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Gulf warehouses on the risk map

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WHAT WE’RE TRACKING TODAY

TODAY: Where did the sitting goods go?

Good morning, nice people, and a happy Eid El Adha in advance. This short workweek starts with a deep dive into warehousing — the often-overlooked pressure point when cargo flows shift and inventory gets rerouted, delayed, or redistributed. We also have AD Ports extending its footprint from UAE inland logistics networks to a major terminal project in the Republic of the Congo.

Meanwhile, geopolitics may also be tilting back toward diplomacy. A US-Iran agreement has been “largely negotiated” and is “subject to finalization,” according to US President Donald Trump. However, he ordered negotiators not to rush into an agreement with Iran, emphasizing that the US naval blockade will “remain in full force” until such a pact is reached. Media affiliated with the Iranian regime has reported that Washington is still obstructing aspects of a potential resolution.

**A QUICK PROGRAMMING NOTE: EnterpriseAM Logistics will be taking a publication holiday and will be back in your inboxes at the regular time on Monday, 1 June.

Watch this space

INVESTMENT — PIF wants to create a Saudi logistics giant: Saudi Arabia’s sovereign wealth fund PIF is weighing a move to merge its ports, rail, and shipping portfolio into a unified transport and supply-chain platform, Bloomberg reports, citing people it says are in the know. The discussions remain at an early stage, and no final decision has been made on the platform’s creation or its asset scope.

What’s (already) in the bag? PIF controls and holds stakes across several key logistics operators, including the USD 8.3 bn shipping firm Bahri, Saudi Global Ports, and Saudi Railway Company.

Hormuz sharpened the case: The discussions were already underway before the Iran war, but the conflict — and the prolonged closure of Hormuz — gave them new urgency. Three months of disruption along the vital shipping lane have exposed weak points in Middle East supply chains and sharpened the focus on alternative corridors, especially Saudi Arabia’s Red Sea ports.


INFRASTRUCTURE — More export hedges: Abu Dhabi National Company for Building Materials (Bildco) is studying a logistics project in Oman centered around an integrated hub at Port of Salalah, alongside a collection and operations center in Sohar, according to a statement (pdf). The move would add storage, re-export, shipping, and logistics capacity aimed at strengthening UAE building-material trade flows to India, China, and East Africa through alternative corridors.

Part of a wider rerouting push: UAE firms are deepening export redundancy beyond Hormuz, with Adnoc accelerating plans for its West-East pipeline and Borouge and AD Ports exploring an East-Coast petrochemicals hub around Fujairah.


TRADE — Could Egypt become the regional grain middleman? Egypt’s Supply Minister Sherif Farouk was in Sochi over the weekend for the Russian Grain Forum and held talks with Dmitry Sergeyev, head of the United Grain Company and President of the Russian Union of Grain Exporters and Producers, on long-term wheat supply contracts, according to a ministry statement. The play? Pitching Egypt’s ports as a regional logistics hub to house and re-export grain across the Middle East and Africa.

Egypt is among the world’s largest wheat importers — but its geography and infrastructure can make it a central node in the global commodities trade. This vision is part of Egypt’s long-term plan to establish a regional grain hub after the 2022 Russia-Ukraine war breakout exposed the volatility of Black Sea supply lines, leading Egypt to start pitching the Suez Canal Economic Zone (SCZone) as a storage and re-export hub for Ukrainian grain bound for Africa in early 2025. Egyptian officials also met with Belarusian delegates in 2024 to anchor an Arab-African logistics center for grain import.

And it’s been busy: The diplomatic push builds on talks held earlier this year on a combined grain and energy hub, with the Transport Ministry mulling a dedicated logistics corridor linking Egyptian ports to Russia’s Black Sea. A parallel agreement with Brazil to anchor a grain logistics zone in the SCZone suggests the same playbook is being run across multiple suppliers — backed by silo capacity already doubled to 3.4 mn tons, with a 6 mn-ton target ahead.

Market watch

Oil prices fell 6% to a two-week low this morning amid hopes of a US-Iran peace agreement, Reuters reports. Brent crude futures dipped USD 5.85 to trade at USD 97.69 / bbl by 03.43 GMT, while US West Texas Intermediate (WTI) fell USD 5.75 to USD 90.85 / bbl.


The Baltic Index breaks losing streak: The Baltic Exchange’s dry bulk index — which tracks rates for the capesize, panamax, and supramax vessel segments — rose 0.91% to 2,991 points on Friday.


The Drewry World Container Index rose 6% to USD 2,712 per 40-ft container last week, according to the latest index readings. The lift came as transpacific and Asia-Europe rates moved higher, with Shanghai-Rotterdam up 15%, Shanghai-Genoa up 10%, and Shanghai-New York up 2%. The surge was supported by firmer FAK (Freight All Kinds) rates, planned peak-season surcharges, blank sailings, and emergency fuel surcharges — with ongoing uncertainty from Middle East tensions still affecting normal shipping flows.

