Singapore-based real estate firm Mapletree Investments is taking a bold step forward in the U.S. industrial market with the groundbreaking of two speculative warehouse projects near Chicago. As other developers pause due to rising costs and economic uncertainty, Mapletree is betting on Chicago’s robust logistics infrastructure and sustained tenant demand to carry its expansion into the American industrial landscape.
Strategic Expansion in Chicago’s Logistics Corridor
The two new facilities, located in Joliet and Bartlett, mark Mapletree’s continued confidence in the Chicago market. Together, they represent more than 460,000 square feet of modern warehouse space, each designed to meet the evolving demands of logistics and distribution operators.
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Joliet Project: A 312,306-square-foot warehouse situated on an 18-acre site at 3600 Houbolt Road near the Joliet Intermodal Center.
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Bartlett Project: A 149,100-square-foot facility on an 8-acre site at 1360 Schiferl Road within the Brewster Creek Business Park.
Both facilities are being built on spec, meaning without pre-committed tenants — a sign of Mapletree’s strong market confidence. The firm expects high leasing demand as limited new supply and the region’s strategic transportation access continue to attract logistics operators seeking state-of-the-art space.
"These groundbreakings mark a major milestone for Mapletree’s U.S. platform. As speculative warehouse development declines nationwide, we remain focused on delivering Class A product ahead of an anticipated shortage. Assets like 1360 Schiferl Road and 3600 Houbolt Road are well-positioned to meet the needs of Chicago’s growing industrial market, which is backed by exceptional fundamentals.”
Mapletree's U.S. CEO | Richard Prokup
Design and Construction Details
The Bartlett Commerce Center will rise with a 36-foot clear height, 42 dock doors, two drive-in doors, and 181 car parking spaces. Its design emphasizes efficient circulation for trucks and cars alike, with ample loading capacity and proximity to major routes west of Chicago. Morgan/Harbour Construction serves as the general contractor, while leasing is handled by KBC Advisors (Ryan O’Leary, Jonathan Postweiler, and Jeff Fischer).
CoStar reports that the Joliet warehouse, constructed by Keeley Construction, reflects the city’s importance as a logistics hub within the I-80 and I-55 interchange. The 18.1-acre site will host a LEED Silver–certified facility with 40-foot clear height, 59 dock doors, 76 trailer stalls, and 204 parking spaces. Cushman & Wakefield’s Sean Henrick and Jason West are leading leasing efforts.
These warehouses are designed with sustainability and long-term functionality in mind, ensuring efficient energy use, flexible floor plans, and superior logistics flow. The Joliet facility’s LEED Silver certification will help attract sustainability-minded tenants, while both projects offer scalability for future automation and high-rack storage systems.
Construction and Workforce Focus
Both projects represent significant construction activity in a period when many developers are scaling back. By breaking ground now, Mapletree provides a boost to Illinois’s industrial construction workforce and maintains momentum in a critical economic sector.
The workforce involved in these builds includes a wide range of skilled trades and professionals:
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Sitework and Excavation Crews – preparing foundations and installing underground utilities
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Concrete Finishers and Formworkers – constructing slab-on-grade foundations and tilt-up wall panels
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Ironworkers and Steel Erectors – assembling steel framing for high-clear-span warehouse structures
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Roofers and Insulation Specialists – installing weather-tight roofing systems designed for energy efficiency
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Electricians and Lighting Technicians – wiring high-efficiency LED lighting and electrical distribution systems
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HVAC Installers and Sheet Metal Workers – ensuring temperature control and air circulation
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Plumbers and Pipefitters – setting up water supply, drainage, and fire suppression systems
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Dock Equipment Installers – fitting dock levelers, doors, and loading systems
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Painters and Floor Coating Specialists – applying durable finishes suitable for heavy industrial use
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Paving and Asphalt Crews – constructing access roads, parking lots, and truck courts
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Landscapers and Stormwater Management Teams – implementing green space and drainage features to meet LEED criteria
These projects also support architectural designers, structural engineers, and project managers responsible for ensuring compliance with Chicago-area building standards and LEED certification requirements.
Chicago’s Strength in the National Industrial Market
While some developers are pausing speculative builds due to high financing costs, Mapletree sees opportunity. Chicago’s industrial vacancy rate of 5.9% — well below the national average of 7.5% — makes it one of the strongest logistics markets in the country. The city’s access to major intermodal hubs, highways, and rail systems continues to attract investment from developers looking for long-term stability and strong absorption rates.
The Joliet corridor, in particular, has become a focal point for global logistics, connecting directly to the Joliet Intermodal Center, which links rail, trucking, and port infrastructure across North America. The Bartlett project, meanwhile, strengthens Mapletree’s footprint in the northwestern suburbs, where modern warehouse space remains in short supply.
“Breaking ground in Bartlett and Joliet underscores Mapletree’s confidence in markets that combine sustainable leasing activity, infrastructure access, and institutional investment depth. From site selection to design and delivery, our focus remains on building assets that stand out for their quality, functionality, and long-term relevance to occupiers.”
Mapletree's Head of U.S. Logistics Development | Chiagorom Osu
Looking Ahead: Setting a New Standard for Spec Development
As Mapletree continues expanding its U.S. industrial portfolio — with active developments also in New Jersey, Pennsylvania, and Florida — these Chicago-area projects highlight a broader commitment to building durable, high-performing assets in logistics markets with long-term growth potential.
With construction underway, these speculative developments are not only filling a supply gap but also sustaining employment across multiple trades. The result will be two cutting-edge facilities that reinforce Chicago’s reputation as one of North America’s premier logistics hubs — where innovation, efficiency, and construction excellence converge.
