Brownfield vs. Greenfield: Which Land Type Is More Advantageous for Industrial Hall Development Today?

What Is a Brownfield and What Is a Greenfield?

- Brownfield – An older site, usually a former industrial area, often requiring repairs and reconstruction (with potential investment needs such as environmental remediation)

- Greenfield – Undeveloped land, typically agricultural, designated for new development in line with zoning regulations.

 

Advantages of Brownfields

Brownfields in cities are becoming an increasingly attractive alternative to greenfields. According to Cushman & Wakefield, as much as 1.38 million m² of brownfield space is actively utilized in Bratislava.

Key advantages:

- Urban location – Ideal for city logistics and last-mile distribution.

- Existing infrastructure – Road network connections, public transport, and utilities already in place.

- Public sector support – Cities prefer regeneration over the consumption of green land, in line with regulations.

- Environmental and social benefits – Revitalizing non-functional parts of cities.

Examples:

- In Kralupy nad Vltavou, C&W helped Prologis secure an ideal brownfield site (91,721 m²) for the development of an industrial park.

- In Plzeň, a brownfield was successfully sold to developer ARETE for conversion into a new industrial facility (45,000 m²).

 

Disadvantages of Brownfields

- Potential environmental burdens – Soil contamination, need for remediation.

- Ownership complications – Unsettled property rights, multiple owners.

- Heritage restrictions and regulations – Particularly in city centers.

- Unrealistic price expectations – Developers often face a gap between market value and seller expectations.

The length of the permitting process is comparable to greenfields, but public sector support is crucial.

 

Advantages of Greenfields

Greenfield development remains a common practice, especially when brownfields are too expensive, unsuitable, or have unclear ownership structures.

Key advantages:

- Clear ownership – Simpler legal framework.

- Faster construction preparation – No need for demolition or decontamination.

- Tailored development – No limitations from existing buildings.

Example:
As part of a development mandate in Prague, C&W identified over 70 sites, selecting two greenfields and one brownfield—proving that greenfields still hold an important place in investors’ portfolios.

 

Market Shifts and the Future

With rising demand and a shortage of suitable greenfield sites, brownfields are becoming an increasingly relevant option. According to C&W, the future of brownfields is crucial and requires greater public sector involvement—especially in permitting processes, zoning, and infrastructure funding.

Today, brownfields are no longer seen as a burden but as an opportunity. As greenfield availability declines, they offer a viable, sustainable, and in many cases, advantageous path for industrial property development.

 

The choice between brownfield and greenfield should depend on the type of project, expected construction timeline, financial capabilities, and—above all—location. With the right partners and public sector support, brownfields can reshape the map of industrial development in cities and their surroundings.