- Development pipeline reaches 18.3 GW, up 34% year-on-year
- Amsterdam accounts for 927 MW of operational capacity; growth in the Netherlands is shifting towards Eemshaven and Middenmeer
- London remains the largest EMEA market, while Paris overtakes Dublin to become the third-largest
- Little evidence of oversupply, with vacancy rates remaining below 10% across most markets
Amsterdam, 25 September 2026 – Operational data centre capacity across Europe, the Middle East and Africa (EMEA) surpassed 12.1 GW in the first half of 2026, representing a 36% increase from 8.9 GW in the second quarter of 2024. Continued demand driven by cloud computing and artificial intelligence is fuelling investment in digital infrastructure. At the same time, power availability, permitting processes and grid capacity are increasingly determining where new data centres can be developed.
These findings are highlighted in Cushman & Wakefield’s EMEA Data Centre H1 2026 Update. Across the region, 3.8 GW of capacity is currently under construction, with a further 14.5 GW in the planning stage. This brings the total development pipeline to 18.3 GW, an increase of more than 34% compared with a year earlier.
The research shows that investment is expanding beyond the traditional data centre hubs into parts of Scandinavia and Southern Europe. Markets offering access to large-scale development sites and sufficient power capacity are particularly well positioned to capture future growth.
“The EMEA data centre market remains fundamentally supply constrained. Across much of the region, demand continues to outpace available capacity. However, the ability to secure power, obtain permits and deliver capacity within a commercially viable timeframe will be the defining factor for future growth,” said Andrew Fray, Chariman EMEA Data Centres at Cushman & Wakefield.
Dutch market continues to grow while becoming more geographically diversified
Amsterdam remains by far the largest data centre market in the Netherlands and is one of seven EMEA markets classified within the highest-tier ‘Powerhouse’ category. In the second quarter of 2026, the Amsterdam market recorded 927 MW of operational capacity, an increase of 74 MW, or 9%, compared with a year earlier.
In addition, Amsterdam has 102 MW under construction and a further 251 MW in the planning stage, bringing its combined operational capacity and development pipeline to approximately 1.28 GW. Amsterdam has a mature colocation market, with colocation accounting for 74% of operational capacity, while self-built hyperscale facilities represent approximately 25%. Over the past year, 31 MW of new colocation capacity was delivered, of which around 21 MW has already been absorbed.
“Dutch policy directs large-scale hyperscale developments to a limited number of designated locations. At the same time, demand for data centre capacity in areas such as Amsterdam and Schiphol remains strong. As a result, an increasing number of market participants are exploring developments just below the hyperscale threshold, where opportunities still exist to meet growing demand for cloud, AI and colocation capacity. This is creating a market that is driven both by large-scale hyperscale clusters such as Eemshaven and Middenmeer, and by the continued expansion of capacity around established connectivity hubs,” said Toine van Summeren, International Partner Occupier Services Industrial & Logistics at Cushman & Wakefield Netherlands.
Shifting market leadership
The five traditional FLAPD markets, Frankfurt, London, Amsterdam, Paris and Dublin, still account for approximately 43% of operational capacity across EMEA, representing 5.2 GW of operational capacity and 1.17 GW under construction. However, their share of future capacity is gradually declining as constraints related to power availability, permitting and grid infrastructure redirect new developments towards alternative markets.
London remains the largest market in EMEA, with 1.38 GW of operational capacity and a development pipeline of approximately 1.77 GW. Paris has now overtaken Dublin as the third-largest market by total capacity. Helsinki joined the Powerhouse category and now exceeds 1 GW of total capacity.
Scandinavia and Southern Europe gain monumentum
Scandinavia continues to strengthen its position as a destination for hyperscale and AI infrastructure. The region now has approximately 2.1 GW of operational capacity, 20% more than a year ago, and more than 3 GW in the planning stage. Helsinki is among the fastest-growing markets, supported by the availability of low-carbon electricity, land availability and demand for AI infrastructure. Madrid, Oslo, Barcelona and Zaragoza are also attracting growing interest due to their scalable development opportunities and comparatively favorable prospects for power connections.
No clear signs of oversupply
Despite global concerns about a potential investment bubble in AI infrastructure, Cushman & Wakefield sees little evidence of oversupply in EMEA. Vacancy rates remain below 10% across most operational data centres, and a significant proportion of new capacity has already been pre-let prior to completion. Demand driven by AI is influencing both hyperscale and colocation strategies and is driving investment in specialist infrastructure designed for compute-intensive, high-density workloads.
“The market is becoming more mature and therefore more selective, not more speculative. Investors and operators that have secured power, maintain strong customer relationships and can demonstrate a proven ability to deliver are best positioned for the next phase of growth. Capital is increasingly flowing towards markets that offer a realistic path to deployment, regardless of where they are located in Europe” said Matyas Fazekas, Research, Reporting & Data Specialist EMEA Data Centres at Cushman & Wakefield.
