Freight Transport Center in Ulm

The GVZ Region Ulm in an expert check

The logistics industry is facing massive upheavals: decarbonization, a shortage of skilled workers and the need for resilient supply chains are redefining the success of locations. In the midst of this area of tension, the Ulm Region Freight Centre (GVZ) asserts itself  as one of the most efficient logistics hubs in Europe. But what makes this location between the metropolitan regions of Stuttgart and Munich so attractive? Is it purely the geographical location, or is the secret in the profound interlocking of industry, science and infrastructure?

In this dossier, we analyse all the factors critical to success – from the hard facts of land prices to the complex connection to the trans-European networks.

Strategic Location: The Geography of Success

The GVZ Region Ulm is not just "cheap". It is located in the center of the European economic axis West-East (Paris-Bratislava/Budapest) and North-South (Scandinavia-Genoa). Located within the boundaries of the city of Ulm and the municipalities of Dornstadt and Beimerstetten, it forms the operational heart of the Danube-Iller logistics region.

Why is the location crucial for global players?

The region acts as a bridgehead for the supply of southern Germany and as a gateway for transit traffic across the Alps and towards Eastern Europe. The spatial proximity to the "science city of Ulm" also ensures a symbiosis of physical cargo handling and highly specialized research (e.g. in battery technology or autonomous driving).

Infrastructure and modality: bimodality in perfection

A modern freight village is defined by its ability to efficiently link modes of transport. While many locations advertise with the "Trimodal" label, the Ulm region is concentrating on high-performance bimodality (rail/road).

Rail connection: The heart (DUSS terminal)

The Ulm-Dornstadt container terminal is operated by DUSS (Deutsche Umschlaggesellschaft Schiene-Straße) and is one of the most efficient in inland Germany.

• Capacity: With the expansion in recent years, more than 120,000 loading units can be handled here annually.
• Track systems: Several 700-metre-long transshipment tracks enable the handling of block trains without time-consuming shunting.
• Connections: Daily connections to the German North Sea ports (Hamburg/Bremerhaven) as well as to the western ports (Rotterdam/Antwerp) and gateway connections to Italy.

Road connection: Interface of the main roads

The GVZ benefits from its immediate proximity to the Ulm/Elchingen motorway junction, the intersection of the:

• A8 (Karlsruhe – Stuttgart – Ulm – Munich – Salzburg): The central west-east connection.
• A7 (Scandinavia – Hamburg – Ulm – Füssen/Austria): The longest north-south motorway in Germany. The direct connection via the B10 ensures that the motorways can be reached quickly and without intersections, which minimises "last mile" costs.

Water connection: An honest analysis

In contrast to locations such as Duisburg or Mannheim, the Ulm freight village does not have a direct water connection. In this section, the Danube is not developed for commercial freight shipping (large motor cargo ships). For companies that are absolutely dependent on inland shipping, the pre-carriage usually takes place via the ports on the Rhine or Neckar.

Air freight: The proximity to the hubs

• Stuttgart Airport (STR): approx. 80 km (approx. 45-60 min. driving time).
• Munich Airport (MUC): approx. 160 km (approx. 90-110 min. driving time).
• Memmingen Airport (FMM): approx. 55 km (regional focus, increasing importance for time-critical shipments).

Key Facts: The location in figures (data as of 2025/2026)

Source: Own research based on data from the city of Ulm and GVZ companies.

Key economic indicators: cost structure and investment climate

For investors, the question of profitability is closely linked to local assessment rates and land prices. Compared to the metropolises of Stuttgart or Munich, the Ulm region offers an attractive price-performance ratio.

Rental and land prices

• Land prices: Depending on the degree of development and location within the GVZ, prices for logistics space range between €180 and €280 per m². In comparison, top prices in Munich are often beyond the €600 mark.
• Rental prices (existing/new construction): Rents for modern logistics halls (Class A) are currently  between €6.50 and €8.50 per m².

Tax rates (as of 2025/2026 - estimates/current)

The assessment rates vary slightly between Ulm and the surrounding municipalities such as Dornstadt:

• Ulm: Trade tax rate approx. 360%.
• Dornstadt: Trade tax rate approx. 340%. This makes the peripheral areas of the GVZ particularly interesting for tax-sensitive companies.

Why "Top Logistics Region"? The Success Factors

The Danube-Iller region is regularly listed in studies (e.g. by bulwiengesa) as one of the top logistics regions in Germany. But why?

1. Industrial base: World market leaders such as Daimler Truck, Liebherr, Magirus and ratiopharm are located in the catchment area. These produce a constant flow of goods.
2. Innovative strength: The close integration with Ulm University and Ulm University of Applied Sciences in the field of automated logistics processes ensures a technological advantage.
3. Land availability: While in other regions there is "land under", in the Ulm region new areas could be successively developed through inter-municipal cooperation (special-purpose association).

Companies located there: A "Who's Who" of logistics

The GVZ is characterised by a healthy mix of global freight forwarders and specialised logistics service providers:

• Dachser: Operates one of its most important logistics centers in southern Germany here.
• Anschütz: Specialist in contract logistics.
• Seifert Logistics Group: Headquartered in Ulm, the company uses the GVZ as a strategic anchor point.
• Nuvis: Modern e-commerce fulfillment centers.
• DUSS: Operator of the container terminal.

Workforce and skilled worker situation

A critical point of any location description today is the human factor. What does it look like in Ulm?

The situation: The unemployment rate in the Ulm region is traditionally one of the lowest in Germany (often below 3%). This means fierce competition for workers.

The solution sets of the region:

• Specialists from science: Every year, hundreds of graduates with a focus on logistics/supply chain management leave the local universities.
• Catchment area: Due to the good transport connections, workers commute in from a radius of up to 50 km (Swabian Alb, Upper Swabia, Bavarian Swabia).
• Automation: Due to the shortage of personnel, local companies are investing more than average in automated storage and sorting systems.

Questions that decision-makers need to ask now

Question: Is the Ulm freight village ready for e-mobility in heavy-duty transport?

Answer: Yes. Ulm is playing a pioneering role through the expansion of high-performance charging points in the vicinity of motorway connections and private investments by logistics companies in charging infrastructure at depots.

Question: How secure is the expansion of the terminal?

Answer: The expansion of the DUSS terminal is part of the Federal Transport Infrastructure Plan. Capacities have already been significantly increased in order to shift the modal split in favour of rail.

Conclusion: A location with future security

The GVZ Region Ulm is much more than a collection of warehouses. It is a highly optimized ecosystem that thrives on the balance between central location, moderate costs and technological innovation. For companies that serve the southern German market or want to act as a hub for European flows of goods, there is no way around Ulm.