With its National Data Centre Strategy, the German federal government is accelerating the rapid expansion of digital infrastructure and aims to at least double domestic data centre capacities by 2030. As a result of this growth, requirements for large-scale commercial plots, secured power connections and grid capacities are gaining massively in importance. In many regions, these search profiles meet the logistics real estate sector, which similarly relies on functioning transport axes and available building land.
Against this backdrop, the Initiative Logistikimmobilien (Logix) has presented its 13th publication. In 22 theses, the position paper sheds light on land competition, energy-sector framework conditions, municipal planning scope and real estate implications for investors and project developers. The document was jointly compiled by Uwe Veres-Homm and Christina Waibel from the Fraunhofer Institute for Integrated Circuits IIS, alongside Florian Einck and Christian Meschenmoser from the consultancy firm gridfield.
Selective competition and higher willingness to pay among operators
A key finding of the study is that competition between the two types of use does not occur across the board, but is concentrated on specific points of overlap. Logistics properties primarily require connections to industrial and consumer markets as well as the transregional transport network. Data centres, by contrast, prioritise redundant fibre-optic connections and, above all, high-performance high-voltage grid connections. Where both profiles coincide, traditional logistics uses risk displacement, as data centre operators regularly show a significantly higher willingness to pay for suitable sites.
Uwe Veres-Homm, Head of Risk and Location Analysis at Fraunhofer IIS, stresses that project developers and investors will need to evaluate the competitive situation at potential locations in an even more differentiated manner going forward. Furthermore, where site requirements overlap, data centres directly influence local price levels for commercial building land.
Limited synergy potential and municipal balancing of interests
At the same time, the paper highlights potential overlaps, although automatic coupling effects are rare. Opportunities present themselves particularly in the joint development of larger tracts of building land and in the conversion of former industrial brownfield sites. The targeted expansion of energy infrastructure for data centres can also benefit adjacent logistics projects. However, reserving grid connection capacity early for individual data centres carries the risk that subsequent commercial developments may temporarily be denied grid access. In addition, the economic utilisation of server waste heat requires corresponding local heating networks and steady offtakers.
- —High willingness to pay among data centre operators exacerbates the displacement of logistics at locations with robust power grids.
- —Municipalities must take employment effects and traffic capacity utilisation into account alongside purchase price offers when allocating land.
- —Joint site developments on industrial conversion land offer selective synergies for both sectors.
- —Early capacity reservations in the power grid can block other commercial developments.
Dr Malte-Maria Münchow, spokesperson and board member of the Initiative Logistikimmobilien, emphasises that both forms of use represent essential building blocks of a functioning economy. However, the growing demand for electricity is leading to competition for the allocation of land, in which logistics properties tend to come off second best. Municipalities are called upon not to allocate land based on revenues alone, but in a forward-looking manner that takes jobs, energy concepts and transport concepts into account. The official presentation of the study by Uwe Veres-Homm will take place on 18 November 2026 as part of the BUILDINX trade fair.
