Clarion Partners Europe, the logistics and industrial-focused real estate investment manager, has added two fully let warehouses in North Brabant to its Dutch portfolio, acquiring both on behalf of one of its co-mingled funds for a combined consideration of €50m. The two properties are located in Eindhoven and Tilburg, two of the Netherlands' most critically undersupplied distribution hubs, and both are generating income from day one. In a market where prime vacancy rates are at or near historic lows, and new supply faces structural headwinds, the deals represent a disciplined bet on a tight market getting tighter still.
The Eindhoven asset is located on the Business Park Nieuw Acht / GDC Eindhoven Acht business park and was completed in 2020. The BREEAM In-Use Very Good certified property totals approximately 17,000 m² of warehouse and office accommodation and is fully let to a leading Dutch fresh-produce wholesaler. The building benefits from direct access to the A2, A50, and N2 ring roads and is situated in close proximity to Eindhoven Airport, positioning it squarely within the cross-border supply chain routes connecting the southern Netherlands to Belgium and Germany.
In Tilburg, where Clarion Partners Europe already owns several properties, the firm has added a Grade A warehouse constructed in 2019. Totalling 16,226 m², the BREEAM Very Good certified asset features LED lighting and rooftop photovoltaic panels, and is fully leased. The building forms part of the core Brabant logistics corridor, with immediate access to the A58, A65, A67 and A2 motorways, reinforcing its position as a strategic distribution node in the southern Netherlands.
Neli Mihova, Vice President, Clarion Partners Europe, said: "These transactions strongly align with our strategy of acquiring generic assets in core logistics markets with strong ESG specifications, which generate robust day-one income whilst offering reversionary downside protection." Rory Buck, Managing Director, Clarion Partners Europe, added: "The Netherlands remains one of our high conviction markets. With higher financing and construction costs weighing on new development, vacancy rates for prime assets in many of Europe's leading distribution hubs are at or close to historic lows. With market dislocation, we see a compelling window to deploy capital in a disciplined manner."
What the announcement does not spell out, but what makes these Brabant acquisitions particularly well-timed for investors and developers tracking Dutch logistics, is the specific regulatory pressure now bearing down on new supply in this province. The Netherlands' ongoing nitrogen emissions crisis, known as the stikstofcrisis, has significantly slowed new development permitting across the country, and North Brabant is one of the most directly affected regions. In June 2026, the Dutch government confirmed it is establishing six of the fifteen new 1km buffer zones around vulnerable nature areas, specifically in Noord-Brabant, compounding already lengthy permit timelines for new distribution centre construction. For existing, fully let, BREEAM-certified warehouses in this corridor, the regulatory ceiling on new stock is a structural tailwind for rental growth and a direct support for the reversionary upside that Mihova's comment on "reversionary downside protection" points toward. If you cannot build new, what already stands becomes more valuable.
Clarion Partners Europe invests in logistics, industrial, and long-income sale and leaseback properties across Germany, the Netherlands, France, Spain, Italy and other European markets. It is majority-owned by Clarion Partners, LLC, an SEC-registered investment adviser headquartered in New York managing approximately €66bn in total assets on behalf of around 500 institutional investors globally. Clarion Partners is also affiliated with Franklin Templeton, the global investment group managing over €1.6tn in assets across more than 35 countries. For the Eindhoven acquisition, Clarion Partners Europe was advised by Loyens & Loeff, Grant Thornton and Arcadis; the seller was advised by NL Real Estate | Knight Frank. For Tilburg, Clarion Partners Europe was advised by Houthoff, Arcadis and Cushman & Wakefield.
People mentioned:
- Neli Mihova, Vice President, Clarion Partners Europe
- Rory Buck, Managing Director, Clarion Partners Europe
Companies mentioned:
- Clarion Partners Europe, logistics and industrial real estate investment manager and acquirer of both assets
- Clarion Partners, LLC, SEC-registered real estate investment adviser and majority owner of Clarion Partners Europe
- Franklin Templeton, global investment group and parent affiliate of Clarion Partners
- Loyens & Loeff, legal adviser to Clarion Partners Europe for the Eindhoven acquisition
- Grant Thornton, financial adviser to Clarion Partners Europe for the Eindhoven acquisition
- Arcadis, technical adviser to Clarion Partners Europe for both acquisitions
- NL Real Estate | Knight Frank, adviser to the seller in the Eindhoven transaction
- Houthoff, legal adviser to Clarion Partners Europe for the Tilburg acquisition
- Cushman & Wakefield, adviser to Clarion Partners Europe for the Tilburg acquisition
