Report – Office Market in Krakow 2025, Poland, March 2026, the most recent publication provided by AXI IMMO Research department experts in the AXI IMMO real estate agency, the largest Polish consulting firm on the commercial real estate market in Poland.

From this article, you will learn:

  • What level of demand did the Krakow office space rental market reach at the end of 2025, and what trends dominated the market?
  • What was the result of the activity of tenants of modern office spaces, which resulted in the highest result in the history of the office market in Krakow?
  • How many new offices will be put into use in 2025?

    and much more.

Read the latest analysis and receive the full report “Office Market in Krakow 2025” in PDF format in your inbox.

Estimated reading time: 8 minutes

Kraków Office Market at the End of 2025: Strong Polarisation Between the City Centre and Non-Central Zones

According to the latest report titled “Kraków Office Market 2025” prepared by Poland’s largest commercial real estate advisory firm AXI IMMO, the Kraków office market closed 2025 with high demand and a clear polarisation between central and non-central locations. AXI IMMO experts note that tenant activity reached 270,000 sq m, the highest result in the market’s history, while new supply amounted to just 10,000 sq m.

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Take-up: Strong Gross Take-Up and Dominance of Renewals

In 2025, gross take-up in the Kraków office market reached 270,000 sq m (+1% y/y), marking the strongest annual result ever recorded in the city. Net take-up totalled 100,000 sq m (-13% y/y). Renewals and renegotiations dominated the transaction structure, accounting for 63% of all tenant activity. The most active sectors were: IT (26%), manufacturing (17%), business services (15%) and energy (14%). 

In 2025, gross take-up in the Kraków office market reached 270,000 sq m (+1% y/y), marking the strongest annual result ever recorded in the city. Net take-up totalled 100,000 sq m (-13% y/y). Renewals and renegotiations dominated the transaction structure, accounting for 63% of all tenant activity. The most active sectors were: IT (26%), manufacturing (17%), business services (15%) and energy (14%). 

Supply: Limited New Space and Moderate Developer Activity

Expert’s comment – Karolina Słysz, Head of Regional Markets, AXI IMMO

Karolina Słysz, Head of Regional Markets, Office Agency, AXI IMMO

“Kraków is currently operating as a two-speed market. In the city centre, we are seeing very limited availability, which is driving rental pressure and intensifying competition for the best locations. Meanwhile, in non-central areas, vacancy levels remain high, forcing landlords to adopt greater flexibility and openness to new formats, such as flexible offices.” 

Karolina Słysz, Head of Regional Markets,
Office Department, AXI IMMO

At the end of 2025, Kraków’s total modern office stock stood at 1.84 million sq m (+1% y/y). Only 10,000 sq m of new space was delivered during the year, half the volume recorded in 2024. By the end of 2025, 60,000 sq m was under construction (+9% y/y).

Two projects were completed in 2025: Stella Office and an office building within a refurbished tenement house on Długa Street. The largest ongoing development remains Tischnera Green Park 1, offering 24,000 sq m.

Vacancy: A Key Disparity Between the City Centre and Non-Central Zones

The average vacancy rate in Kraków reached 18.4%, though it varies significantly by location. In the Krakow City Centre, vacancy fell to 6.4% (-4.0 pp y/y), while in non-central zones it increased to 22% (+0.4 pp y/y). This over-15-percentage-point gap is one of the most important indicators for the market and will be a key factor shaping tenant and landlord strategies in 2026.

Expert’s comment – Emilia Trofimiuk, Research Manager, Research Department, AXI IMMO

Emilia Trofimiuk AXI IMMO

“The more than 15 percentage point difference between the City Centre and non-central zones will be a defining feature of the market in 2026. Tenants are increasingly choosing central locations due to their prestige, transport accessibility and ability to attract talent. Landlords in non-central areas must respond with greater flexibility, subdividing space into smaller units or offering additional incentives.” 

Emilia Trofimiuk, Research Manager,
Research Department, AXI IMMO

Rents: Stable with Upward Pressure in Prime Locations

According to AXI IMMO data, at the end of 2025, headline rents in Kraków ranged between EUR 10.00–18.50/sq m/month, remaining stable year-on-year. In projects under construction, asking rents reached up to EUR 20.00/sq m/month, confirming growing upward pressure in the most attractive locations. The highest rental levels were recorded in the City Centre and in selected standout projects outside it.

Outlook for 2026

AXI IMMO analysts expect the Kraków office market to remain stable, although tenants will become increasingly selective, focusing on well-connected central locations. Landlords in non-central areas will need to compete through greater flexibility and additional incentives. The low vacancy rate in the City Centre suggests that this area – and its immediate surroundings – will offer the strongest potential for new supply, while older buildings on the city’s outskirts may require refurbishment or alternative formats such as flexible office solutions.

Expert’s comment – Elżbieta Golik, Associate Director, AXI IMMO

“In the coming quarters, the key will be the ability to tailor office offerings to evolving tenant expectations. Companies are increasingly seeking workplaces that not only fulfil operational needs but also support organisational culture and help attract employees — and it is precisely these projects that will succeed in the Kraków market.” 

Elżbieta Golik, Associate Director,
Office Agency, AXI IMMO
Elżbieta Golik, Associate Director, Office Department AXI IMMO

About AXI IMMO

AXI IMMO offers comprehensive advisory services related to commercial real estate, including warehouse and office leasing and property management, real estate valuation, land acquisition, and sales. The firm also offers B2B and B2C supply chain management services. AXI IMMO’s greatest advantage is combining international business standards with deep local market knowledge.

AXI IMMO has received numerous awards, including Best Local Agency of the Year from 2012 to 2019 and 2021 in the CiJ Awards and Best Team in the Warehouse Sector in 2016–2017. In 2019 and 2023, the firm was the winner in the Local Agency category, and in 2024, it was named Advisor of the Year at the CEE Investment Awards. AXI IMMO was named Local Agent of the Year in 2023 and 2024 in the CEE region at the CEEQA awards. The firm’s most recent achievement is being named Advisor of the Year at the Prime Property Prize 2024.

The AXI IMMO’s Research Department team at AXI IMMO conducts regular market analyses and provides reports and publications on the commercial real estate market.

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