The cost of opening a self storage facility is more than the price of the containers. Your budget should cover land, preparation, equipment, setting up operations and cash for the period while you attract customers. There is no single honest figure that fits every site: the biggest differences come from location, the plot's condition and the scale of the first phase.
Start with the scope of the first phase
Record the number of units, their dimensions, planned access and operating arrangements. Establish whether you are buying the land or paying rent. Include a site sketch. Without these details, contractors will quote for different projects, making comparison difficult.
Separate one-off expenditure from monthly costs. Buying a gate is a start-up cost; connectivity subscriptions and maintenance are operating costs. A land lease deposit requires cash, but it is not the same as a service already consumed. Show it separately in your spreadsheet, along with any VAT to be accounted for.
What belongs in the cost estimate?
| Item | How to establish the amount |
|---|---|
| Land | Purchase price, or deposit, initial charges and rent from a specific offer. |
| Design and formalities | A quote for the work required for this plot and facility. |
| Groundworks and drainage | A works quotation based on the layout of containers, roads and unloading areas. |
| Containers | Model list, number of doors, equipment and the total package price. |
| Delivery and installation | Transport, unloading, equipment and preparation of supports. |
| Security and services | Gate, fencing, lighting, cameras, access control and power. |
| Operations and sales | Software, website, signage, agreements and campaign preparation. |
| Start-up cash reserve | Expected cash shortfalls while rentals build up. |
Mark each quote as excluding or including VAT and record what the price excludes. List uncertain items separately, such as works that depend on ground investigations. A contingency allowance should not replace obtaining quotes for the main works.
An equipment-price example, not the whole investment
In the public Procontainers price list checked on 12 September 2026, a 6 m² oneWay 3M container cost PLN 5,900 excluding VAT, while a 12 m² oneWay 6M cost PLN 8,800 excluding VAT. The manufacturer charges for transport separately. These are prices for selected products from one supplier, not a market average or the complete cost of opening a site. [Procontainers — retail prices excluding VAT; transport charged separately]
For example, buying ten of those 6 m² units comes to PLN 59,000 excluding VAT for the containers alone, based on that price list. All the other budget items still need to be added. For a larger order, request an up-to-date package quote, its validity period and the exact delivery scope.
We use this dated supplier price list in PLN as a calculation example, not as an average European market price. Obtain a current quotation for your own project directly from the supplier; these figures have not been converted into another currency.
Calculate monthly costs instead of using a figure found online
Enter your own figures for land rent, electricity, connectivity, software, insurance, accounting, advertising and maintenance. Add call-out support and the owner's labour if you want to compare the result with another business. Establish applicable property and business taxes for the country and municipality concerned with local advice. Do not omit a cost simply because the facility uses containers.
Also show financing repayments in the cash-flow plan. Repaying loan principal and recognising an accounting expense are not the same thing. Keeping them separate helps avoid a situation where the reported result looks positive but the bank account cannot cover an instalment.
Keep cash available while you attract customers
Prepare monthly cash-in and cash-out forecasts for slower and faster rental growth. The start-up reserve should cover the largest expected cash shortfall plus a justified safety margin. Do not assume full occupancy from opening day.
A completed budget helps you decide where to reduce the first phase and what should not be postponed. You can buy fewer units while retaining a functional entrance, drainage and safe operations. Omitting these elements to save money passes the problem on to your first customers.
Sources
Sources checked: .