Report – Poland Regional Office Markets 2025, published in 2026 February, is 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.

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Regional Office Markets 2025 – Rising take-up, record-low new supply and the first vacancy decline in years

According to the latest report by AXI IMMO, Poland’s largest commercial real estate advisory firm, titled “Regional Office Markets 2025,” take-up for office space in the largest regional cities (Kraków, Wrocław, Tricity, Katowice, Łódź, Szczecin and Lublin) reached 770,000 sq m in 2025, while new supply dropped to a record-low 20,000 sq m. Total modern office stock now stands at 6.72 million sq m, and the average vacancy rate declined to 16.9% for the first time in several years.

According to AXI IMMO analysts, regional office markets are entering a maturation phase, with tenants adopting more strategic, long-term decision-making processes. At the same time, building quality, energy efficiency and flexible space arrangements are gaining importance.

As outlined in the report, AXI IMMO’s Research team indicates that total office leasing activity in regional cities in Poland reached 770,000 sq m in 2025 (+8% y/y). Net take-up amounted to 370,000 sq m (+5% y/y) and consisted of new lease agreements (38%), expansions (7%) and owner-occupied space (3%).

Among the largest transactions completed in 2025 were Shell’s lease renewal at the DOT Office complex in Kraków (22,900 sq m) and Motorola Solutions’ re-leasing of 17,100 sq m at Green Office in Kraków. One of the largest new transactions was Warta’s lease of 8,600 sq m at Grundmanna Office Park A in Katowice.

 Expert’s comment

Emilia Trofimiuk AXI IMMO

“In 2025, companies increasingly focus on office efficiency — optimising leased space and seeking locations that offer strong connectivity, access to services and the ability to scale operations flexibly.

In many cities in Poland, we observed growing interest in higher-standard buildings, reflecting a broader trend of modernising office stock.

Tenant activity was strongest in the fourth quarter, which accounted for 32% of the annual leasing volume. Renegotiations and renewals accounted for 52% of total activity.

The highest leasing volumes were recorded in Kraków, Wrocław and Tricity, while IT, business services and manufacturing remained the most active take-up sectors.” 

Emilia Trofimiuk, Research Manager,
Research Department, AXI IMMO

What’s driving the decline in new office supply in 2025?

Limited new supply in 2025 resulted from both high financing costs and cautious developer sentiment, with many projects postponed until vacancy rates improved. Total modern office stock in regional cities currently stands at 6.72 million sq m.

TOP 5

Key office investments under construction
Regional Cities in Poland

BuildingSpaceCity
AND240,000 sq mPoznań
Nowy Rynek C29,000 sq mPoznań
Tischnera Green Park 124,000 sq mKraków
Wita19,000 sq mKraków
Swobodna Spot 116,000 sq mWrocław
*Source: “Regional Office Markets 2025” AXI IMMO, February 2026

New completions reached a historic low of just 20,000 sq m (-83% y/y), with Stella Office in Kraków (9,900 sq m), developed by Grupa Zasada, being the largest building delivered during the period. At the same time, 240,000 sq m of office space remains under construction (+4% y/y), primarily in Poznań and Kraków, where projects are scheduled for completion in 2026*.

As a result of limited development activity, regional office markets in Poland recorded a meaningful decline in vacancy rates for the first time in several years. The average vacancy rate stood at 16.9% (-0.9 pp y/y). The highest vacancy levels were recorded in Katowice, while Szczecin reported the lowest. However, these differences did not significantly affect rental expectations. Asking rents across most markets remained stable, ranging between EUR 8.00 and EUR 18.50 per sq m per month.

 Expert’s comment

Emilia Trofimiuk AXI IMMO

“Katowice and Wrocław continue to record the highest vacancy rates among regional cities. In contrast, Szczecin and Lublin stand out with the lowest availability levels, which translates into narrower rental ranges and greater rent stability.” 

Emilia Trofimiuk, Research Manager,
Research Department, AXI IMMO

Regional Office Market – Outlook

“In the coming years, we expect take-up across regional markets to remain stable, although its sectoral structure may gradually evolve.

The share of BPO/SSC companies may decline, while manufacturing and consumer-driven sectors are likely to gain importance. This diversification of take-up sources may enhance regional markets’ resilience to economic fluctuations and contribute to a more balanced distribution of tenant activity across cities.

At the same time, the limited pipeline of new development projects and the growing importance of flexible lease formats, such as serviced offices and coworking, will shape the structure of available supply in the medium term.

Owners of assets with higher vacancy levels are increasingly analysing alternative use scenarios, including residential, student housing or medical conversions, which may further contribute to qualitative supply selection across regional markets.” 

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

In the coming years, we expect take-up across regional markets to remain stable, although its sectoral structure may gradually evolve. The share of BPO/SSC companies may decline, while manufacturing and consumer-driven sectors are likely to gain importance. This diversification of take-up sources may enhance regional markets’ resilience to economic fluctuations and contribute to a more balanced distribution of tenant activity across cities. At the same time, the limited pipeline of new development projects and the growing importance of flexible lease formats, such as serviced offices and coworking, will shape the structure of available supply in the medium term. Owners of assets with higher vacancy levels are increasingly analysing alternative use scenarios, including residential, student housing or medical conversions, which may further contribute to qualitative supply selection across regional markets.

*For detailed insights, refer to the Regional Office Markets 2025 Report available as a full PDF.

About AXI IMMO

AXI IMMO, a real estate agency, the largest Polish consulting firm in the commercial real estate market, offers comprehensive advisory services, including office and warehouse leasing, property management, real estate valuation, land acquisition, and sales. AXI IMMO’s greatest advantage is its ability to combine international business standards with deep local market knowledge. The company has received numerous international and domestic awards from organisations such as CEEQA, CEE Investment Awards, CIJ Awards and Prime Property Prize. In 2025, AXI IMMO was awarded the title of Warehouse Agency Team of the Year by the Eurobuild Awards jury.

The AXI IMMO Research Department conducts regular market analyses and publishes reports and other materials on the commercial real estate market.

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We invite you to read the full report – fill in the form to download the report “Office Market In Regions 2025″, Poland, February 2026.