What Hillwood Polska does

Hillwood Polska is the Polish operating subsidiary of Hillwood Development Company, a privately held real estate firm founded by the Perot family. The Polish business was established in 2014 when Hubert Michalak opened the Warsaw office and has since grown into a leading developer, owner, and manager of Class A warehouse, logistics, and industrial real estate across all 16 Polish voivodeships. Its Polish portfolio comprises 4 million m² of delivered and acquired warehouse space, 2.1 million m² under direct own-and-manage operations, and approximately 2.0 million m² in the development pipeline. The customer base numbers 250+ tenants spanning e-commerce and retail (Amazon, Zalando), third-party logistics (DHL Express, DPD Polska, DSV, Rhenus), automotive/DIY (TOYA S.A.), tissue products, and other industries.

The company offers three product lines: standardized Class A logistics centers (Hillwood Poznań Czempiń, Hillwood Łowicz Południe, Hillwood Rawicz, Hillwood Bytom, Hillwood Gubin, Hillwood Wrocław Goszczyna, Hillwood Zgorzelec); large-scale industrial parks (Industrial Park Poland Konin at 600,000 m², Industrial Park Nidzica at 335,000 m², Industrial Park Tychy at 97,000 m²); and tailored Build-to-Suit (BTS) and Build-to-Own (BTO) services. Properties are uniformly BREEAM-certified (with multiple at "Excellent"), equipped with photovoltaic installations, LED lighting, ESFR sprinkler systems, and — at flagship parks — utility-scale power, water, and gas infrastructure. Sites are placed along Poland's primary highway corridors (A1, A2, A4, S5, S7, S8).

Hillwood Polska generates revenue primarily through long-term leases of warehouse and industrial facilities, supplemented by BTS/BTO custom-development fees and occasional outright property sales (e.g., the June 2026 sale of Hillwood S8 Warsaw South to TOYA S.A.). The go-to-market motion is consultative enterprise field sales, with Business Development Directors and Leasing Managers organized by region (Central Poland, Greater Poland, Upper Silesia, Lower Silesia, Warsaw). Pricing is quote-based and not publicly disclosed. During 2025–2026 the company secured approximately EUR 755 million in debt financing across Bank Pekao S.A. (EUR 160M), Bank Millennium (EUR 155M), and Aareal Bank (EUR 440M total), reflecting EUR 1+ billion in cumulative realized investments in Poland and indicating continued balance-sheet expansion.

Name

Hillwood Polska

Legal name

Hillwood Development Company

Website

https://hillwood.pl

Company type

Private

Founded year

2014

Operating status

Operating

Headcount range

11–50 employees

Short description

Hillwood Polska develops and manages Class A warehouse, logistics, and industrial real estate across Poland, operating 2.1 million m² owned/managed space and serving 250+ tenants including Amazon, DHL, and Zalando via logistics centers, industrial parks, and BTS/BTO developments along key highway corridors.

Ownership category

akta.pro rank

Product category

Industrial and Logistics Real Estate

NAICS

Real Estate Property Managers (53131)

SIC

Land Subdividers & Developers (No Cemeteries) (6552), Public Warehousing & Storage (4220)

akta.pro primary industry

Industrial & Logistics Property Management (BPAJAGAC)

akta.pro secondary industries

Warehousing & Logistics Facilities Brokerage (BPAJACAA), Land & Development Site Brokerage (BPAJABAG)

Keywords

• Warehouse real estate development
• Logistics property leasing
• Industrial park development
• Build-to-suit facilities
• Class A warehousing

Headquarters

HQ city

Warszawa

HQ country

Poland

HQ region

Europe

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Infrastructure, Supply Chain, Personnel, Operations, Marketing or Sales, Technology or R&D

Revenue model

1. Warehouse and Industrial Property Rental: Hillwood generates revenue primarily through long-term leases of Class A warehouse and logistics facilities across Poland. Properties are offered in various sizes with flexible module configurations to accommodate different tenant requirements.
2. Build-to-Suit (BTS) Development: Custom-built warehouse and industrial facilities designed to tenant specifications, from land acquisition through construction and delivery.
3. Build-to-Own (BTO) Development: Custom-built properties that become client ownership upon completion, enabling strategic real estate investment.
4. Property Sales: Occasional sales of completed or operational properties to investors or end-users, such as the sale of Hillwood S8 Warsaw South to TOYA S.A.

Pricing tiers

Go-to-market motion2 records

Distribution channels3 records

Marketing channels6 records

Core offering

Hillwood Polska develops, owns, and leases Class A warehouse, logistics, and industrial real estate properties across Poland. The company offers a portfolio of standardized logistics centers and large-scale industrial parks, complemented by Build-to-Suit (BTS) and Build-to-Own (BTO) custom development services that span from site selection through construction to long-term property management.

Product overview

Hillwood Polska is a leading investor, owner, and developer of warehouse, logistics, and industrial real estate in Poland. The company operates a portfolio of distinct products including Class A logistics centers (Hillwood Poznań Czempiń, Hillwood Łowicz Południe, Hillwood Rawicz, Hillwood Bytom, Hillwood Gubin, Hillwood Wrocław Goszczyna, Hillwood Zgorzelec), large-scale industrial parks (Industrial Park Poland Konin with 600,000 m², Industrial Park Nidzica with 335,000 m², Industrial Park Tychy with 97,000 m²), and specialized services (BTS Build-to-Suit and BTO Build-to-Own). The portfolio spans key Polish logistics regions including Greater Poland, Lower Silesia, Silesia, Łódź Voivodeship, Lubuskie, and Mazowieckie.