PSA

MSC rolls out a new emergency fuel surcharge: MSC will apply an emergency fuel surcharge on cargo moving from the Red Sea and East Africa to Northern Europe, the UK, Scanbaltic, the West Med, and the Adriatic from 1-15 June, citing higher marine fuel prices and tighter bunker availability. The surcharge ranges from USD 100-325 per dry TEU and USD 145-485 per reefer TEU, with the highest charges applying to East Africa–Scanbaltic shipments.

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The Big Story Today

The next Gulf logistics squeeze may be warehousing

What happens when cargo has nowhere to sit? Since the war began, freight freight flows have become more volatile — trucks absorbed the shock, rail hit structural limits, and airlines grappled with fuel constraints. But the real bottleneck may be quieter: warehousing.

The conflict stalled parts of the Gulf’s industrial and logistics demand pipeline amid a period of extreme uncertainty. “The war had a noticeable impact on occupier demand patterns across the region,” Maxim Talmatchi, Partner, Head of Industrial and Logistic at Knight Frank UAE, tells EnterpriseAM.

The first reaction was caution: Around one-third of active warehouse requirements were paused at the peak of uncertainty, as occupiers waited for greater clarity on how the conflict would affect operations and supply chains, Talmatchi says. Some of those requirements have since returned to the market after the April ceasefire.

Air freight absorbed the initial shock

Occupiers prioritized continuity over expansion. Occupiers focused on continuity over expansion, shifting parts of their supply chains from sea freight to air freight rather than taking on new warehouse space, as concerns over Hormuz mounted, Talmatchi says.

Air freight kept goods moving, but at a significant premium. “While this significantly increased logistics costs — which are ultimately expected to be passed on to consumers — it also allowed many businesses to maintain operational continuity without materially increasing their warehouse footprint or inventory holdings,” Talmatchi argues.

The cost impact is now filtering into carrier pricing: Maersk’s latest updates signal higher fuel volatility, rising fuel surcharges, and the introduction of transit disruption surcharges to reflect tighter capacity and rerouting pressures.

Rents didn’t move in one direction

The war dampened sentiment in some locations rather than driving rents uniformly higher. “We are still assessing the full rental impact by location and asset type; however, it is evident that the disruption has introduced a softer market sentiment across parts of the industrial and logistics sector,” Talmatchi argues. “At this stage, rental softening appears to be more pronounced in areas that experienced the strongest rental growth over the past cycle,” he adds.

That adjustment follows a period of pronounced rental inflation across core industrial hubs. Al Quoz remained the UAE’s most expensive industrial location, with Grade A rents reaching AED 85 per sq ft in 2Q 2025, up 31% y-o-y, while Dubai Investments Park increased 33% to AED 60 per sq ft. In Abu Dhabi, KEZAD Musaffah (ICAD) and Musaffah recorded gains of 57% and 52%. The scale of prior growth helps explain why the disruption translated into caution rather than continued rent chasing.

When cargo reroutes, storage follows

Fujairah is seeing rising interest as occupiers diversify logistics footprints. Talmatchi says Knight Frank has “observed increased occupier interest in alternative logistics locations such as Fujairah, particularly tenants seeking either land or warehousing solutions — a trend that was far less common prior to the conflict.” This reflects a broader operational reconfiguration, with Fujairah and Khor Fakkan increasingly acting as secondary gateways as cargo flows are rerouted across multimodal networks.

At the same time, the UAE’s industrial geography is broadening. Dubai and Abu Dhabi continue to anchor the market, but supply constraints are pushing demand outward. Knight Frank’s 1H 2025 data shows just 780k sq ft of speculative industrial space expected in Dubai this year, while Northern Emirates rents rose 40% year-on-year as occupiers expanded into alternatives including Umm Al Quwain.

The essentials test

Essential goods drive the clearest storage pressure. “The strongest demand for additional storage capacity came from food-related industries,” Talmatchi says. Logistics operators focused heavily on continuity for critical commodities during the conflict. AD Ports said its redeployment strategy prioritized the movement of food, medicines, strategic reserves, and other essential inputs, supported by warehousing and storage capacity.

“The conflict didn’t create empty shelves in the UAE, but it did show why essential-goods storage matters,” Talmatchi tells us. “Despite the challenges, there were no meaningful disruptions to the supply of essential goods, and consumers did not experience shortages or empty supermarket shelves,” he argues. “Most occupiers were able to maintain business continuity without requiring major changes to their operational footprint — highlighting the maturity and competitiveness of the UAE logistics market,” Talmatchi adds.

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Investment Watch

AD Ports locks in Congo terminal buildout

AD Ports advances Congo port construction: Abu Dhabi-based port operator AD Ports Group awarded three contracts worth a combined AED 735 mn (USD 200 mn) for the Noatum Ports Pointe-Noire Terminal in the Republic of the Congo, according to a statement. Construction is expected to be completed in approximately two years.

