Logistics property
A logistics property is a warehouse or distribution building set up for the flow of goods: receiving, picking, storage and dispatch. The segment has grown markedly since the mid-2010s, driven by e-commerce, shorter delivery promises and a greater need for distribution links close to customers. Today, logistics is one of the most sought-after segments within commercial property in Norway, often priced at a lower yield than retail and on a par with modern offices.
The technical requirements differ substantially from offices and retail, and they determine what a building can be used for. Standard parameters in a modern warehouse: clear ceiling height of 10-12 m for high racking (older warehouses with 6-8 m do not qualify for modern pallet flow), one loading door per roughly 1,000 m² of floor area with room for lorry manoeuvring across 35 m outside the doors, a floor load capacity of 5 tonnes/m² or more for heavy racking, and a sprinkler system dimensioned in line with TEK17. Modern facilities also have automation-ready floors (laser tolerance), full ESFR sprinklers and energy-efficient climate control. Older warehouses without these parameters must be repositioned to lower segments (city logistics, small-scale distribution) or sold at a significant discount.
The location follows the transport infrastructure. Norwegian logistics nodes lie along the E6 and E18 north and south of Oslo (Berger, Vestby, Skedsmo, the Gardermoen axis), around Bergen, Trondheim, Stavanger and Kristiansand, and on land set aside for business use in the kommuneplan (municipal master plan) and reguleringsplan (zoning plan). Access to freight rail (Alnabru as the hub) and ports (Oslo havn, Risavika, Drammen) adds value for heavy goods categories. Proximity to a European route within 5-10 minutes' drive is nearly always an absolute precondition; buildings without it do not qualify as logistics in the prime yield segment.
The contracts are typically long. A contract length of 10-15 years is the norm, often signed as bare house or triple net agreements where the tenant handles operation, maintenance, property tax and insurance. Many logistics buildings are built for one specific tenant (build-to-suit), with site purchase, zoning, construction and handover taking 18-30 months. The consequence is that the entire contract value rests on the tenant's credit, and a logistics property without a contract is nearly always very hard to sell before letting is in place.
Logistics is also a field where sustainability requirements come through early. Large tenants (Posten, Schenker, grocery chains, e-commerce operators) increasingly require BREEAM-NOR certification, solar roofs, charging infrastructure for heavy vehicles and low-carbon concrete. These requirements are mirrored on the investor side through the EU taxonomy, which affects the financing available. The Energy Label for commercial buildings is mandatory on sale and letting, and it often shows that older warehouses fall into lower energy classes, with matching discounts.
In Placepoint you can examine a property in the property panel and see building types, area, contacts and which tenants are registered. The example Site search with matching shows how to find suitable sites along the logistics axis.
How this looks in Placepoint
In Placepoint you find this in Property panel:
From Placepoint's glossary: Logistics property
More information: Eiendom Norge: Market Reports, Akershus Eiendom: Market Report, DiBK: TEK17
English: Logistics property.
Frequently asked questions
What is a logistics property?
A warehouse or distribution building set up for the flow of goods. The segment has grown markedly, driven by e-commerce and shorter delivery promises, and is today one of the most sought-after within commercial property.
What technical requirements apply to a modern logistics building?
A clear ceiling height of 10-12 m, one loading door per roughly 1,000 m², a floor load capacity from 5 tonnes/m², a sprinkler system in line with TEK17, and 35 m of manoeuvring space in front of the doors. Older warehouses with a ceiling height of 6-8 m do not qualify for modern pallet flow.
What does "build-to-suit" mean?
That the building is put up for one specific tenant with tailored specifications and a long contract in place before construction starts, typically 10-15 years as a bare house or triple net agreement.
Where are the most important Norwegian logistics nodes?
Along the E6 and E18 north and south of Oslo (Berger, Vestby, Skedsmo, Gardermoen), and around Bergen, Trondheim, Stavanger and Kristiansand. Proximity to freight rail (Alnabru) and ports is a plus for heavy goods categories.