a warehouse that matches your profile, decision time is a critical factor. Prolonging negotiations may mean losing the space to another interested party.
To understand how to calculate the area your company needs before starting your search, see our warehouse area calculation guide.
Frequently Asked Questions
The availability rate in the Lisbon Metropolitan Area stands at 2.76% (Savills data, March 2026). This means that for every 100 sqm of warehouse, fewer than 3 are vacant. Portugal has one of the lowest rates in Europe.
Rents range between 5.25 and 10.00 euros per sqm/month, depending on the zone. In the prime Castanheira-Azambuja corridor, rents are between 5.25 and 5.65 euros/sqm/month. In Prior Velho and Sacavem (Loures), between 6.00 and 10.00 euros/sqm/month.
The main zones are divided into three corridors: the northern corridor (Sacavem, Prior Velho, Camarate in Loures), the Alverca-Azambuja axis (the largest logistics hub in Portugal with 1,000 hectares) and the South Bank (Montijo, Barreiro, Alcochete). Within the municipality of Lisbon, industrial supply is increasingly scarce.
The pipeline includes around 14 projects totalling 360,000 to 590,000 sqm. Highlights: Malveira Prime Logistics (68,000 sqm), Logicor Barrao Hub in Barreiro, Logicor Povoa de Santa Iria (30,000 sqm) and Santa Maria Park in Camarate. Around 34% of this area is already pre-let.
Prior Velho (Loures) is one of the most sought-after zones for industrial warehouses in the Lisbon Metropolitan Area. Direct access to the CRIL ring road, proximity to the Airport (under 10 minutes) and the Vasco da Gama Bridge make this zone a reference for urban logistics. Rents are between 6.00 and 10.00 euros/sqm/month.
The South Bank is emerging as a competitive alternative, with rents between 4.50 and 6.00 euros/sqm/month. New projects in Montijo and Barreiro are improving supply. For operations that do not depend on fast access to central Lisbon, it can be an option with good value for money.
The market is marked by a shortage of supply and rents at historic highs. Stock in the Lisbon region is around 3.5 million sqm, but accumulated demand exceeds 1 million sqm. Investment in the sector reached 310 million euros in 2025, confirming the interest of major international developers.
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