The details: The marine and topside works contracts, valued at approximately AED 551 mn, were awarded to MAR Contracting Sarlu and MBTP SA JV, while an AED 184 mn crane contract was awarded to Chinese port equipment manufacturer ZPMC.

It’s the next step in a concession AD Ports has been building since 2023 under a 30-year agreement with the Republic of the Congo for the New East Mole Terminal — extendable by a further 20 years. The Group has also committed USD 500 mn over the life of the concession and, in 2025, brought CMA CGM into the project.

The buildout coverage: The awards span the terminal’s core construction package, including marine works, topside infrastructure, and crane equipment. The project is being developed through AD Ports Group’s majority-owned joint venture with CMA Terminals. The first phase of the terminal will feature a 420-meter quay wall with a 16-meter depth, three ship-to-shore cranes, nine rubber-tyred gantry cranes, and a 100k-sqm logistics area.

CMA CGM brings significant cargo depth to the project, with the French carrier historically handling around 35% of the DRC’s container market and leading export volumes while also ranking second in imports and transshipment. The terminal is designed as a multi-user facility, with AD Ports Group retaining majority control and full consolidation of the asset.

From Khalifa to DRC: The Pointe-Noire development deepens the partnership between AD Ports Group and CMA CGM, which is already active in Abu Dhabi. The two groups have previously inaugurated CMA Terminals Khalifa Port — a AED 3.1 bn container terminal expected to add 2.6 mn TEUs in capacity, increasing Khalifa Port’s 2024 handling capacity of 7.8 mn TEUs by roughly one-third.

In other news from AD Ports

AD Ports is building beyond the berth: AD Ports Group built a multimodal inland logistics network linking Khalif Port and Fujairah Terminals with rail-linked dry ports, cargo depots, including Kezad Group’s Industry City of Abu Dhabi.

Heavy industry gives the network its first base load: AD Ports signed MoUs with Emirates Global Aluminium, Emsteel Group, Al Ghurair Iron & Steel, and Tenaris to bring in the four manufacturers to the rail-linked inland logistics network.

The play is factory-to-port, not just port-to-port: The network is designed to move raw materials, semi-finished products, and finished goods across a mix of ports, depots, dry ports, and rail-linked logistics nodes.

Why this matters: The Gulf’s recent disruption cycle highlighted that port capacity is only half the problem — while East coast gateways such as Fujairah can absorb diverted cargo, the real constraint lies in moving boxes and industrial cargo inland. The current rail network remains a partial solution and is not yet a full substitute for maritime capacity or road-based redistribution during major rerouting shocks.

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Also on Our Radar

Food storage and fulfilment capacity stretches in the UAE

A cold chain hub is coming to Abu Dhabi + Gallega adds capacity to Jafza

Axione to build a new cold chain hub: Abu Dhabi Food Hub signed an agreement with UAE-based Axione Development to build advanced cold chain infrastructure on a 37k-sqm plot under a 50-year land lease. The facility will be operationally ready by 4Q of this year.

Meanwhile, UAE-based third-party logistics provider Gallega Global Logistics inaugurated a 215k-sq-ft multi-user logistics hub at Jebel Ali Freezone (Jafza), adding new warehousing and fulfillment capacity for distribution across the UAE and the wider GCC.


JUNE

2-4 June (Tuesday-Thursday): ProPak Mena, Cairo, Egypt.

4-5 June (Thursday-Friday): Supply Chain and Logistics Summit, Amsterdam, Netherlands.

6-8 June (Saturday-Monday): IATA World Air Transport Summit, Rio de Janeiro, Brazil.

10-11 June (Wednesday-Thursday): Black Sea Ports and Logistics, Istanbul, Turkey.

21-24 June (Sunday-Wednesday): Saudi Smart Logistics, Riyadh, Saudi Arabia.

22-23 June (Monday-Tuesday): Decarbonizing Shipping Forum, Rotterdam, Netherlands.

AUGUST

30 August-1 September (Sunday-Tuesday): Air Cargo Middle East, Riyadh, Saudi Arabia.

30 August-1 September (Sunday-Tuesday): Saudi Warehouse and Logistics Expo, Riyadh, Saudi Arabia.

SEPTEMBER

16-17 September (Wednesday-Thursday): Saudi Maritime & Logistics Congress, Dammam, Saudi Arabia.

22-24 September (Tuesday-Thursday): Seamless Middle East, Dubai, UAE.

28-30 September (Monday-Wednesday): Transport Logistics Middle East, Riyadh, Saudi Arabia.

OCTOBER

12-14 October (Monday-Wednesday): The Airport Show, Dubai, UAE.

21-22 October (Wednesday-Thursday): Global Ports Forum, Singapore.

26-29 (Monday-Thursday): Air Cargo Forum, Miami, US.

27-29 October (Tuesday-Thursday): Routes World, Riyadh, Saudi Arabia.

NOVEMBER

2-5 November (Monday-Thursday): ADIPEC Maritime and Logistics Exhibition and Conference, Abu Dhabi, UAE.

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