Report – OFFICE MARKET IN REGIONS H1 2026, Poland, August 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:

  • How is occupier activity changing across regional office markets, and why is the share of new leases and expansions increasing despite a decline in total leasing volume?
  • Which regional office markets are recording the highest vacancy rates, and how is limited new supply affecting space availability?
  • Why are occupiers increasingly choosing modern, well-located office buildings, and how is this widening the gap between new and older schemes?
  • How are rents, supply and vacancy expected to develop, and why will space quality be a key factor shaping regional office markets in the years ahead?

    and much more.

Read the latest analysis and receive the full report “OFFICE MARKET IN REGIONS H1 2026” in PDF format in your inbox.

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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%). 

Expert’s comment – Karolina Słysz, Head of Regional Markets, Office Agency, AXI IMMO, comments:

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

“Although total leasing volume was lower than a year earlier, the regional markets demonstrated their resilience through a clear increase in net take-up. The high share of new leases and expansions confirms that companies continue to expand their operations and seek high-quality office space.” 

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

The largest lease transactions concluded in H1 2026 included Brown Brothers Harriman’s new lease at WITA C in Kraków (13,700 sq m), Enea Group’s lease renewal combined with an expansion at Business Garden Poznań (11,500 sq m), and Adtran’s lease renewal at Tensor Y in Gdynia (6,800 sq m).

By sector, the highest volume of lease transactions was recorded in the IT, manufacturing and business services sectors.

Development Activity and Limited New Supply

Total modern office stock across Poland’s regional office markets stood at 6.76 million sq m at the end of H1 2026. Kraków, Wrocław and Tricity remain the most mature markets, both in terms of existing stock and the diversity of office formats available.

Following several years of intensive office development across the regional markets, development activity measured by new supply has been steadily slowing since 2024. In H1 2026, more than 70,000 sq m of office space was delivered across the regional markets, while the development pipeline totalled just under 180,000 sq m, down 22% year on year. Poznań is currently the most active city in terms of development activity.

As in Warsaw, regional markets are also seeing a growing trend towards the withdrawal of inefficient and obsolete office buildings from the leasing market, followed by the repurposing of these sites for alternative uses, including residential, hotel and educational functions.

Vacancy Rates Continue to Stabilise

At the end of H1 2026, the average vacancy rate across the regional office markets stood at 17.3%, representing a slight decline both quarter on quarter and year on year.

The highest vacancy rates were recorded in Katowice (22.2%) and Wrocław (21.8%), while Szczecin maintained the lowest vacancy rate among regional cities at 8.4%.

Despite relatively high vacancy rates, the regional office markets are seeing increasingly clear polarisation in terms of property quality and rental levels.

Rental Growth Remains Concentrated in Best-Performing Schemes

At the end of H1 2026, asking rents across regional office markets ranged between EUR 8.00 and EUR 19.00/sq m/month.

Rental levels vary significantly between individual properties. Older, technologically inefficient buildings often struggle with elevated vacancy rates and therefore offer space at relatively low rents, while rates in the best-performing assets can reach up to EUR 20.00/sq m/month.

Expert’s comment – Karolina Słysz, Head of Regional Markets, Office Agency, AXI IMMO, informs:

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

“We are seeing increasingly clear polarisation across the regional office markets. Occupiers are focusing on modern, well-located buildings, allowing landlords of the best-performing schemes to maintain, and in some cases increase, rental levels despite relatively high vacancy rates“.

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

Outlook: Quality-Driven Selection to Continue

The polarisation of the office market, reflected in the growing divide between attractive buildings that continue to generate occupier interest and lower-quality properties struggling with elevated vacancy levels, is expected to become increasingly visible across the regional markets.

Non-competitive office buildings will be gradually withdrawn from the leasing market, while limited new supply should support the stabilisation and, subsequently, a gradual decline in average vacancy rates.

Total new supply across the regional markets in 2026 is estimated at approximately 120,000 sq m, around three times lower than during the period of intensive development growth up to 2024.

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

Emilia Trofimiuk AXI IMMO

“The coming years will bring further quality-driven selection across the office stock. Limited new development, combined with the withdrawal of office buildings whose sites offer greater potential for alternative uses, such as residential or hotel development, will gradually reduce vacancy levels and support rental growth in the best-performing regional schemes”.

Emilia Trofimiuk, Research Manager,
Research 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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