[Series] GLP to Marq (2) / Marq's Evolving Refrigeration and Freezing Business: Multi-Tenant Model and Collaborative Support for Business Growth

Japan GLP (Marq) is leading the industry by completing a multi-tenant logistics facility with full occupancy, a field previously considered high-risk. Why focus on the refrigerated and frozen sector? What motivates them to support the business growth of their tenant companies? In the second installment of this series, we interview Toshiyuki Komatsu, Principal of the Sales Development Department, and Junya Kusahara, Vice President, who have built a specialized refrigerated and frozen team and involved both internal and external stakeholders. We also introduce the support provided by Naoto Yoneda, Vice President, who assisted Mizuma Kyuhai in their entry into the refrigerated and frozen market at "Marq Kobe Sumiyoshihama." (4 parts in total)

■ Related articles

	Logistics Frontline / Continuing to be a Supporter of the Logistics Industry: GLP Japan Launches New Brand, Marq September 1, 2026
GLP Series to Marq
(1) Marq Concierge: Partnering with customers to support their business growth		(2) Marq's continuously evolving refrigeration and freezing
(3) Facility development based on working backward from customer success

■Both design and cost calculation start with trial and error.

In March 2025, "Marq Kobe Sumiyoshihama" (5 stories, approximately 46,000 m2), one of the largest multi-tenant logistics facilities in Japan with full-fledged refrigeration and variable temperature zones, was completed in Kobe City, Hyogo Prefecture, with full occupancy.

With facilities like "Marq Kawasaki 2" (5 stories, approximately 205,000 m2) scheduled for completion in August 2027 in Kawasaki City, Kanagawa Prefecture, storage capacity is rapidly expanding. As of August 2026, GLP Japan's development record for refrigeration and freezing facilities totals 36 buildings and 436,000 m2.

"Marq Kawasaki 2" completed image

In recent years, GLP Japan has made an impact not only with large-scale, multi-functional logistics facilities like ALFALINK, but also by demonstrating its strength in frozen and refrigerated storage.

In 2017, GLP Japan established a specialized team for refrigeration and freezing within the company, aiming to expand its business domain. At the time, Mr. Koma, who was developing the food industry within the company, was assigned to the development of refrigeration and freezing facilities as a new business venture.

Surprisingly, however, for the first three years starting in 2017, she spent most of her time just learning.

Mr. Koma (After working in rental property management at the Tokyu Group, he joined GLP Japan in 2012)

According to Mr. Koma, while companies seeking refrigerated warehouses and some logistics companies responded favorably, even those that showed interest had stricter requirements than for ambient temperature warehouses, such as "it must be close to the consumption area," "it must be in the center of the store layout," and "the maximum number of loading docks is needed." Finding land immediately and meeting their needs was difficult.

Furthermore, regarding refrigerated warehouses, where the standard practice is for warehouse companies to build their own warehouses, the idea of ​​developers building warehouses equipped with refrigeration and freezing facilities and then leasing them out did not gain much traction at the time.

Furthermore, Mr. Kusahara recalls, "To begin with, we didn't have any know-how in designing refrigeration facilities within the company."

Mr. Kusahara (After joining a financial institution, he realized the importance of logistics after the Great East Japan Earthquake and changed jobs to a logistics company, later joining GLP Japan in 2015)

Insulation technology is particularly important. For example, there are pros and cons to methods such as building the structure and then spraying it with polyurethane, and later partitioning it with insulation panels. It is necessary to judge on a case-by-case basis which method is more suitable and cost-effective.

Regarding the difficulties of refrigeration and freezing, Mr. Kusahara said, "I visited many thermal insulation and equipment companies with my teammates and learned about things like whether the design was feasible and how we could reduce costs. That experience led to the sales department acquiring expertise on their own, which has become a strength of Marq."

Mr. Koma also expressed his confidence, saying, "I don't think there are any other developers with a sales team that has specialized knowledge of freezing and refrigeration," and laughed, "Back then, it was a constant learning process. The sales team also checked the construction costs, and Mr. Kusahara, who came from a financial institution background, checked them in detail, which was a great help."

As their efforts bore fruit, and the number of "retrofit" installations of refrigeration and freezing equipment on the first floor of multi-tenant logistics facilities designed for ambient temperature use, as well as build-to-suit (BTS) development projects, increased, they became confident in the demand. They also accumulated knowledge, which led to the development of large-scale projects.

