Should You Invest in Warehouse Business in India 2023

Should You Invest in Warehouse Business in India 2023

By Dhaval Shah


30th May, 2023


3 min read

Should You Invest in Warehouse Business in India 2023
Overview of the Warehouse Business in IndiaFavorable Factors for Investing in Warehouse Business in IndiaCase Study: Embassy Industrial ParksRisks and Challenges to ConsiderHow can you navigate through these challenges?Key Considerations for Warehouse InvestingConclusion

From electronics to clothing, the surge in e-commerce has revolutionized the way Indians shop, driving the need for robust warehousing solutions. In this digital age, a seamless supply chain is vital, and warehouses are the backbone of efficient logistics. As a real estate investor or high-net-worth individual, you can tap into this rapidly expanding market that promises substantial returns and significant potential for growth. However, before diving into this promising sector, it is crucial to understand the opportunities and considerations that come with investing in the warehouse business in India in 2023.

Overview of the Warehouse Business in India

The warehouse industry in India is currently experiencing remarkable growth and presents an attractive investment opportunity in 2023. According to recent reports, the warehousing market is predicted to grow at a CAGR of 15.64% from 2022 to 2027.

As consumers seek convenience and faster delivery times, e-commerce companies are expanding their warehousing networks to cater to this demand, leading to increased requirements for modern and technologically advanced warehouses. The preferences of Indian consumers are evolving, with a growing inclination towards online shopping and doorstep deliveries. With the expected increase in the e-commerce sector in India to $120 billion in 2026, there is an increased demand for warehouses

The Indian government has recognized the importance of enhancing logistics infrastructure to support economic growth. Initiatives such as the Dedicated Freight Corridors (DFCs) and the Bharatmala Project are being implemented to improve connectivity and reduce transportation costs. These infrastructure developments create a favorable environment for the warehouse industry, as they facilitate smoother movement of goods and the establishment of warehousing hubs along major transportation corridors.

Favorable Factors for Investing in Warehouse Business in India

Investing in the warehouse business in India is supported by several favorable economic and demographic factors that make the country an attractive market. Here are some key factors to consider:

Increased Consumer Spending

India's middle class is expanding rapidly, fueled by rising incomes and urbanization. This burgeoning middle class is driving increased consumer spending, particularly in sectors like e-commerce, retail, and FMCG (Fast Moving Consumer Goods). This drives the need for modern warehousing infrastructure across the country.

Urbanization Trends

India is experiencing a significant wave of urbanization leading to urban areas providing a concentrated consumer base, making them ideal locations for warehouses to serve the needs of the urban population and facilitate last-mile deliveries.

Government Initiatives

The Indian government has implemented various initiatives to improve the ease of doing business and promote the growth of the logistics and warehousing sectors. The "Make in India" campaign and other policies encourage foreign direct investment (FDI) in sectors like logistics, leading to increased interest and opportunities for investors.

Additional read[:What makes warehouse property a good investment? ](What makes warehouse property a good investment?)

Warehouse Investment Opportunities and Potential Returns

Investing in the warehouse business in India offers specific opportunities that can yield attractive returns. There are two types of investments that you can make in warehouses.

One opportunity is to lease existing warehouses in key locations. Many developers and logistics companies own warehouses and are open to leasing them to third-party operators. If you want to invest in pre-leased commercial warehouses, you can check out our offerings here.

Another option is to develop warehouses from the ground up. Developing warehouses allows investors to customize the facilities according to specific tenant requirements and capture the growing market demand.

Returns on warehouse projects can vary based on factors such as location, project size, construction costs, and leasing or selling prices (Discussed in further read). Rental yields in the warehouse sector in India can range from 7% to 10% or higher, providing stable cash flows for investors.

Let us see a case study that shows us how profitable this sector is.

Case Study: Embassy Industrial Parks

Embassy Industrial Parks, a joint venture between Embassy Group and Warburg Pincus, is a notable success story in the Indian warehouse industry. Embassy Industrial Parks recognized the increasing demand for modern logistics infrastructure driven by the growth of e-commerce and evolving supply chain requirements. Leveraging their expertise in real estate development and understanding the market dynamics, they embarked on a mission to provide world-class warehousing solutions to meet the evolving needs of businesses.

