Fully Leased in a Single Cycle

How Log Center Hoče Became Slovenia’s Most Watched Warehouse Deal

From greenfield development to 100% occupancy, GoAsset’s flagship Maribor project rewrote expectations for Class A industrial leasing in the Slovenian northeast—and put a boutique advisory firm at the center of every key transaction.

Deals advisory: Reconsult & partners d.o.o.  ·  Asset originally owned by GoAsset Development, now BHM parks 2022 – 2023

When Austrian developer GoAsset Development broke ground on its first Slovenian asset in the strategic south of Maribor, the project carried an unmistakable logic: position a modern, high-clear logistics facility at the confluence of three Central European transport corridors, deliver it by mid-2022, and let the structural shortage of Class A industrial space in the region do the rest. What followed validated that thesis faster than almost anyone expected.

The five-hectare site on Ljubljanska cesta in Spodnje Hoče offered direct access to the South-Maribor highway interchange–a node connecting Austria, Hungary, Croatia and the broader Adriatic corridor–with a clear internal height of 12 metres and floor loading suited to both pallet racking and light manufacturing. The total development cost exceeded 20 million euros, making it the single largest foreign direct investment in the Maribor industrial market at the time of delivery.

Slovenia has an excellent position at the crossroads of corridors in Maribor. There is no reason why it should not continue to develop in the field of logistics and related services. We are participating in this development of Slovenia now, and we will continue to develop investments in the future.

- Michal Bubán, Head of Investments in Slovenia, GoAsset Development – opening day, November 2022

Three deals that filled the building

Within roughly 12 months of practical completion, five separate lease transactions were closed at Log Center Hoče-Maribor, three of which were brokered with our advisory support (tenants below)–brought the asset to full occupancy. The deals span different sectors and serve as a cross-section of the demand profile driving Slovenian logistics absorption in the post-pandemic period.

Market context: a market catching up to demand

Log Center Hoče was not launched into a vacuum. Across Central and Eastern Europe, the industrial and logistics real estate sector had entered a sustained cycle of demand expansion driven by the acceleration of e-commerce, the reshoring of supply chains following COVID-19 disruptions, and growing investor appetite for income-producing assets with long-weighted average lease terms. Vacancy rates across prime CEE logistics markets fell to historic lows between 2021 and 2023, with developers in Poland, Czech Republic and Slovakia reporting pre-lease rates on new schemes of 60–80% before practical completion.

Slovenia, however, remained structurally undersupplied. Despite its advantageous position on the TEN-T core network and its proximity to the Port of Koper—one of the fastest-growing container ports in the Mediterranean—the country had historically attracted limited speculative development. Most existing stock was either owner-occupied or aged, with clear heights and loading configurations unsuited to modern logistics operations. Log Center Hoče stepped into that gap as one of a very small number of institutional-grade new builds available in the Maribor sub-market.

Regional CRE context

According to Colliers, Slovenian logistics parks represent an attractive opportunity due to their strategic location on major European transport routes, stable rental yields, and returns that compare favourably to Western European or Czech markets—a dynamic that ultimately drove BHM group’s decision to acquire full ownership of the asset in March 2025, valuing GoAsset’s residual 25% stake at approximately €10 million and rebranding the project as BHM Park Maribor.

From leasing mandate to institutional exit

The trajectory of this asset illustrates how leasing velocity directly determines investment value in the logistics sector. A fully occupied, long-leased building in a supply-constrained market commands a materially different yield profile than one with residual vacancy risk. The stabilisation of Log Center Hoče—achieved through a focused tenant acquisition programme that included Saubermacher, T.L. Sirk, Semenarna, Pošta Slovenije and Peak & Kloppenburg—created the conditions for GoAsset to exit its stake at a premium to a strategic buyer with a long-term CEE growth mandate.

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Sources: Večer (article, 11 Nov 2022), (Pošta Slovenije (pressrelease, 11 Nov 2022), BHM parks (deal announcement, Oct 2023; ownershiprelease, Mar 2025), Net TV Maribor, Saubermacher Outsourcing (openingstatement), Colliers / warehouserentinfo.cz (analyst commentary, Mar 2025). Tenantareas, investment figures and ownership stakes as publicly reported.