CATCHMENT STUDY COMPLETED
PARK HANDLOWY WITNICA
Modern retail park anchored by Lidl · 9,000 sqm GLA · DW132 / Stalowa St.
9,000 SQM GLA · DW132 / STALOWA ST. · LUBUSZ VOIVODESHIP
KRAM Development · SHOPLAND · 2026
9,000 sqm GLA
retail park lettable area
376 spaces
surface car parking
LIDL
grocery anchor
35,500 sqm
site area
BREEAM Very Good
ESG certification
Retail park anchored by Lidl in Witnica
Witnica Retail Park is being developed on DW132 / Stalowa St. on a 35,500 sqm site, delivering 9,000 sqm of lettable area and 376 parking spaces. The scheme is anchored by the grocery operator Lidl.
The project targets BREEAM Very Good; the catchment study is complete and the land is currently in tender.
Project parameters
RETAIL PARK · 9,000 SQM GLA
| Asset type | Retail park |
| Address | DW132 / Stalowa St., 66-460 Witnica, Gorzów county, Lubusz Voivodeship |
| GLA | 9,000 sqm |
| Site area | 35,500 sqm |
| Building footprint | 10,100 sqm (28.45% against 85% permitted by the local plan) |
| Biologically active area | 5,700 sqm (16.1% against a 15% minimum) |
| Parking | 376 spaces |
| Grocery anchor | LIDL |
| Plots | 923/19, 922/5, 922/4, 921/8, 919/13, 973/7 |
| ESG certification | BREEAM Very Good |
FIGURES DERIVED FROM THE SITE PLAN (PZT)
9,000 sqm GLA
Sum of the lettable areas of the individual units shown on the site plan, including the Lidl grocery anchor and the retail terrace units.
376 parking spaces
Total number of parking spaces added up from the parking groups marked on the site plan for retail park customers.
SHOPLAND WITNICA · LUBUSKIE
//
83,700 residents within a 25-minute drive and full exposure on regional road no. 132 — one address: Stalowa St. in Witnica.
83,700
total population within a 25-minute drive
catchment area
3.6%
registered unemployment rate
Gorzów county
PLN 8,221
average gross monthly salary
local market
95.3%
salary as a share of the national average
relative to Poland
Local market
83,700 people live within a 25-minute drive. Registered unemployment stands at 3.6% and the average gross monthly salary at PLN 8,221, i.e. 95.3% of the national average.
Lidl anchor
A grocery operator generating daily footfall for the whole park, in a town with no discounter of this class.
Established shopping node
The site adjoins the existing retail cluster along Żwirowa and Kostrzyńska streets — customers already come here to shop.
Exposure from DW132
The regional road Kostrzyn nad Odrą – Witnica – Gorzów Wielkopolski, the former DK22 alignment, carrying above-average traffic for regional roads in the region.
Local plan without constraints
The local plan permits a building footprint of up to 85%; the concept uses 28.45%, leaving full flexibility for phasing.
Serviced industrial zone
Direct access from Stalowa St., next to Papiernicza, Transportowa and Spedycyjna streets, with heavy delivery access.
Scheme layout
SITE PLAN · INDICATIVE
Lidl as the grocery anchor and footfall driver.
Retail terrace with shopfronts facing the car park.
Pylon sign visible from DW132.
Surface car park with 376 spaces at the unit entrances.
Indicative site plan — the final layout is subject to design-stage agreement. This material is for information purposes only and does not constitute an offer within the meaning of applicable law.
SHOPLAND WITNICA · LUBUSKIE
Witnica — DW132 / Stalowa St.
DW132 / Stalowa St., 66-460 Witnica, Gorzów county, Lubusz Voivodeship.
Direct access from regional road no. 132 linking Kostrzyn nad Odrą with Gorzów Wielkopolski.
S3 expressway junction approx. 20 km to the east, national road no. 31 in Kostrzyn 15 km to the west.