■ Absorbing urgent demand with a multi-faceted approach

Currently, demand for refrigeration and freezing facilities is increasing, but the absolute amount of storage capacity is insufficient.

Mr. Kusahara cites the COVID-19 pandemic as the reason. As people stayed home more, home cooking and ready-made meals became commonplace, and the purchase of frozen foods by ordinary households surged. Along with this, e-commerce also expanded rapidly. From the perspective of the "demand side," such as shippers and logistics companies, existing refrigerated and frozen warehouses are full, and it is not easy to find places to rent immediately.

Furthermore, from the perspective of the "supply side," Mr. Koma points out the high hurdles, such as the exorbitant construction costs and soaring prices of building materials. The aging of existing refrigerated and frozen warehouses is also a problem, and even if they want to rebuild, progress is stalled because there are no warehouses to store the current goods during the construction period.

Nationwide, 40 years is considered a benchmark for when to consider rebuilding, but more than 3% of refrigerated warehouses are over 40 years old, and deterioration is becoming increasingly noticeable in Tokyo, Kanagawa, Chiba, as well as Osaka and Hyogo.

Marq's innovative approach involves equipping the entire building with refrigeration and freezing facilities from the outset, offering a multi-tenant model that allows it to be rented out in the same way as a standard-temperature warehouse.

Generally, refrigerated warehouses require significant investment in equipment such as refrigeration machinery and insulation, so tenants are often required to sign long-term contracts of 10 years or more. If the tenant invests in and installs the equipment themselves, they are required to restore the warehouse to its original condition upon vacating, which also incurs substantial costs.

In response to these circumstances, Marq offered solutions such as "reducing the initial investment for tenants," "eliminating the need for restoration work upon vacating the property," and "allowing short-term contracts of around 2-3 years."

In addition, the "flexibility" of being able to set the temperature from 10°C to -25°C and accommodating small-scale areas, as well as "environmental considerations" such as the adoption of natural refrigerants to move away from CFCs and the installation of solar power generation, are also featured as part of the concept for the refrigeration and freezing facilities proposed by Marq.

Its ease of use perfectly matched the demand. It served as a refuge for the growing needs of frozen foods and e-commerce, and as intended, even before its completion, there were cases of tenants deciding to rent it "just while we rebuild our aging warehouse. We've been looking for a place to store our goods for years."

Mr. Koma says, "I believe that the multi-tenant model spread rapidly because we aimed to create a property that would become the industry standard, while simultaneously leveraging our cultivated expertise to create a flexible design that could adapt to various needs."

Exterior view of "Marq Kobe Sumiyoshihama"

■ Reasons for deciding to move in even with zero belongings

Amidst all this, a unique case emerged at "Marq Kobe Sumiyoshihama." Mizuma Kyuhai decided to move in despite having no experience in the frozen and refrigerated goods business, and started a new business there.

Mizuma Kyuhai is a transportation company headquartered in Osaka City, primarily handling store deliveries for retailers. President Yoichi Yokota's concerns—"We are facing challenges such as the 2024 problem and the aging of our drivers, which are hindering our ability to secure personnel and reduce our transport capacity. If things continue like this, our sales will decline. We want to try a new business that will help stabilize our sales"—resonated with Mr. Yoneda's concierge spirit.

During his conversations with Mr. Yoneda, President Yokota discovered a breakthrough he hadn't initially considered: operating a refrigerated warehouse for the distribution of processed foods. In response, Mr. Yoneda took action one after another.

One particularly effective event was the open house for the completed building, co-hosted by Mizuma Kyuhai and Marq. By attracting attendees through Marq's email newsletter, the event was a great success, with approximately 80 companies and 200 visitors, partly due to the unique nature of the property.

Companies that came to visit, saying things like, "We're looking for a place to store our luggage," or "Can you accept it immediately?", were introduced one after another by Mr. Yoneda, who would say, "Then come to Mizuma Express Delivery." Soon after, they secured projects from five companies (approximately 5000 m2) and achieved full occupancy. This rapid development occurred in about six months from the decision to enter the market.

From left to right: Takashi Okada and Masayuki Shiraishi of Mizuma Express, and Mr. Yoneda of GLP Japan. They have a relationship where they can talk about anything, not just work-related matters.

