Kazakhstan’s warehouse real estate market — particularly in major cities — is currently experiencing a shortage of high-quality facilities, especially Class A warehouses, which are in highest demand among 3PL operators and e-commerce companies.
In Almaty and Astana, warehouse occupancy rates are close to maximum levels, reflecting strong and sustained demand. Despite ongoing construction activity, the deficit persists, while rental and 3PL service rates remain higher than in neighboring countries.
Current Market Situation
Shortage of Modern Warehouse Space
According to market estimates, Kazakhstan faces a shortage of approximately 1.9 million square meters of quality warehouse space.
This deficit is driven by:
- Rapid growth of e-commerce
- Expansion of retail and distribution networks
- Increasing transit and import volumes
- Overall economic development
Class A facilities — offering modern engineering systems, high ceilings, dock-level loading, and automation capabilities — are particularly scarce.
Growth of the 3PL Market
The active development of online commerce has significantly increased demand for:
- Fulfillment services
- Last-mile logistics
- Inventory management
- Cross-docking and consolidation services
As a result, demand for professional 3PL operators and technologically advanced warehouse complexes continues to grow.
Development of New Warehouse Projects
In response to market pressure, new Class A and B warehouse projects are planned in Almaty, according to Colliers Kazakhstan.
However, construction volumes are still insufficient to fully meet market demand, meaning the supply gap is likely to persist in the short to medium term.
Record-High Occupancy Rates
Current warehouse occupancy levels demonstrate the intensity of demand:
- Almaty: 95.6% occupancy
- Astana: 97% occupancy
Such figures indicate an almost fully absorbed market, leaving limited availability for new tenants and increasing competition for space.
Higher Costs Compared to Neighboring Markets
Kazakhstan’s logistics costs remain elevated:
- 3PL service rates are on average 30–50% higher than in Russia
- Rental rates for Class A warehouses may exceed Russian benchmarks by 70–90% (Forbes.kz data)
These pricing differences are influenced by:
- Limited supply of modern facilities
- Higher capital expenditure on construction
- Currency risks and financing costs
- Strong demand from retail and e-commerce sectors
Market Outlook
Analysts forecast that warehouse occupancy levels in Kazakhstan will remain high in the coming years, potentially reaching 97–100%, especially in major metropolitan areas.
Without large-scale commissioning of new Class A facilities, the market will likely continue to experience:
- Rental rate growth
- Increased competition for available space
- Greater reliance on build-to-suit and long-term lease agreements
- Expansion into regional logistics hubs outside Almaty and Astana
Strategic Implications for Business
In the current environment, companies operating in Kazakhstan should consider:
- Securing warehouse capacity in advance through long-term contracts
- Diversifying storage locations across multiple regions
- Utilizing consolidation warehouses and shared logistics platforms
- Partnering with experienced 3PL providers to optimize costs and operations
The development of modern warehouse infrastructure remains one of the key factors determining the competitiveness of Kazakhstan’s logistics sector.
ICS Logistics
