By Arosh John, Founder, John Real Estate (MahaRERA Reg. No. A51700001835) | Editor-in-Chief, Thane Real Estate News (TREN)
MMR | 14 January 2026
India’s industrial and warehousing market didn’t simply expand in 2025—it consolidated into larger, more institutional-scale commitments.
A 2025 leasing review compiled from institutional market tracking indicates 36.9 million sq ft of industrial and warehousing absorption across India’s top eight cities, up 16% YoY. The year also closed strongly, with Q4 2025 at 10.4 million sq ft—a quarter shaped by large-format transactions and expansion-led demand.
Within that national picture, Bhiwandi surfaced as a high-volume MMR node, including one of the year’s most discussed transactions.
2025 National Warehousing Snapshot
The 2025 read is clean:
- Demand continued to shift toward large-format, Grade A warehousing.
- 3PL remained the primary occupier category (about 32% share).
- 200,000 sq ft+ transactions accounted for roughly 45% of total absorption—evidence of consolidation into fewer, larger hubs.
- Developers delivered 41.7 million sq ft of new Grade A supply (up 15% YoY), while vacancy stayed broadly stable at ~16% by year-end.
- Rentals in key clusters rose around 5–10%, reflecting tight availability for prime Grade A stock in preferred micro-markets.
This is institutional demand showing its hand: scale, compliance, operating efficiency, and network reliability.
Bhiwandi’s 2025 Role in the MMR Logistics Map
In the same 2025 dataset, Bhiwandi emerged as Mumbai’s most active warehousing micro-market, with roughly 4.9 million sq ft of Grade A uptake over the year.
That volume points to a structural reality: for many occupiers, Bhiwandi is no longer a secondary alternative. It has become a repeatable distribution base for Mumbai consumption and regional replenishment.
The 2025 Transaction That Put a Spotlight on Bhiwandi
One of the highlighted MMR warehousing transactions of 2025:
Scootsy Logistics (Swiggy) leased ~580,700 sq ft at One K Square, Kurund, Bhiwandi.
Reported transaction snapshot (market-tracked):
- Area: ~5.8 lakh sq ft
- Asset: One K Square (Logistic Park), Kurund, Bhiwandi
- Tenant: Scootsy Logistics (Swiggy)
- Tenure: 5 years
- Lock-in: 5 years
- Reported rental: ₹27.5+ per sq ft per month
A long lock-in at this scale is a clear operational statement. It signals the warehouse is being embedded into the delivery network as a core node, not a short-term overflow solution.
What the 2025 Pattern Indicates for MMR Logistics
1) Occupiers are prioritising operational certainty over incremental savings
At institutional scale, the real cost is not rent—it’s disruption. Longer tenures and longer lock-ins typically follow when a facility becomes essential to service levels, inventory planning, and delivery cadence.
2) Bhiwandi is increasingly functioning as a backbone hub
When large-format transactions cluster in one micro-market year after year, it reflects repeatable advantages: access logic, scalability, ecosystem depth, and the ability to run multi-spoke distribution from one base.
3) Grade A is becoming the default standard for serious commitments
Clear heights, docking, circulation, safety and firefighting systems, compliance readiness, and smoother operations are no longer “premium features.” They are becoming the minimum for large occupiers signing multi-year commitments.
The 2026 Watchlist for Developers and Investors
If 2025 was the year of record absorption, 2026 is the year where execution quality will separate winners from noise:
- Operational readiness will carry more weight than marketing: access, approvals, utilities, compliance, and commissioning speed.
- With large new supply still entering the system, the market will reward parks that deliver predictable uptime and low-friction operations.
- Expect continued demand from 3PLs, e-commerce/quick commerce, and supply chains tied to large consumption centres—especially where Mumbai access is critical, but Mumbai constraints are avoided.
Bhiwandi’s 2025 performance reads as a strong indicator of where MMR logistics is heading: bigger facilities, longer commitments, and more institutional-grade execution.
Also READ: Thane–Nashik Highway Expansion: A Gamechanger for Bhiwandi’s Warehousing Sector
Also READ: Swiggy’s Scootsy Logistics Leases 1.21 Lakh Sq Ft in Bhiwandi for ₹19.98 Lakh Monthly Rent
About the Author
Arosh John is the Founder of John Real Estate (MahaRERA Reg. No. A51700001835) and Editor-in-Chief of Thane Real Estate News (TREN). With over a decade of on-ground experience across Thane–MMR, he advises clients across premium resale, luxury villas, and NRI acquisition strategy, with a research-led approach to tracking how infrastructure, regulation, and institutional capital reshape micro-markets and asset values.
Disclaimer
This article is for information and editorial analysis only. Figures and transaction details reflect publicly reported market tracking and industry-reported transaction data. Readers should independently verify specifics before making investment, leasing, or business decisions.
