Reassessing Timber: Can Timber Framed Buildings go from Niche to Norm in Logistics?
Contrary to what one might think at first glance, logistics buildings offer a potential sustainability advantage compared to other asset classes such as office, retail or residential
Their expansive roof and floor areas allow for the efficient integration of green technologies such as high-performance photovoltaic systems. Combined with modern heating systems, some buildings already produce more energy than they consume. But continued advances in construction materials means that conventional concrete and steel frameworks can and are increasingly being replaced by full timber structures. This significantly reduces embodied carbon which includes carbon emissions generated through the production, transport and assembly of building materials. So where does the real potential of this advancement lie? What challenges remain? And what are the implications for developers, investors and occupiers?
Green Spots in the Portfolio
The use of full timber construction is an important step towards creating more environmentally sustainable property portfolios. It also offers regulatory advantages, as such buildings directly support compliance with the EU Taxonomy and are suitable not only for develop-and-hold strategies, but also for structuring sustainable investment vehicles aligned with Articles 8 and 9 of the EU Sustainable Finance Disclosure Regulation (SFDR). Moreover, the approach aligns with the standards of green building schemes such as BREEAM or Germany’s DGNB certification.
It is essential to distinguish between hybrid timber and full timber construction. Hybrid models combine timber extensively with other materials such as concrete and steel, however, the resulting carbon footprint often resembles that of conventional steel-reinforced concrete structures. In contrast, full timber construction relies almost exclusively on wood for columns, roof trusses and mezzanine floors, with only limited use of concrete or steel, for example for floors, façades, roofs or column bases requiring impact protection.
According to our internal calculations, switching from conventional concrete and steel construction to full timber may reduce emissions by around 66 kilograms of CO₂ equivalents per square metre in a big-box logistics facility. If the concrete slab is also replaced with a low-carbon alternative, a further 20 kilograms per square metre can be saved. Replacing rather than improving concrete delivers significantly greater carbon savings. A SEGRO-built facility covering 21,500 square metres in Neu Wulmsdorf illustrates the combined potential of both strategies: a total reduction of around 1,850 tonnes of carbon.
Innovation Meets Practical Constraints
Timber construction is still associated with a cost premium: currently, construction costs are around five per cent higher than for a traditional concrete building. However, this gap is expected to narrow with greater experience, increased output and improved logistics. Scalability is key. The more often general contractors and subcontractors work with this method, the more efficient it becomes. In our view, a one per cent premium is a realistic medium-term scenario, making it feasible to deliver full timber buildings at the same rental levels as concrete-based equivalents.
Technically, there are few limitations. Full timber structures are fully PV-ready and meet all relevant load-bearing and structural requirements for modern logistics use. One relevant restriction currently comes from green roof systems (sometimes mandated by local authorities) which require higher load capacities and thus more material input. In such cases, revised regulation would be welcome. The combined use of full timber and PV brings both ecological and energy-system benefits for users, operators and public infrastructure alike.
Sustainable Letting as a Competitive Advantage
The logistics property market is currently facing a transitional period in terms of demand. In 2024, the volume of new lettings and owner-occupier transactions in Germany was around 26 per cent below the five-year average, according to market analysts. The Fraunhofer Institute expects demand to recover by 2028. As such, location and quality of space is becoming increasingly important. Timber buildings can provide a competitive advantage in this context. Still quite rare across Europe, they are increasingly sought after, especially by occupiers with formal sustainability or CSR targets. Those clients favour green-certified space, which in turn may boost lease prospects and stabilise income streams.
50% Timber Construction Market Share is Realistic Mid-Term
From a technical perspective, achieving a timber share of up to 100 per cent across a logistics and light industrial portfolio is possible. In practice, however, implementation and economic viability are heavily dependent on project location, local planning frameworks, timber availability and grid infrastructure. Realistically, a medium-term share of around 50 per cent in German new developments appears reasonable. One thing is certain: timber is not just a symbolic choice – it is a strategic tool for sustainability, strengthening portfolio quality, carbon performance and long-term resilience alike.