HPC & AI Factory — Land Acquisition Site Analysis

W. Warsaw / Nadarzyn 50–150 MW

A+ for connectivity. Every operator, every IXP (PLIX, TPIX, Thinx, EPIX). EXA Project Visegrád (mid-2026) = new hyperscale backbone. Best for smaller 30-50MW customer-facing facility.

Site ID#8

Overall TierA+

VoivodeshipMazowieckie

Grid (DSO)PGE

Coordinates52.1802°N, 20.7644°E

RecommendationPROCEED — Prestige Facility

Overall TierA+16-Factor Assessment

Power TierA50–150 MW

Fiber TierSALL operators

Composite3.95A — Weighted Score

Key Strengths

🏆 ALL IXPs: PLIX, TPIX, Thinx, EPIX — Poland's undisputed #1 connectivity hub
EXA Project Visegrád (mid-2026) — new hyperscale backbone Warsaw→Frankfurt→Vienna
S-tier workforce — all major universities, 2M+ metro, Poland's capital
PSE earmarked 1,200MW for Warsaw DCs by 2034

Key Risks

Expensive land — PLN 250-350/sqm in Nadarzyn area
Grid congestion — competing DC operators and urban demand
Better suited for smaller prestige facility than 160MW AI Factory

Power & Grid Infrastructure

WEIGHT: 25%

Power Availability

PGE strong grid. PSE earmarked 1,200MW for Warsaw DCs by 2034. Grid congestion risk.

HV Grid Proximity

Multiple 110/220kV substations in Warsaw metro. PGE infrastructure dense.

Connectivity & Fiber

WEIGHT: 15%

Fiber / Connectivity

EVERY operator: Orange, Exatel, HAWE, Atman, RETN, Arelion, Lumen, Cogent, EXA. ALL IXPs.

Fiber Operators (Validated)

ALL operators present. PLIX (130+ peers), TPIX, Thinx, EPIX. EXA Visegrád anchor.

Land & Infrastructure

WEIGHT: 20%

Land & Expansion

Nadarzyn area has available plots but expensive. Urban sprawl competition.

Transport Access

A2 motorway + Chopin Airport. Poland's transport hub.

Zoning / Permitting

Industrial zoning available in Nadarzyn. Standard DC permitting.

Scalability (>200MW)

Urban constraints + high costs limit mega-campus. Best for 30-50MW facility.

Environment & Climate

WEIGHT: 15%

Water / Cooling

Vistula River. Excellent water supply options.

Natural Disaster Risk

Low natural disaster risk. Stable geological conditions.

Climate / PUE

Central Poland. Good PUE vs Western Europe.

Economic & Workforce

WEIGHT: 25%

Workforce & Talent

Capital city 2M+ metro. All major universities. Deepest talent pool in Poland.

SEZ / Tax Incentives

Polish Investment Zone eligible. Various industrial zones in suburbs.

Political Support

Capital city dynamics. General tech support but no deep DC relationships.

Market Proximity

#1 domestic + CEE market. All enterprise customers. Highest demand density.

Land Cost

PLN 250-350/sqm. Among most expensive in portfolio. Warsaw premium.

Weighted Composite Score

Power & Grid — avg 4.00 × 0.251.00

Connectivity — avg 5.00 × 0.150.75

Land & Infrastructure — avg 3.25 × 0.200.65

Environment & Climate — avg 4.00 × 0.150.60

Economic & Regulatory — avg 3.80 × 0.250.95

COMPOSITE SCORE3.95 / 5.00 → A

16-Factor Scoring Matrix

#	Factor	Tier	Score	Category
1	Power Availability	A	4	Power & Grid
2	HV Grid Proximity	A	4	Power & Grid
	Power & Grid Average		4.00	× 0.25 = 1.00
3	Fiber / Connectivity	S	5	Connectivity
4	Fiber Operators (Validated)	S	5	Connectivity
	Connectivity Average		5.00	× 0.15 = 0.75
5	Land & Expansion	B	3	Land & Infrastructure
6	Transport Access	S	5	Land & Infrastructure
7	Zoning / Permitting	B	3	Land & Infrastructure
8	Scalability (>200MW)	C	2	Land & Infrastructure
	Land & Infrastructure Average		3.25	× 0.20 = 0.65
9	Water / Cooling	A	4	Environment & Climate
10	Natural Disaster Risk	A	4	Environment & Climate
11	Climate / PUE	A	4	Environment & Climate
	Environment & Climate Average		4.00	× 0.15 = 0.60
12	Workforce & Talent	S	5	Economic & Regulatory
13	SEZ / Tax Incentives	A	4	Economic & Regulatory
14	Political Support	B	3	Economic & Regulatory
15	Market Proximity	S	5	Economic & Regulatory
16	Land Cost	C	2	Economic & Regulatory
	Economic & Regulatory Average		3.80	× 0.25 = 0.95
	COMPOSITE TOTAL		3.95	A — PROCEED

Location Data

Coordinates52.1802°N, 20.7644°E

Google MapsOpen in Maps →

VoivodeshipMazowieckie

Grid DSOPGE

Fiber PrimaryALL operators

Power ConfirmedTBD — PSE earmarked 1,200MW for DCs by 2034

CEE Portfolio Context

	Country	Tier	Capacity	Status
🇵🇱	Poland	S	2 GW+	Phase 1 under construction. 20 sites assessed. Stargard (S-tier) primary.
🇷🇴	Romania	A	369 MW	Avram Iancu — 369MW PV+BESS co-location. Grid-connected. In planning.
🇧🇬	Bulgaria	A	1 GW	In planning. Kozloduy nuclear corridor. Strong grid.
🇨🇿	Czech Republic	B+	200 MW	Up next. Prague metro + industrial zones. NIX.CZ IXP.
🇪🇪	Estonia	B+	100 MW	Up next. Tallinn data hub. Cool climate. Nordic connectivity.
🇭🇺	Hungary	B	150 MW	Budapest metro. BIX IXP. Paks nuclear proximity. Evaluate.
🇱🇹	Lithuania	B	100 MW	Vilnius/Kaunas. LINX node. Baltic interconnection. Evaluate.
🇱🇻	Latvia / Slovakia	B–	50 MW	Early evaluation. Riga / Bratislava metro areas.
🇭🇷	Croatia / Slovenia	C	50 MW	Evaluate. Zagreb / Ljubljana. Limited grid. Emerging markets.
🇷🇸	Serbia, BiH, Others	D	—	Monitor only. Regulatory uncertainty. Grid instability.

Strategic Recommendation

PROCEED — Prestige Facility

A+ connectivity — Poland's #1 hub. Every operator, every IXP. EXA Visegrád anchor (mid-2026). PSE earmarked 1,200MW for Warsaw DCs by 2034. But expensive and congested. Best deployed as 30-50MW customer-facing prestige facility, not 160MW AI factory. Different unit economics, different purpose than Stargard.