Select segments of the Philippines' modern warehouse industry stand to gain once the government clears the backlog building up at the country's ports, analysts said.

Strategically located, modern facilities are expected to be the principal beneficiaries of a proposed joint administrative order (JAO) — a regulatory issuance drafted and adopted jointly by several government agencies — being prepared by the Department of Finance (DoF), which would unlock the cargo currently piling up at container yards ahead of the holidays. Container yards are interim holding points where shipments await customs clearance and release to importers, so available capacity there directly affects how quickly goods move through the supply chain. The JAO is expected to be signed soon following the completion of consultations, and is designed to optimize yard capacity and bring greater transparency to cargo handling fees.

"What we have seen is a greater demand now for micro warehouses, modern warehouses that are near ports, seaports and even airports," Colliers Philippines Director for Research Joey Roi Bondoc said in a call on Monday.

Mr. Bondoc noted that even before the order is issued, rising fuel expenses and peso depreciation had been squeezing importer margins.

"It really doubles, triples your logistics cost. So the practical solution now is to look for a warehouse that is near ports and near (the) market," he said.

Savills Philippines Associate Director for Investments Early G. Orolfo said the measure will push businesses to be more discerning about their space requirements.

"I think demand will become more selective. Businesses will not just be looking for space to store their goods; they will want facilities that help them move products faster, manage costs, and serve their customers more efficiently," she said via Viber.

While easing yard congestion creates opportunities for off-dock container yards — facilities located outside port premises that receive and store containers — and inland logistics parks, Ms. Orolfo said it may not trigger an immediate rush for new footprint if existing yards handle containers more efficiently.

"The bigger opportunity will be for well-located facilities that can address specific gaps in the supply chain and connect ports more efficiently with warehouses, distribution centers, and end markets," she said.

Developers currently face location challenges as land values appreciate and potential sites are converted to higher-yielding properties. Mr. Bondoc noted that Southern Luzon offers established connectivity, though rising land prices pose constraints, while Northern Luzon promises cheaper land but comes with incomplete transportation networks.

"When you're trying to capture the Metro Manila market, you need to depend on, say, cargo railways, which are non-existent at this point," he said, highlighting the importance of long-term solutions such as a freight rail connecting Clark to the National Capital Region.

He added that developers will continue concentrating on Central Luzon, the Cavite, Laguna, Batangas, Rizal, and Quezon region, and Metro Manila, as the three areas represent the primary concentrations of economic activity.

For cold chain storage and other specialized hubs, analysts pointed to expanding opportunities, tempered by utility requirements. Mr. Bondoc said macroeconomic indicators for cold storage remain favorable, supported by imports and e-commerce food orders.

Ms. Orolfo said that alongside transport connectivity, power grid reliability is crucial for automated and refrigerated facilities, which depend on uninterrupted electricity to protect temperature-sensitive inventory and keep automated systems running.

"Even a well-located facility can become costly to operate if power interruptions affect equipment, inventory, or daily operations," she said.

Developers will likely maintain a cautious approach, building in phases or securing pre-commitments as they balance construction costs, financing, and rental rates, she added.

The pending JAO is being finalized by the DoF alongside the departments of Trade and Industry and Transportation, the bureaus of Customs (BoC) and Internal Revenue, the Philippine Ports Authority, the Maritime Industry Authority, and the Philippine Competition Commission.

Finance Undersecretary Rolando T. Ligon, Jr. has said the order could be signed once agencies finish submitting comments, noting that the DoF itself has signed the draft formulated with the BoC.

"That was two weeks ago, we are waiting for their comments so that it can be enforced. We drafted it together with BoC, that is why it is okay for us in principle," Mr. Ligon told reporters last week.

Customs Commissioner Ariel F. Nepomuceno has cited container yard deficits, heavy import reliance, and opaque shipping fees as key drivers of harbor bottlenecks, warning that processing delays directly inflate logistics costs.

"The challenge right now is congestion. (That is why) we are anticipating the formal approval of the JAO by all the Secretaries," he said.

Once signed, the order's stated goals of optimized yard capacity and more transparent cargo handling fees will serve as the benchmark for whether the backlog built up ahead of the holidays eases.