One of their successful projects is the Embassy One Industrial Park in Chakan, Pune. Spread over 108 acres, the park offers state-of-the-art facilities catering to a diverse range of industries. The park provides flexible built-to-suit options, advanced material handling equipment, 24/7 security, and excellent connectivity to major highways and industrial hubs. By delivering high-quality industrial and warehousing spaces, Embassy Industrial Parks has achieved significant success in the Indian warehouse industry.

This success story exemplifies the opportunities and rewards that investors can realize by tapping into the Indian warehouse industry, providing valuable insights for those considering investments in this flourishing sector.

Risks and Challenges to Consider

While investing in the warehouse business in India offers promising opportunities, it is essential to be aware of the potential risks and challenges that come with it.

Regulatory Complexities: India's regulatory environment can be complex and subject to frequent changes. Understanding and complying with laws related to taxation, labor, environmental regulations, and foreign direct investment (FDI) policies is crucial to ensure smooth operations and avoid legal complications.

Land Acquisition and Title Issues: Acquiring suitable land for warehouse development can be a challenge in India. Fragmented land holdings, unclear land titles, and disputes over ownership are common issues that investors may encounter. Conducting thorough due diligence and working with experienced legal professionals is essential to mitigate the risks associated with land acquisition and verify land titles.

Intense Competition: The warehouse industry in India is witnessing increasing competition as more players enter the market. Both domestic and international investors are recognizing the potential and investing in the sector, leading to a crowded marketplace. Competing with established players and differentiation through location advantage, customized solutions, advanced technology, and value-added services can help investors stand out in a competitive landscape.

Infrastructure Gaps: Despite significant infrastructure development initiatives, there are still gaps in transportation networks, connectivity, and last-mile delivery capabilities in certain regions of India. Assessing the adequacy of infrastructure and choosing locations with good connectivity to major transport routes and consumer markets is vital to ensure efficient logistics operations.

How can you navigate through these challenges?

Engage Local Expertise: Partnering with local real estate professionals, legal advisors, and consultants who have in-depth knowledge of the Indian market can provide valuable insights and guidance throughout the investment process.

Build Strong Relationships: Establish strong relationships with local authorities, government bodies, and industry associations to navigate regulatory complexities and stay updated on policy changes.

Focus on Quality and Differentiation: Emphasize developing high-quality warehouses that meet the specific needs of tenants. Customization, advanced technology integration, sustainable features, and value-added services can help attract and retain tenants.

Diversification and Risk Management: Consider diversifying investments across different locations and types of warehouses to spread risk. Assessing market demand, occupancy rates, and rental potential in various regions can help identify favorable investment opportunities.

Key Considerations for Warehouse Investing

Real estate investors and high-net-worth individuals can make informed decisions and maximize their chances of success in the warehouse business in India by considering these factors.

Location Selection: Choose strategic locations with good connectivity to major transportation routes, industrial hubs, and consumer markets. Consider proximity to ports, airports, and highways to ensure efficient logistics operations.

Market Research: Conduct thorough market research to assess the demand-supply dynamics, growth potential, and emerging trends in the warehouse industry in India. Understand the specific requirements of target industries and identify market gaps or niche opportunities.

Due Diligence:Perform comprehensive due diligence on potential investment opportunities. Evaluate factors such as land titles, regulatory compliance, infrastructure availability, market demand, rental potential, and occupancy rates. Engage experienced legal and real estate professionals to guide you through the process.

Partnering with Reputable Developers/Logistics Providers: Collaborate with established and reputable developers or logistics providers who have a track record of delivering quality warehouse projects. Partnering with experienced players can minimize risks, provide access to their network, and ensure timely project completion.

Financial Analysis:Conduct a thorough financial analysis, considering factors like rental yields, occupancy rates, capital appreciation potential, and return on investment projections. Evaluate the overall financial viability and sustainability of the investment.


In the dynamic landscape of the Indian warehouse industry, the possibilities for investment in 2023 are ripe with promise. By seizing the opportunities presented, navigating the challenges wisely, and staying informed about the evolving market trends, investors can unlock the immense potential that awaits in India's warehouse business. So, step forward, evaluate your goals, dive into thorough research, and seek the counsel of professionals, for the time is now to harness the rewards of this booming sector.

Whether you want to invest in a warehouse or any other commercial property in India, check out our complete offerings here.

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Dhaval Shah
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Investment Associate

Likes being around people and engaging in meaning conversations. Enjoys a good football game with buddies once in a while.