In the evolving world of global supply chains, logistics infrastructure has moved far beyond its traditional role as a passive support function. Today, it is a strategic value driver for multinational occupiers, institutional investors, and long-term asset owners, directly influencing speed to market, cost efficiency, resilience, and competitive advantage. As supply chains become more time-sensitive and customer expectations continue to rise, the ability to move goods quickly, reliably, and at scale has become a defining factor in business performance.
Within Europe, this transformation is particularly visible in the Netherlands, a country that has long positioned itself as a gateway for international trade. Its success is anchored not only in geographic centrality, but in a highly integrated logistics ecosystem that combines air, road, rail, inland waterways, and port infrastructure. At the centre of this network sits Amsterdam’s Schiphol Airport, supported by a well-distributed group of regional airports that together form a critical backbone for high-velocity logistics operations.
These airport ecosystems play a decisive role in enabling the rapid movement of high-value, time-critical, and temperature-sensitive goods across Europe and beyond. Their connectivity and operational scale are reshaping how occupiers design distribution strategies, how investors allocate capital, and how logistics real estate is planned, developed, and valued. As a result, demand for well-located, high-specification logistics assets around major airports and regional air hubs is intensifying, reinforcing the Netherlands’ position as one of Europe’s most sophisticated and resilient logistics real estate markets.
Why Schiphol Matters for Logistics and Real Estate
Amsterdam Airport Schiphol is not simply a passenger gateway; it is one of Europe’s most pivotal cargo and logistics hubs, handling large volumes of high-value and time-sensitive freight each year. Schiphol’s extensive international network, serving hundreds of destinations across continents, underpins its strategic role in global trade flows. The Netherlands’ central European location provides access to an estimated 170 million consumers within a 500 km radius, a factor that makes Schiphol indispensable to efficient distribution strategies.
From a logistics real estate perspective, the airport’s connectivity translates directly into operational value for occupiers. Fast, reliable access to air freight services is a critical asset in sectors such as pharmaceuticals, high-tech electronics, perishables, e-commerce, and just-in-time manufacturing. Schiphol’s ability to connect supply chains across continents accelerates movement of goods and enables businesses to meet tight delivery windows, a competitive advantage in supply chain performance that is difficult to replicate elsewhere.
Crucially, Schiphol’s influence extends beyond the runway. The airport has been developed according to the “AirportCity” model, in which real estate including logistics buildings, offices, commercial spaces, and service infrastructure is integrated into a high-performance ecosystem. This diversification of real estate functions around the airport enhances the value proposition for investors and occupiers, offering vibrant locations that combine logistics efficiencies with broader business services.Regional Airports: Complementary Assets in the Logistics Network
While Schiphol dominates headlines, several regional airports in the Netherlands such as Rotterdam The Hague Airport, Eindhoven Airport, and Lelystad Airport play a critical supporting role in the country’s air logistics infrastructure. Rotterdam and Eindhoven, in particular, serve niche cargo and scheduled freight operations and relieve capacity pressures from Schiphol by handling overflow cargo, facilitating specialized logistics flows, or serving as staging grounds for regional distribution.
These regional hubs complement Schiphol’s massive throughput, helping to distribute cargo workloads and increase resilience in supply chains. For occupiers, such diversified access points reduce dependency on a single node and offer flexibility in routing options essential for firms engaged in high-velocity logistics where speed, reliability, and redundancy are paramount.
From an investment perspective, real estate near these regional airports presents emerging opportunities. Yields in traditional core logistics hotspots can compress due to high demand and limited supply, but airports with strong feeder traffic and growing cargo operations offer attractive alternatives for investors seeking long-term growth and diversification.
Integrated Infrastructure and Multimodal Connectivity
One of the Netherlands’ greatest strengths is its highly integrated multimodal infrastructure. Schiphol and regional airports are linked seamlessly with major highways, high-speed rail networks, inland waterways, and major seaports such as Rotterdam, the largest port in Europe forming a holistic transport node that supports efficient movement of goods across modes.
