CTP wants the people working in its parks to stay for lunch, a padel match and in some cases even overnight. At CTPark Brno, where about 10,000 people already work for tenants including Honeywell, Garrett Motion and Thermo Fisher Scientific, managing director Jakub Kodr says the developer is adding 160 rental flats for managers and employees. Coworking is also coming, along with a kindergarten, physiotherapy, and a technology hub where students can work alongside tenants.
The park already has a padel center of about 4,000 sqm run by Padel Powers, and the city has permitted a new trolleybus line of about 5 km to Černovická terasa. Kodr says CTPark Brno will grow by another 40 ha, eventually becoming a €1 billion park. The format is a far cry from the bare-bones logistics parks that industrial developers were building 20 years ago.
“These companies like to be close to the big city,” Kodr said during Expo Real in Munich. “At the end of the day, it’s still all about the employees. The nicer and more comfortable the environment we create for our tenants and their employees, the more likely they are to stay, to grow and to succeed.”
The business case is rent, whereby Kodr’s own admission, CTP is not the cheapest option. “We usually are maybe two euros more expensive, which is a lot of money,” he said. “But clients continue working with us.” More than 65% of his new business comes from existing clients.
Kodr admits the model can’t work everywhere. Highly automated big-box parks outside cities don’t employ enough people to justify the amenities. Greenery is the one constant. “We’re able to spend three, four thousand euros per tree. Our peers are spending maybe 300 euros,” he claims. “They’re traders, they develop to trade, which is fine. But we’re working on a more long-term vision.”
The same thinking explains CTP’s appetite for brownfields. At CTPark Plzeň Kasárny, the former Zátiší barracks CTP bought from the city, Škoda Group opened a 23,000 sqm logistics center in September, and the landscaping includes more than 200 mature trees. Kodr says the park was almost fully let before completion, despite expensive land and construction. In Brno-Líšeň, on the former Zetor site, CTP is building a hall of nearly 50,000 sqm. It features truck access to the upper floor — a first of its kind in the Czech Republic. Kodr says a large tenant has just signed for part of the building.
Owning everything also means paying for its upkeep. Kodr says CTP is spending about €30 million this year on new roofs and refurbished offices and sanitary facilities, with tenants staying in place while the work is done.
None of this has dented demand. CTP signed a record 1,576,000 sqm of leases in H1 2026, up 55% year-on-year, on nearshoring by Asian manufacturers, consumer-goods logistics, pharma and electronics. “While the others are not willing to build because of the cost of funding and the cost of construction, we are not worried about building,” Kodr said.
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