EU–Ukraine freight funnels through the Poland border, where truck queues have exceeded 2,000–4,000 vehicles with waits above 37 hours, while Western Ukraine holds only ~298,000 m² of modern warehouse stock at near-zero vacancy. Project GATEWAY builds the missing infrastructure at the crossing point: Class A space, on-site customs, bonded storage, cross-docking and energy-resilient operations.

THE PROJECT — An 85,000 m² core project built in two stages on land the sponsor controls, with zoning and permitting in progress; Stage 2 is released only at 40% pre-leasing. The master plan reserves land for expansion to 300,000 m². Revenue: USD-indexed triple-net leases plus a border services layer (bonded storage, customs terminal, cross-dock, truck services) worth an estimated USD 2.6M of annual EBITDA at stabilization.

VERIFIED MARKET — Lviv Class A rents USD 6.0–6.5 per m²/month (above Kyiv prime); vacancy ~3–3.5%, the lowest of all commercial segments; national new supply falling to ~90,000 m² in 2026; absorption +30% YoY.

THE OFFER — USD 68M total: USD 30M equity + USD 38M senior debt. Equity in offshore HoldCo over Ukrainian SPV, or secured debt plus warrants; investor board seat and reserved matters. DFC / MIGA political-risk and war-risk wrap assumed on equity and debt. Term 7–12 years; distributions from ~year 3–4; exits from year 7. Base case: stabilized EBITDA USD 8.7M, yield on cost 12.8%, levered equity IRR ~19%, 12-year equity MOIC 4.2x.

STATUS, STATED PLAINLY — Development stage. Land secured and permitting in progress (to be evidenced in due diligence); contracted revenue today is zero; anchor LOIs for 40% of the space are a funding condition. All return figures are management estimates, pre-tax.

NEXT STEP — Download the teaser, investor deck and investment memorandum below, then apply for collaboration to request the NDA, data room index and financial model, a management meeting and a site visit in the Lviv Region.