Railway station on line no. 203 Kostrzyn – Gorzów in Witnica.
MAP · WITNICA · STALOWA ST.
Convenience and transit on the DW132
Stalowa St., 66-460 Witnica · 52.66906 N, 14.88217 E · data as of 21 Aug 2026
The site sits in Witnica's industrial zone on regional road no. 132 (Kostrzyn nad Odrą – Witnica – Gorzów Wielkopolski, the former DK22 alignment), right next to the existing retail cluster along Żwirowa and Kostrzyńska streets. The local market counts 83,700 residents within a 25-minute drive.
Witnica remains an under-retailed market — there is no grocery discounter of this class in town, while fashion, sports, home furnishings and electronics are only served in Kostrzyn nad Odrą and Gorzów Wielkopolski.
Key competitive fact
No grocery discounter of comparable class operates in town. The Lidl anchor closes daily shopping locally and retains spending that today flows to neighbouring centres.
Catchment — drive-time zones
TOMTOM · WEEKDAY, AROUND NOON
| Zone | Coverage | Population (est.) | Comment |
|---|---|---|---|
| 5 min | Witnica — town centre, Krajowa St., industrial zone at Stalowa St. | ~6,500 | daily-needs zone, immediate catchment of the park |
| 10 min | Witnica municipality: Dąbroszyn, Białcz, Nowiny Wielkie, Mosina | ~12,500 | full municipal market, no discounter of this class |
| 15 min | + Bogdaniec municipality and the eastern part of Kostrzyn nad Odrą municipality | ~20,000 | access along DW132, two-way flow |
| 20 min | + Kostrzyn nad Odrą including the special economic zone | ~38,000 | border town, DK31 junction |
| 25 min | + western Gorzów Wielkopolski and Lubiszyn municipality | ~83,700 | zone boundary set by the DW132 alignment |
Population estimates based on GUS municipal data for Witnica, Bogdaniec, Lubiszyn, Kostrzyn nad Odrą and Gorzów Wielkopolski, adjusted for the share of each municipality actually falling within the drive-time zone.
MEASURED DRIVE TIMES
Dąbroszyn
5.1 km · 7 min
WITHIN 25 MIN
Nowiny Wielkie
8.4 km · 11 min
WITHIN 25 MIN
Bogdaniec
12.3 km · 14 min
WITHIN 25 MIN
Kostrzyn nad Odrą
15.0 km · 17 min
WITHIN 25 MIN
Gorzów Wielkopolski
24.8 km · 25 min
WITHIN 25 MIN
Lubiszyn
22.4 km · 26 min
OUTSIDE THE ZONE
Słońsk
27.1 km · 30 min
OUTSIDE THE ZONE
Dębno
35.3 km · 38 min
OUTSIDE THE ZONE
Competition — grocery chains
20 STORES WITHIN 25 MIN
| Chain | Witnica (≤10 min) | 15–25 min | Beyond 25 min (30 km) | Total |
|---|---|---|---|---|
| Grocery discounters | 0 | 3 | 9 | 12 |
| Supermarkets | 1 | 2 | 6 | 9 |
| Convenience stores | 4 | 5 | 14 | 23 |
| Chain delicatessens | 1 | 1 | 4 | 6 |
| Hypermarkets | 0 | 0 | 2 | 2 |
| Market trading | 1 | 1 | 2 | 4 |
Within Witnica itself the grocery offer is limited to convenience formats and a single supermarket — no discounter of this class serves the town.
Shopping galleries and retail parks
CLUSTER IN THE CITY'S NORTH
Retail cluster — Żwirowa St.
Witnica · ~2 min
existing daily-needs retail cluster next to the site
Retail cluster — Kostrzyńska St.
Witnica · ~3 min
roadside retail on the exit towards Kostrzyn
Witnica town centre
Krajowa St. / Market Square · ~4 min
local retail, services, food & beverage
Retail cluster — Kostrzyn nad Odrą
Kostrzyn nad Odrą · ~17 min
retail park format, cross-border catchment
Big-box cluster — Gorzów Wlkp.
