FM newsroom – Poland, office market. After years of dynamic growth, Poland’s regional office markets are entering a period of consolidation. A new report from Savills reveals that while demand remains steady, development activity has dropped, signalling a cautious approach from both investors and developers.
Construction Freeze Across the Regions
According to Savills Market in Minutes – Office Market in Regional Cities Q3 2025, the total stock of modern office space across Poland’s eight largest regional markets has reached 6.73 million sqm. Despite signs of stabilisation, new supply has slowed sharply — just 18,000 sqm of office space was completed between January and September, marking a 76% decline compared with the same period in 2024.
Developer activity remains limited, with only 192,000 sqm under construction — down 11% year-on-year and far below the 2020–2024 average of over 520,000 sq m. The most active construction hubs are Kraków (55,400 sqm) and Poznań (49,600 sqm); however, overall development remains muted as financing conditions tighten, according to Poland Inside.
Demand Holds, but Vacancies Edge Up
Despite a weaker development pipeline, leasing activity remains resilient. From January to September, tenants signed leases totalling 521,800 sqm, up 6% year-on-year. The most active regional markets were Kraków (203,900 sqm), Wrocław (107,400 sqm) and the Tricity (71,700 sqm). The IT sector accounted for 20% of total demand (105,000 sqm), followed by business services and manufacturing, each at 16%.
However, rising tenant activity has not prevented an increase in vacancy rates, which now average 17.7%, a 40-basis-point rise over the year. Szczecin (6.8%) and Lublin (10.3%) enjoy the lowest levels of empty space, while Wrocław (21.8%) and Katowice (23.4%) face the highest.
“Regional office markets are currently adapting to the new economic reality. The sustained demand for lease renegotiations indicates that tenants are seeking to optimise their occupation strategies while maintaining flexibility,” comments Jarosław Pilch, Head of Tenant Representation at Savills.
Lease renewals accounted for 54% of total activity, while new leases and owner-occupier deals made up 38%. Pre-lets and expansions represented 2% and 6%, respectively.
Stable Rents Amid Shifting Market Conditions
According to Daniel Czarnecki, Head of Landlord Representation at Savills, the market’s momentum largely depends on macroeconomic stability and access to financing. Over the next two years, the expert expects developer activity to remain at similar levels to those of today.
Prime rents for Class A offices have remained stable, ranging from €11.50 to €17.00 per sqm per month. The highest rates (€17) are found in Poznań and Kraków, while Lublin (€14.50) continues to offer the most affordable premium space. Service charges typically range from PLN 20 to 35 per square meter per month, reflecting stable operating costs despite inflationary pressures.