FM newsroom – office market. Kraków has cemented its reputation as Poland’s leading regional office hub, with modern stock reaching 1.84 million sqm at the close of 2025. Yet while demand has hit record levels, the pipeline of new developments remains thin, tightening competition for the best space.
With 1.84 million sqm of office space, Kraków stands firmly at the top of Poland’s regional markets. According to Savills, the city centre continues to dominate, offering nearly 437,000 sqm — almost a quarter of total supply. The south-eastern and south-western districts also play a major role, accounting for 22% and 21% of the market respectively. Together, these areas shape the core of the city’s office landscape.
Development Slows to a Trickle
New completions in 2025 were limited. Only 11,900 sqm of office space was delivered, and that came solely in the third quarter — though even this modest figure was the strongest result among Poland’s regional cities. By year-end, 55,400 sqm remained under construction, mainly in central and south-western locations. The largest projects underway are Tischnera Green Park (24,000 sq m) and the WITA complex (18,900 sqm), with the latter scheduled for completion in 2026.
“Kraków’s office sector is experiencing record tenant activity, but at the same time, the development pipeline is very limited. This will help absorb available space in the coming quarters, yet it is also increasing pressure on prime locations, particularly in the city centre. Modern, efficient offices are in demand, and availability in central areas is becoming increasingly scarce” Marcin Gawlik, Associate at Savills Polska, highlights the imbalance shaping the market.
Record Leasing — Driven by Renegotiations
Leasing activity reached a historic high of 269,500 sqm in 2025. However, much of this momentum came from companies choosing to stay put rather than relocate.
Renegotiations accounted for 63% of all transactions, while new leases represented 28%. Expansions and pre-let agreements made up only a small share. The south-western district led the way, generating one-third of total take-up.
Smaller Spaces, Smarter Strategies
Companies are becoming more cautious and strategic about their office needs. The average size of a new lease has dropped to 760 sqm, reflecting a preference for leaner, more efficient workspaces. In contrast, renegotiated leases involved much larger units, averaging around 2,400 sq m.
“Businesses are focusing on optimising their existing space rather than relocating. Shorter leases and greater flexibility allow them to adapt more quickly to changing business conditions” says Wojciech Mazur, Associate at Savills Polska.
Vacancy Narrows — Especially in the Centre
Kraków’s vacancy rate fell to 18.4% at the end of 2025, down 60 basis points year-on-year. But the headline figure masks significant differences between districts.
In the city centre, vacancy stands at just 6.3%, signalling clear pressure on prime space. Meanwhile, northern areas report availability exceeding 20%. More than 80% of vacant offices are located in buildings completed before 2020, limiting options for tenants seeking modern, high-specification space.
As a result, renegotiations are likely to remain elevated while companies wait for new developments to come forward.
Rents Edge Upwards
Prime Class A rents range between €14 and €18 per sq m per month, with top schemes seeing increases of around €1 over the past year. Service charges have stabilised at €20–30 per sq m per month, providing a degree of cost predictability for occupiers.
Outlook: Pressure Builds on Prime Stock
Strong occupier demand combined with muted development activity is creating a clear opportunity for new investment. Kraków’s leading position among regional office markets remains secure. However, as availability tightens — particularly in the city centre — competition for high-quality space is set to intensify further.