Warsaw’s office market closed 2025 with one of the highest levels of demand in history, while supply declined and vacancy rates dropped significantly. According to the “Warsaw Office Market Spotlight Q4 2025” report prepared by Savills Poland, the key developments are the prevalence of renegotiations, the limited availability of large modules in the center and increasing pressure on rents in prime buildings. <\/p>\n\n
The total stock of modern office space in Warsaw stood at 6.23 million sqm at the end of 2025, down 1% from a year earlier. This is a result of demolitions and repurposing of older buildings. Last year alone, more than 152,000 sqm of offices disappeared from the capital’s market (in the form of demolitions or changes of use of office buildings). At the same time, new supply was low, reaching 88.7 thousand sq. m. (down 15% y\/y), of which about 90% went to central locations. 202,000 sqm remains under construction, with the largest projects, such as AFI Tower and Upper One, being built in the center.<\/p>\n\n
\n– Since 2020, nearly 410,000 have already left the Warsaw market. sq. m. office space. We certainly cannot speak of a temporary trend, but rather of a significant change in the structure of the market, resulting in older office buildings giving way to apartments, hotels or undergoing deep modernization. Increasingly, this also applies to central locations, which further limits the availability of office space in the most sought-after parts of the city <\/em> – says Wioleta Wojtczak<\/strong>, Head of Reaserch, Savills.<\/p>\n<\/blockquote>\n\n
The largest developments that came on the market last year were carried out in the western part of the city center (the West Center zone). These were The Bridge with an area of 47,000 sqm, and Office House (27,800 sqm) . The scale of projects varies markedly depending on the location – in the central zones, the average area of buildings under construction reaches about 25 thousand sq. m, while outside the center smaller, more intimate developments, usually under 10 thousand sq. m, dominate.<\/p>\n\n
The authors of the report estimate that by the end of 2028, a total of around 290,000 sqm of new office space could be delivered to the market, of which nearly 230,000 sqm will be in central locations, mainly in the West Center zone. –<\/p>\n\n
Demand reached 794,000 sqm, an increase of 7% year-on-year, placing it among the best performances in the market’s history. In Q4 alone, record space reaching nearly 310,000 sqm was leased. In 2025, as much as 51% of the volume was accounted for by renegotiated contracts, showing that companies were more likely to choose to stay in their current locations rather than relocate. Outside the center, S\u0142u\u017cewiec in particular stood out, with 180,000 sqm leased. This is the third highest result in the zone’s history, second only to the results of 2015 and 2019. The most active tenant groups in the city were the manufacturing (14%), IT (13%) and financial (11%) sectors.<\/p>\n\n
The decline in new supply and high demand translated into a marked reduction in the vacancy rate. At the end of the year, it stood at 9.1%, 150 basis points lower than a year earlier. In the central zones, availability fell to 6.1% of the stock, and only seven buildings located in the central zones had a total available space above 5,000. sq. m. At the same time, net absorption rose by as much as 117% year-on-year, to 188,400. sq. m.<\/p>\n\n
The limited availability of prime space has begun to affect rents. In the second half of 2025, rates in central locations rose to around EUR 27.50 per sqm per month, and outside the center to around EUR 19.00. Service charges have stabilized at the level of PLN 30-40 per sq. m., although in some buildings they exceed PLN 45.<\/p>\n\n
\n– 2025 has confirmed that the Warsaw office market has entered a phase of marked imbalance between demand and supply. In the city center, the problem today is not a lack of tenant interest, but the very limited availability of sufficiently large and modern space. This phenomenon will be one of the key factors shaping the market this year, both on the side of rents and the strategies that tenants will adopt <\/em>– says Jaroslaw Pilch<\/strong>, Head of Tenant Representation, Savills.<\/p>\n<\/blockquote>\n\n
The report indicates that with economic growth projected to accelerate in 2026 and interest rates continuing to fall, the pressure on prime office buildings may continue, and market polarization between “prime” buildings and older stock will further intensify.<\/p>\n\n
\n– In Warsaw today, we have a market where prime buildings are clearly gaining in value. Declining availability of “prime” space means more competition and further pressure on rents, and owners can afford to be more selective in their choice of tenants. At the same time, we anticipate that the stabilization of inflation should reduce the scale of indexation, which will partially mitigate cost increases. This, however, does not change the fact that some companies will begin to realistically consider relocating out of the center in search of more affordable projects <\/em>– comments Daniel Czarnecki<\/strong>, Head of Landlord Representation, Savills.<\/p>\n<\/blockquote>\n","protected":false},"excerpt":{"rendered":"
