HPC & AI Factory — Land Acquisition Site Analysis

Żary 20–50 MW

C-tier overall, D-tier fiber = DISQUALIFYING. No IXP within 170km. No metro fiber. No dark fiber. 38K town = no workforce. Not viable for 160MW AI Factory.

Site ID#5

Overall TierC

VoivodeshipLubuskie

Grid (DSO)ENEA

Coordinates51.5289°N, 15.2276°E

Recommendation❌ DROP — Disqualified

Overall TierC16-Factor Assessment

Power TierC20–50 MW

Fiber TierDHAWE (limited)

Composite2.5B — Weighted Score

Key Strengths

Cheap land — rural Lubuskie pricing
Near German border — potential DACH connectivity angle

Key Risks

❌ D-tier fiber — No IXP within 170km (DISQUALIFYING)
❌ No metro fiber and no dark fiber infrastructure
❌ 38K town — zero DC workforce
Weakest grid position in portfolio (Lubuskie = remote from major HV)
Would need $2-5M+ new fiber build — not economically viable

⚠ Disqualifiers

D-tier fiber connectivity — No IXP within 170km. No metro fiber. No dark fiber. Would need $2-5M+ new fiber build. DISQUALIFYING for 160MW AI Factory.

38K population — completely insufficient workforce for data center operations.

Power & Grid Infrastructure

WEIGHT: 25%

Power Availability

Lubuskie = weakest grid. Remote from major HV. Pumped-storage hydro (Dychów) nearby but insufficient.

HV Grid Proximity

No confirmed HV substation capacity. ENEA rural distribution only.

Connectivity & Fiber

WEIGHT: 15%

Fiber / Connectivity

DISQUALIFYING. No IXP within 170km. No metro fiber. No dark fiber. HAWE border ring routing unclear.

Fiber Operators (Validated)

HAWE border ring routing unclear. No other operators confirmed locally.

Land & Infrastructure

WEIGHT: 20%

Land & Expansion

Rural = large cheap plots. Near German border.

Transport Access

Near German border. Basic road connections. No major motorway.

Zoning / Permitting

Agricultural conversion needed. Rural permitting.

Scalability (>200MW)

No infrastructure foundation for scaling. Grid and fiber both limiting.

Environment & Climate

WEIGHT: 15%

Water / Cooling

Adequate but not exceptional water resources.

Natural Disaster Risk

Low natural disaster risk. Not in major flood zone.

Climate / PUE

Western Poland climate. Favorable PUE conditions.

Economic & Workforce

WEIGHT: 25%

Workforce & Talent

38K town. Zero tech workforce. No university. Not viable for DC staffing.

SEZ / Tax Incentives

Polish Investment Zone eligible. Tax incentives available.

Political Support

No relationships. Small rural municipality.

Market Proximity

Near German border but no connectivity to leverage proximity.

Land Cost

Among cheapest land in Poland. Rural Lubuskie <€5-10/sqm.

Weighted Composite Score

Power & Grid — avg 2.00 × 0.250.50

Connectivity — avg 1.00 × 0.150.15

Land & Infrastructure — avg 2.75 × 0.200.55

Environment & Climate — avg 3.67 × 0.150.55

Economic & Regulatory — avg 3.00 × 0.250.75

COMPOSITE SCORE2.5 / 5.00 → B

16-Factor Scoring Matrix

#	Factor	Tier	Score	Category
1	Power Availability	C	2	Power & Grid
2	HV Grid Proximity	C	2	Power & Grid
	Power & Grid Average		2.00	× 0.25 = 0.50
3	Fiber / Connectivity	D	1	Connectivity
4	Fiber Operators (Validated)	D	1	Connectivity
	Connectivity Average		1.00	× 0.15 = 0.15
5	Land & Expansion	A	4	Land & Infrastructure
6	Transport Access	B	3	Land & Infrastructure
7	Zoning / Permitting	C	2	Land & Infrastructure
8	Scalability (>200MW)	C	2	Land & Infrastructure
	Land & Infrastructure Average		2.75	× 0.20 = 0.55
9	Water / Cooling	B	3	Environment & Climate
10	Natural Disaster Risk	A	4	Environment & Climate
11	Climate / PUE	A	4	Environment & Climate
	Environment & Climate Average		3.67	× 0.15 = 0.55
12	Workforce & Talent	D	1	Economic & Regulatory
13	SEZ / Tax Incentives	A	4	Economic & Regulatory
14	Political Support	C	2	Economic & Regulatory
15	Market Proximity	B	3	Economic & Regulatory
16	Land Cost	S	5	Economic & Regulatory
	Economic & Regulatory Average		3.00	× 0.25 = 0.75
	COMPOSITE TOTAL		2.5	B — ❌ DROP

Location Data

Coordinates51.5289°N, 15.2276°E

Google MapsOpen in Maps →

VoivodeshipLubuskie

Grid DSOENEA

Fiber PrimaryHAWE (limited)

Power ConfirmedTBD — Weakest grid in portfolio

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

❌ DROP — Disqualified

DROP THIS SITE. D-tier fiber is disqualifying for any data center operation. No IXP within 170km (nearest: WRIX Wrocław). No metro fiber infrastructure. No dark fiber availability. 38K town provides zero workforce for DC operations. Would need $2-5M+ new fiber build before any DC feasibility. Redirect all resources to Polkowice or Gliwice.