Regarding that time, Mizuma Kyuhai's President Yokota commented, "Entering the refrigerated and frozen goods business with our own warehouse was a high hurdle and fundamentally impossible, but after talking with Mr. Yoneda, I realized that we could start a new business if we rented a space." He added, "At first, we didn't have any prospects for goods to store, but thanks to numerous referrals from concierges, mainly from visitors to the open house, and inquiries from 20 companies, we were able to achieve full occupancy. Marq is an indispensable partner for our business growth."

Marq Concierge receives daily inquiries such as, "We don't have enough trucks during peak season," or "Is there anywhere that can temporarily store our excess goods?" Conversely, they also receive inquiries like, "Our warehouse is empty during the off-season," or "We're looking for work." Their extensive experience, knowledge, and agility in connecting these businesses are proving invaluable in the refrigerated and frozen goods sector as well.

Mr. Yoneda, who is described as a "hardcore salesman," proudly stated, "For our customers, moving in is just the beginning. We want them to think, 'I'm glad I did business with Marq,' so we continue to support them even after they move in, almost like acting as their sales representative. Even if other companies copy our warehouse blueprints in terms of hardware, Marq is the only one that provides this level of support in terms of software."

Mr. Yoneda (who, while working on roadside commercial store development in his previous job, became interested in logistics facilities and joined GLP Japan in 2021)

■ Refrigeration and freezing facilities are social infrastructure

The use of frozen foods has become widespread, not only in ordinary households but also in restaurant chains, schools, hospitals, and elderly care facilities. They have become indispensable for preventing quality deterioration and food poisoning, and for reducing food waste.

Nearly 10 years have passed since the specialized team was established in 2017. Mr. Koma describes his aspirations for the frozen and refrigerated business as follows: "Frozen and refrigerated facilities are infrastructure that supports food. Marq takes pride in quietly supporting society with its high level of expertise. In the future, we want to develop with an all-encompassing strategy, so that we can flexibly respond to any type of facility that is desired, whether it is a distribution type, a storage type, or an add-on type, and while considering the characteristics of the location, whether it is a bay area or an inland area."

Mr. Kusahara also has strong feelings about this. "The working conditions in refrigeration and freezing facilities are even harsher than those in ambient temperature facilities, and recruitment is also difficult. I want to help revitalize the industry so that people who work to support the cold chain are respected and young people will be able to enter the field."

As labor shortages worsen, improving working conditions will increasingly require the automation and labor-saving measures of refrigeration and freezing facilities.

However, while meticulous partitioning with insulated walls makes temperature control easier, if a tenant company's needs change in the future, such as wanting to introduce an automated warehouse or operate AGVs or AMRs, those insulated walls could become an obstacle.

Furthermore, in cases where multiple temperature zones need to be combined, a uniform design is not feasible, and Mr. Koma and Mr. Kusahara both agree that "daily refinement is necessary." The latest model of Marq's refrigeration and freezing facilities, which are constantly striving for improvement, is "Marq Kawasaki 2." Based on feedback from tenants at "Marq Kobe Sumiyoshihama," it is equipped with sections for three temperature zones: ambient, frozen, and refrigerated, which has also led to the occupancy of new tenants.

Following in Marq's footsteps, a variety of developers are now beginning to enter the market for refrigeration and freezing facilities.

However, Mr. Koma remains unfazed, stating, "Marq's fundamental philosophy is to grow together with its customers. Even if other companies create similar facilities, they probably won't be able to achieve the same results in generating benefits for customers through their concierge service."

Furthermore, Mr. Kusahara stated, "Our success is due to the people we have." Mr. Yoneda added, "We provide thorough support even after residents move in. We have a proven track record in this area."

The three said they want to be a support group for the frozen and refrigerated logistics and food industry.

(Interview and writing by Yuko Inafuku and Kimio Yamauchi)

From the left
Naoto Yoneda, Vice President, Sales Development Department, GLP Japan
Toshiyuki Koma, Principal, Sales Development Department, GLP Japan
Junya Kusahara, Vice President, Sales Development Department, GLP Japan

[Series] GLP to Marq (1) / "It starts after you lease": A partnership with tenants - Marq concierge supports customers' business growth

[Series] GLP to Marq (3) / Facility Development Based on Customer Success: Marq's Pursuit of the Ideal Logistics Facility