Gorzów Wielkopolski · ~25 min
destination shopping, beyond Witnica's daily range
Fashion, sports, DIY and health & beauty
SUB-REGIONAL COVERAGE
| Chain | Witnica | 15–25 min | Beyond 25 min | Notes |
|---|---|---|---|---|
| Fashion | 0 | 1 | 8 | GAP in Witnica |
| Footwear | 0 | 1 | 6 | GAP in Witnica |
| Sports | 0 | 0 | 4 | GAP — nearest in Gorzów Wlkp. |
| Health & beauty | 1 | 2 | 9 | basic coverage |
| DIY & garden | 1 | 2 | 5 | local format |
| Home furnishings | 0 | 1 | 5 | GAP in the municipality |
| Electronics | 0 | 1 | 4 | GAP in the municipality |
| Pet supplies | 0 | 1 | 3 | GAP in the municipality |
| Pharmacies | 3 | 3 | 12 | full coverage |
Fast food
25-MINUTE ZONE
Chain restaurants
0
GAP — none in Witnica municipality
Chain cafés
0
GAP — none in Witnica municipality
Chain bakeries
1
Witnica town centre (~3 min)
Independent food & beverage
6
independent outlets in town
ROAD TRAFFIC AT THE SITE
The site lies on regional road no. 132 (Kostrzyn nad Odrą – Witnica – Gorzów Wielkopolski), the former DK22 alignment, carrying above-average traffic for regional roads in the region. The S3 expressway junction is approx. 20 km to the east and national road no. 31 in Kostrzyn nad Odrą 15 km to the west.
The site is served directly from Stalowa St., next to Papiernicza, Transportowa and Spedycyjna streets, allowing unrestricted heavy delivery access without routing traffic through residential areas. Witnica has a railway station on line no. 203 Kostrzyn – Gorzów.
Strengths
Exposure on the DW132 with Kostrzyn – Gorzów transit traffic; adjacency to the existing retail cluster along Żwirowa and Kostrzyńska streets; a catchment of 83,700 within 25 minutes; a local plan permitting up to 85% footprint against 28.45% used; a serviced industrial zone with heavy delivery access.
Risks
The outer catchment is shared with centres in Kostrzyn nad Odrą and Gorzów Wielkopolski — the location plays a "convenience plus transit" role rather than destination shopping; salaries slightly below the national average (95.3%); the land remains at tender stage.
Market gaps
Grocery discount (closed by the Lidl anchor), fashion and footwear, sports, home furnishings and electronics — categories absent from Witnica today and served only outside the municipality.
Sources: TomTom Search/Routing API · GUS (polskawliczbach.pl): Witnica, Witnica municipality, Gorzów county, Kostrzyn nad Odrą, Bogdaniec and Lubiszyn municipalities · GDDKiA GPR 2020/21. Disclaimers: POI data per the TomTom database (individual outlets may be missing); zone populations are estimates based on GUS municipal data; drive times reflect typical weekday conditions around noon.
Catchment study
Local market capacity study for a 9,000 sqm GLA retail park
Completed
Land
Plots 923/19, 922/5, 922/4, 921/8, 919/13, 973/7 totalling 35,500 sqm
In tender
SHOPLAND WITNICA · LUBUSKIE
KRAM Development
Project developer — preparation, delivery and management of the investment.
Developer · Warsaw
Adventum
JV partner — on 14 November 2025 KRAM Holding and KRAM Development signed a joint venture agreement with the Adventum fund for the joint delivery of the SHOPLAND retail park network across Poland. Adventum Group (est. 2009, AIFMD, EUR 1.8bn AuM; the team has delivered CEE investments worth over EUR 2bn).
JV partner · CEE
TriGranit
Shareholder of KRAM Holding. International commercial real estate developer and investor in Central and Eastern Europe.
Shareholder · CEE