At the end of 2024, the total area of modern offices in regional cities reached 6.78 million sq m, an annual increase of 2%.
The largest office markets are Kraków (1.83 million sq m), Wrocław (1.38 million sq m) and the Tri-City (1.07 million sq m), with the dynamic development of Kraków and Poznań.
In 2024, 714 thousand sq m of space was leased, the most in Kraków, where a 33 percent increase in tenant activity was recorded.
Modern office space in regional cities - stable growth despite limited new supply
According to market data, the total area of modern offices in regional cities in Poland reached 6.78 million sq m at the end of 2024, an increase of 2% year over year. The largest office markets outside Warsaw are still Kraków (1.83 million m²), Wrocław (1.38 million m²), and the Tri-City (1.07 million m²).
Despite the increase in total supply, the office space market in Poland is experiencing an apparent decline in new investments. The volume of office space under construction decreased by 41%, and new supply fell by as much as 56% compared to 2023.
Among the most significant office projects completed in 2024 were:
Grundmanna Office Park A in Katowice (20,700 m²),
Quorum Office Park A in Wrocław (18,200 m²),
B10 also in Wrocław (14,100 m²),
Brain Park C in Kraków (13,000 m²).
Dynamic development is observed mainly in Kraków and Poznań, where 57,500 m² and 52,600 m² of modern office space are under construction, respectively. New investments are also being built in Wrocław (28,600 m²), the Tri-City (22,700 m²), Katowice (15,600 m²) and Lublin (13,000 m²).
— Modern spaces increasingly include technologies that increase energy efficiency and user comfort — says Daniel Czarnecki, Head of Landlord Representation, Office Agency, Savills. — New investments are designed with sustainable development in mind, and environmental certificates such as LEED and BREEAM are standard on the market. The expert comments that investors and developers care about them, and tenants expect them.
Office market in Poland: demand is growing despite challenges
Despite the demanding market conditions, 2024 ended with a solid result — 714,000 sq m were leased. m² of office space in regional cities confirms the continuing high demand for offices in Poland. Companies from the following sectors showed the most significant activity: IT (27%), business services (16%), industrial (14%) and financial (12%).
The most significant amount of rented office space was recorded in:
Krakow – 266.7 thousand m²,
Wroclaw – 146.5 thousand m²,
Tri-City – 116.3 thousand m².
The following stood out from other regional office markets:
Krakow – 33% increase in tenant activity year-on-year,
Łódź – 9% increase year-on-year.
The cities with the lowest vacancy rate are:
Szczecin (7.7%),
Lublin (11.6%),
Tri-City (12.5%).
It is worth noting, however, that the average vacancy rate in the office market in 2024 was 17.8%. In the face of economic uncertainty and a limited number of new investments, companies increasingly decided to renegotiate lease agreements, which accounted for as much as 51% of all transactions. This confirms the cautious approach of tenants to long-term commitments and the growing popularity of flexible rental models.
Boom in flexible office spaces - coworking is gaining importance
In 2024, the flexible office space market in Poland developed dynamically. Coworking and serviced offices recorded a significant increase due to the growing interest in the hybrid work model and shorter tenant commitments. The market leader was The Shire—Beyond Coworking, which leased 4.5 thousand m² of space in two locations.
We consistently observe high activity of flexible coworking space operators, who, due to the increasing popularity of hybrid forms of work, leased a total of 24.5 thousand m². m², which means a 25% increase year on year—comments Jarosław Pilch, a Savills expert. The upward trend confirms the growing interest in flexible forms of work and adapting space to the changing needs of tenants, he adds.
Flex market in numbers
At the end of 2024, there were 104 flex locations in regional cities with a total area of 181.3 thousand m², offering approximately 22.3 thousand workstations. The largest markets:
Kraków – 60 thousand m²
Wrocław – 42 thousand m²
These two cities account for 56% of the total flex resources. In 2025, another 12 thousand m² of flexible office space is planned to be delivered.
The average area of a flex office in regional cities exceeds 1.7 thousand m², and the most prominent location – Fabryczna Flex in Kraków – occupies as much as 9 thousand m².
Specifics of regional office markets in Poland
Krakow
The greatest interest concerns offices up to 500 m², which reflects companies' cautious approach to long-term contracts. Large transactions above 1,000 m² concern mainly central locations, and demand is still driving the IT and BPO industries. Many companies are renegotiating terms, reducing the number of positions, indicates Wojciech Mazur from Savills.
Katowice
Companies in Katowice most often reorganize their existing spaces and less often decide to relocate. The hybrid work model dominates, but we are increasingly seeing employees returning to offices, which translates into an increased interest in the quality of space while optimizing costs, adds Mazur.
Wrocław
— Although many contracts were signed in 2024, only about 40% concerned relocations. We are observing the most significant activity in the segment of offices below 500 m² — comments Dorota Kościelniak from Savills. Large transactions above 1,000 m² are rarer and are mainly concentrated in the city centre.
Tricity
2024 brought a decrease in new supply—about 20,000 m² were delivered, 10,000 m² less than a year earlier. The vacancy rate dropped to 12.5%, but in Gdynia, it rose to a record 21.8%. Piotr Skuza from Savills explained that the reasons included the completion of the Waterfront II project and reductions in space by companies.
Poznań
Only a small, intimate facility was completed in 2024. Hybrid work favors smaller transactions (below 1,000 m²), which at the same time affects the increase in rents, which may reach EUR 18 per m² in future projects, indicates Mateusz Jakubowicz from Savills.
Trends and development prospects for the office market in Poland
In 2024, a changing approach to office arrangement could be observed. Companies are increasingly investing in spaces that support teamwork and employee comfort—from relaxation zones to green terraces to modern technological solutions.
Locations close to communication hubs are also becoming more important, and demand for offices with ecological certificates that align with ESG strategies is growing.
Rents in the regions remain in the range of 12–17 euros/m²/month, making Poland an attractive market for domestic and foreign investors.
In 2025, we expect further market stabilization and an increase in tenant activity. The growing interest in flexible office spaces and investments in innovations determine the sector's development directions, summarizes Jarosław Pilch.
Forecasts for the future indicate the need to adapt the offer to companies' evolving needs, greater flexibility, implementation of new technologies, and emphasis on sustainable development. Poland remains a key point on the European office real estate market map.
source: businessinsider.com.pl/
photo: pixabay.com