Warsaw’s office market closed 2025 with one of the highest levels of demand in history, while supply declined and vacancy rates dropped significantly. According to the “Warsaw Office Market Spotlight Q4 2025” report prepared by Savills Poland, the key developments are the prevalence of renegotiations, the limited availability of large modules in the center and […]<\/p>\n","protected":false},"author":2,"featured_media":1271,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[557],"tags":[278],"strefa_wiedzy":[55],"class_list":["post-20394","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-bialystok-2","tag-offices","strefa_wiedzy-news"],"acf":{"autor_1":{"autor_aktualnosci_1":{"ID":20632,"post_author":"2","post_date":"2026-02-17 09:07:31","post_date_gmt":"2026-02-17 08:07:31","post_content":"","post_title":"Jaros\u0142aw Pilch","post_excerpt":"","post_status":"publish","comment_status":"closed","ping_status":"closed","post_password":"","post_name":"jaroslaw-pilch","to_ping":"","pinged":"","post_modified":"2026-02-23 12:58:37","post_modified_gmt":"2026-02-23 11:58:37","post_content_filtered":"","post_parent":0,"guid":"https:\/\/officemarket.pl\/?post_type=doradcy&p=20632","menu_order":0,"post_type":"doradcy","post_mime_type":"","comment_count":"0","filter":"raw"}},"autor_2":{"autor_aktualnosci_2":{"ID":20620,"post_author":"2","post_date":"2026-02-17 09:02:36","post_date_gmt":"2026-02-17 08:02:36","post_content":"","post_title":"Daniel Czarnecki","post_excerpt":"","post_status":"publish","comment_status":"closed","ping_status":"closed","post_password":"","post_name":"daniel-czarnecki","to_ping":"","pinged":"","post_modified":"2026-02-17 09:02:36","post_modified_gmt":"2026-02-17 08:02:36","post_content_filtered":"","post_parent":0,"guid":"https:\/\/officemarket.pl\/?post_type=doradcy&p=20620","menu_order":0,"post_type":"doradcy","post_mime_type":"","comment_count":"0","filter":"raw"}},"powiazane":[{"ID":20098,"post_author":"2","post_date":"2025-01-17 14:25:59","post_date_gmt":"2025-01-17 13:25:59","post_content":"\n
The reduction in supply, already observed in 2023-2024, coupled with increasing pressure to modernize office space, is expected to affect the priorities of tenants and investors. The market is outlining the need to redefine the office as a space that fosters collaboration and creativity, but also generates savings. <\/p>\n\n
Cautious developers and a supply gap<\/strong><\/h3>\n\n
A limited supply of new office space will be a key challenge for the Warsaw market, where total space already stands at 6.29 million sqm and demand remains high at 740,200 sqm. In 2024, 104,400 sqm of new office space was delivered, and despite an increase of more than 71% compared to the previous year, the volume of space delivered remains below the historical average. New supply was concentrated in projects located in central zones (83%), with the majority located in the subzone delineated around Daszy\u0144ski Roundabout (Western Center). Key new developments include The Form (29,400 sqm), the next phase of the Lixa project (buildings D and E, 26,300 sqm) and Vibe A (15,000 sqm). <\/p>\n\n
Developer activity in Warsaw remains limited, as can be seen by the low volume of office space under construction. It is currently less than 230,000 sqm, down 14% from last year. In addition, only two projects, totaling 21,000 sqm, are being developed outside the city center.<\/p>\n\n
The second half of 2024 has seen an increase in tenant interest and significant pre-let transactions, which, combined with the low level of new supply over the past two years and the limited number of projects under construction, herald a further supply deficit in the coming years and possible difficulties in meeting demand. As a result, rents in the most attractive locations are expected to rise, prompting companies to make faster leasing decisions to secure strategic spaces. Savills experts forecast that less than 400,000 sqm of new space could be built between 2025 and 2027, strengthening the supply gap in the market. <\/p>\n\n
\n- The office market in Warsaw is entering a period that will be defined by limited resources. The supply gap over the next two years will increase competition for the best space. Tenants, in order to guarantee their access to modern offices, must act in advance and develop thoughtful strategies in cooperation with advisors. In turn, it will be a challenge for developers and investors to balance financial constraints with the need to respond flexibly to the changing needs of tenants <\/em> -<\/p>\n says Daniel Czarnecki, Head of Landlord Representation, Savills Poland.<\/strong><\/cite><\/blockquote>\n\n
Renegotiation an important trend<\/strong><\/h3>\n\n
Total tenant activity in Warsaw's office market in 2024 amounted to about 740,200 sqm, down slightly from last year's figure. In contrast to 2023, the majority of space (53.4%) was leased in total in non-central office zones of the city. The most space was leased in the Center (nearly 200,000 sqm) and Sluzewiec (about 143,000 sqm) zones. The barrier of over 100,000 sqm of leased space was also exceeded by the COB zone (146,100 sqm) and the Jerozolimskie Avenue corridor (113,700 sqm).<\/p>\n\n