Differentiator

Problem solved

Functional benefit

Brands

• Industrial Park Poland: Large-scale industrial park project located in Krągola near Konin, offering over 600,000 sqm of modern Class A warehouse space (BTS or BTO format).
• Industrial Park Nidzica
• Industrial Park Tychy

Products and services

• BTS (Build-to-Suit) Custom-built warehouse and logistics properties designed and developed to tenant operational and logistical requirements, covering the full process from site selection and land acquisition through construction to final handover.
• BTO (Build-to-Own) Properties built by Hillwood Polska that transfer to client ownership upon construction completion, enabling strategic real estate investment by tenants.
• Industrial Park Poland Konin Large-scale industrial and logistics park offering over 600,000 m² of modern Class A warehouse space (BTS or BTO format), located directly on the A2 highway near Konin with technical infrastructure including 200MW power supply, 100MWp green PV energy, 340 m³/24h water supply, and 12,000 m³/24h natural gas network.
• Industrial Park Nidzica Modern industrial investment area of approximately 114 hectares for logistics, production, photovoltaic installations (OZE), and commercial services, located near express road S7 with connectivity to Warsaw and the Tri-City area.
• Industrial Park Tychy Production-logistics complex comprising seven modern halls designed for highest functionality and efficiency standards, holding BREEAM In-Use certification with Excellent rating planned. Total area 97,000 m².
• Hillwood Poznań Czempiń Modern logistics center offering over 107,000 m² of warehouse space, located near express road S5 with quick access to Poznań and 18 km from the A2 highway.
• Hillwood Łowicz Południe Warehouse park with two halls totaling over 108,000 m², located near the A2 highway (Łowicz exit) providing connection to Warsaw and Berlin. Holds BREEAM Excellent certification.
• Hillwood Rawicz Class A warehouse center offering nearly 147,000 m² of modern warehouse space, located at the border of Greater Poland and Lower Silesia provinces near express road S5. Holds BREEAM Excellent certification.

Quantifiable outcome

• 250+ tenants served across Poland since market entry
• +4 more outcomes

Named customers9 records

Segments6 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature5 records

Partnerships

Two partnerships are on record, tiered minor.

• CMS Cameron McKenna Nabarro OlswangminorOthersWarsaw office of CMS provided legal advisory support to Bank Pekao S.A. during the EUR 160 million portfolio financing transaction.
• A&O ShearmanminorOthersA&O Shearman provided legal advisory services to Hillwood Polska during the EUR 160 million portfolio financing transaction with Bank Pekao S.A.

Scale indicators13 records

Recent moves8 records

Expansion highlights6 records

Direct peers

• CTP: Central European industrial and logistics developer with extensive Polish stock along similar corridors, targeting the same BTS/large-format industrial park tenants and offering comparable build-to-suit services.
• Prologis Poland: Global industrial REIT with a major Polish portfolio of Class A logistics parks serving 3PL, e-commerce, and manufacturing tenants in the same regions as Hillwood; Renata Michalczyk on Hillwood's team was previously Head of PM Europe at Prologis.
• Logicor: Pan-European logistics real estate owner and developer with a large Polish footprint serving similar retail, 3PL, and manufacturing tenants; overlaps with Hillwood in major distribution hubs.
• Panattoni: Largest logistics and industrial real estate developer in Poland and Europe, operating in the same primary geographies and customer segments as Hillwood Polska, with comparable BTS/speculative offerings on identical highway corridors.
• P3 Logistic Parks: European owner-operator of logistics parks with a substantial Polish portfolio; targets identical e-commerce, retail, and 3PL tenants and competes for BTS mandates in the same voivodeships.
• 7R: Polish-focused industrial and logistics developer active in the same regions and customer segments, with comparable BTS product and a strong pipeline overlapping Hillwood's A1/A2/S5/S8 corridor strategy.
• GLP Poland: Global logistics developer with Polish operations focused on large-scale distribution centers serving e-commerce and 3PL customers, directly comparable to Hillwood's industrial park and logistics center products.
• SEGRO Poland: European-listed industrial REIT operating Big Box and urban logistics parks across Poland, competing directly for 3PL, retail, and e-commerce tenants in Warsaw, Łódź, and Silesia.
• Goodman Poland: Global logistics real estate developer with significant Polish operations; offers BTS and speculative Class A warehouses to large enterprise and 3PL customers on comparable terms and locations.

Broad incumbents

• Hillwood Development Company: Parent company of Hillwood Polska with 28.53 million m² of global delivered/acquired space; provides capital, brand, and operational platform to the Polish subsidiary and operates overlapping industrial real estate product lines in other geographies.

Market position

Weaknesses4 records

Competitive moat5 records

Key risks5 records

Key highlights7 records

Customer concentration

• LinkedInlinkedin.com/company/hillwood-polska

Compliance1 record

Revenue estimate

Valuation estimate

Number of profiles

Profiles12 records

Subsidiaries1 record

Funding overview

Funding rounds1 record

Investors1 record

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Hillwood Polska