For occupiers, especially those with omni-channel distribution models, this connectivity enhances agility and cost efficiency. Cargo arriving by air can be transferred rapidly to truck or rail, enabling fast onward distribution throughout Europe. This synergy is particularly beneficial for e-commerce companies, third-party logistics providers (3PLs), and manufacturers who require flexible, responsive logistics solutions.
Real estate investors regard such integrated transport ecosystems as a predictable demand driver for logistics facilities, from high-specification warehouses and cold chain facilities to last-mile distribution centres. Assets proximal to airport infrastructure consistently demonstrate stronger occupier interest and rental growth relative to less connected locations, a trend visible across major European logistics markets.
Real Estate Trends: Demand, Design and Sustainability
The broader European logistics real estate market continues to witness strong interest from both occupiers and investors, even as market dynamics evolve. A notable trend is that occupiers are increasingly focused on space adaptability, efficiency, and sustainability. Research from industry sources highlights that attributes like warehouse building height, energy efficiency, capacity for technological integration, and power resilience are top considerations for modern logistics facilities.
This evolution reflects occupiers’ desire to support advanced operations such as automation, robotics, and EV-ready infrastructure capabilities that are essential for high-velocity logistics hubs connected to major airports. For institutional investors, properties that enable these operational advancements often command premium valuations and stronger performance over time.
Simultaneously, broader trends in European logistics reveal that the sector’s popularity among investors remains high, with a significant majority indicating plans to allocate capital into industrial and logistics real estate assets over the coming years. This demand underscores a structural belief in the resiliency and strategic importance of logistics infrastructure in the global economy.
What’s Driving the Next Phase of Airport-Led Logistics Growth in Europe?
As occupiers and investors navigate this landscape, several themes consistently emerge in industry discussions:
- How will capacity constraints and sustainability goals shape airport logistics infrastructure expansions?
Airports like Schiphol are investing billions in modernisation and sustainability initiatives to enhance operational performance and reduce environmental impact. - What role do regional airports play in expanding cargo capacity, and how can real estate around these nodes capture future growth?
The network effect of multiple airports strengthens resilience and provides options for specialised cargo operations. - How is e-commerce growth reshaping demand for air logistics and adjacent warehousing in Europe?
Increased express cargo volumes and the need for speed have intensified occupier interest in airport-proximate logistics real estate. - What investment strategies are most effective in a market with limited prime logistics land supply and yield compression?
Investors and owners seek creative solutions such as sale & leasebacks, forward commitments, and develop-to-suit projects to secure assets in core locations.
Enabling Strategic Logistics Real Estate Decisions in a Complex Market
In a rapidly evolving logistics environment shaped by airport-led connectivity, infrastructure constraints, and shifting occupier needs, having the right real estate strategy is increasingly critical. Navigating opportunities around major airport ecosystems such as Schiphol and key regional hubs requires a deep understanding of both operational requirements and investment dynamics.
Within this context, RENEW Real Estate (RRE) acts as a strategic partner for occupiers, investors, and asset owners seeking to optimise their position in the logistics real estate market. The firm focuses on delivering property investment solutions that extend beyond traditional advisory, supporting clients across the full lifecycle of logistics assets. This includes sourcing and securing well-located industrial and logistics properties in airport-adjacent and regional markets that align with long-term operational and capital objectives.
RRE also supports occupiers in unlocking capital through structured sale & leaseback solutions, allowing businesses to release value tied up in real estate while maintaining uninterrupted operations and location certainty. For organisations looking to future-proof their logistics footprint, RRE facilitates tailored development strategies, delivering high-specification facilities designed around automation readiness, sustainability performance, and connectivity to key transport nodes.
Grounded in strong local market knowledge and a pan-European perspective, RRE helps clients identify the right entry points, manage risk effectively, and create durable long-term value in increasingly competitive logistics markets across the Netherlands and wider Europe.