In 2024 in Warsaw, lease renegotiations accounted for as much as 46% of all transactions. New agreements, including transactions of the type for the owners' own use, accounted for 40% of the total demand, while so-called pre-leases and expansions accounted for 7% each. During the period under review, there were eight transactions for space exceeding 10,000 sqm, with a total area of nearly 111,100 sqm. The four largest were concluded by tenants from the financial sector, including Santander Bank's pre-let at The Bridge (24,500 sqm) and renegotiations by a confidential client at Atrium Garden (13,900 sqm), Bank Gospodarstwa Krajowego at Varso Place 2 (13,600 sqm) and Citi Bank Services at T-Mobile Office Park (13,100 sqm). In addition, in S\u0142u\u017cewiec, a confidential tenant from the logistics sector decided to renegotiate its contract at Domaniewska Office Hub (13,000 sqm). The authors of the report note that the financial (19%), business services and manufacturing (13% each) and IT (11%) sectors were the most active. The public sector also became a significant player, generating more than 6% of demand.<\/p>\n\n
\n- The current market situation favors landlords, especially for large new spaces. High adaptation costs and limited supply of space mean that for many companies the optimal solution will be to extend existing contracts under new terms. Building owners will have to be flexible both in terms of the length of the contract and support in refreshing the space they occupy. On the other hand, tenants who decide to relocate should expect longer contracts of 7 or even 10 years, especially in new projects <\/em> \u2013 <\/p>\nsays Jaroslaw Pilch, Head of Tenant Representation, Savills Poland.<\/strong><\/cite><\/blockquote>\n\n
Stable rents and vacancies<\/strong><\/h3>\n\n
Asking rents for prime offices in Warsaw in 2024 remained stable. In the Central Business District (COB), the average price remained at 22.50-26.00 EUR\/sq.m.\/month, while the most attractive spaces, mainly in projects under construction, reached rates of up to 28.00 EUR\/sq.m.\/month. In S\u0142u\u017cewiec, rents rose slightly, to 13.25-15.00 EUR\/sq.m.\/month, which was mainly due to higher finishing costs.<\/p>\n\n
At the end of 2024, the vacancy rate in the Warsaw office market was 10.6%, a slight increase of about 20 basis points compared to the previous year. In central zones, the rate was much lower (8.8%), while in non-central zones it was 12%. The largest amount of available office space is located in S\u0142u\u017cewiec (207,800 sqm) and the Centrum zone (150,300 sqm). <\/p>\n\n
\n- The high vacancy rate in Warsaw can be misleading. While there is no shortage of office space in Warsaw, its fragmentation and lack of large, cohesive spaces pose a challenge for tenants looking for more space. Companies planning to expand and grow their workforce or relocate should act in advance and consider alternatives, such as adapting existing buildings or negotiating with developers early on in the design stage <\/em> \u2013 <\/p>\nsays Jaroslaw Pilch, Head of Tenant Representation, Savills Poland.<\/strong><\/cite><\/blockquote>\n\n
Growing importance of flexible and ready offices<\/strong><\/h3>\n\n
Flexible office solutions, including serviced offices and coworking spaces, as well as office spaces prepared by property owners, are gaining in popularity all the time. Ready-made modules allow companies to start operations without lengthy adaptation processes, which is particularly attractive for smaller entities. Flex office, hot-desking and coworking solutions allow space to be quickly adapted to dynamically changing business needs. <\/p>\n\n
Operators of flexible office space in Warsaw leased 28,600 sqm in 16 locations, a year-on-year increase of almost 70%. The most active player was The Shire - Beyond Coworking, which managed to lease more than 9400 sqm in 5 locations. At the end of the year, the capital offered 208,200 sqm of coworking space in 87 locations with more than 25,000 workstations. 70% of the space occupied by flex operators was located in the center. This year, the flex office offer will expand by at least 5,200 sqm of new space, which is currently under development. The authors of the report emphasize that Warsaw coworking spaces are diverse in size, with the average area of such an office being 2,400 sqm. <\/p>\n\n
Hybrid work model and human-centered design<\/strong><\/h3>\n\n
In the current market situation, where employees are empowered and able to work remotely, companies need to create comfortable and attractive workspaces to encourage teams to stay in the office on a regular basis. Jaroslaw Pilch<\/strong> points out that if office space does not meet employees' expectations, there is a risk of losing top talent and valuable professionals. - Modern offices are moving away from classic \"open space\" to creative spaces, with more emphasis on meeting areas, project rooms and relaxation zones<\/em>, the Savills expert adds. <\/p>\n\n
Stronger focus on sustainable solutions<\/strong><\/h3>\n\n
Sustainable approaches to property design and management will play an increasingly important role. Tenants and investors will focus on buildings with green certifications, such as BREEAM or LEED, also due to the growing importance of energy efficiency. The use of green technologies will not only reduce CO2 emissions, but also optimize operating costs, which is becoming one of the key elements in tenants' decision-making. <\/p>\n\n
Summary<\/strong><\/h3>\n\n
According to Savills experts, 2025 will bring challenges and opportunities for the office real estate sector. Redefinition of workspace, investment in smart building management technologies and well-planned office strategies, emphasis on cost efficiency and sustainable solutions will shape the future market landscape. For tenants, decisions based on long-term forecasts and a deep understanding of the changing needs of employees in the context of what the Warsaw market will offer in the next 2-3 years will prove crucial. <\/p>\n\n