Report – The Warsaw Office Market – Q1 2025, publication provided by AXI IMMO Research department experts in the AXI IMMO real estate agency, the largest Polish advisory firm on the commercial real estate market in Poland.

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In Poland on the Warsaw office market tenants choose quality and location

Supply of office space in Warsaw with its hand on the brake, demand for offices hits the gas

The Warsaw office market opened in 2025 on a steady footing, with a notable increase in leasing activity and a modest decline in vacancy. While new supply remains constrained, landlords continue to focus on upgrading existing assets and prioritising quality over quantity. The market is entering a phase of selective, demand-driven growth, aligning more closely with the evolving expectations of modern occupiers.

As of the end of March 2025, the total stock of modern office space in Warsaw stood at 6.28 million sq m, reflecting only a marginal year-over-year increase. This signals a stable supply landscape, with new deliveries offset mainly by the withdrawal of outdated or underperforming buildings.

Emilia Trofimiuk AXI IMMO

„We’re seeing a growing loss of competitiveness among older office buildings. More and more owners are stepping back from actively marketing space that no longer meets today’s tenant expectations.”

Emilia Trofimiuk, Research Manager, Research Department AXI IMMO

Only one new property was delivered during the first quarter – CD Projekt’s new headquarters in Praga-Północ District. Approximately 210,000 sq m of office space remains under construction, with more than 90% concentrated in central business zones, particularly around the rapidly developing Rondo Daszyńskiego area.

The citywide vacancy rate declined slightly to 10.5%. In core districts, availability is tighter, averaging 7.4%, while the vacancy outside the centre stands at 13%. The Służewiec District submarket continues to experience the highest vacancy rate at 20.4%, highlighting the gap between supply and tenant expectations in ageing office stock.

Emilia Trofimiuk, Research Manager, Research Department, AXI IMMO, noted: “We’re seeing a growing loss of competitiveness among older office buildings. More and more owners are stepping back from actively marketing space that no longer meets today’s tenant expectations – whether due to outdated technical specs or a lack of environmental standards. Some of these assets are awaiting renovations, while others are being repurposed – most commonly for residential use. The market is becoming more intentional, and available space is now better aligned with what businesses truly need. This reflects a natural maturing of the Warsaw office sector.”

More lease agreements signed for office space in Warsaw

A positive highlight in Q1 2025 was the rise in tenant activity, which reached 160,000 sq m – up 16% compared to last year.

The strongest take-up in Warsaw was seen in central locations such as the Central Business District, Center-West, and Służewiec District, which still offers significant available stock despite its challenges.

Bartosz Oleksak AXI IMMO

“Central locations, especially around Rondo Daszyńskiego, are gaining traction not just for their prestige, but because they offer practical value for today’s operational models.”

Bartosz Oleksak, Associate Director, Office Agency AXI IMMO

Leasing breakdowns reveal that 66% of all transactions were new leases or pre-leases, 25% were renewals, and 9% were expansions. The average deal size in Q1 stood at approximately 1,000 sq m.

Bartosz Oleksak, Associate Director, Office Agency, AXI IMMO, commented: “We’re seeing tenants become more deliberate in their decision-making. Companies are looking for space tailored to their needs – modern, efficient, well-connected, and employee-focused. Central locations, especially around Rondo Daszyńskiego, are gaining traction not just for their prestige but also because they offer practical value for today’s operational models. There’s also growing demand for flexible leasing terms, and the option to scale within a building reflects ongoing uncertainty around long-term workplace strategies.”

How much is the lease of office space in Warsaw?

According to AXI IMMO analysts, asking rents in Q1 2025 remained stable.

In prime, centrally located office buildings, asking rates ranged between EUR 19.00 and EUR 26.50 per sq m per month, with top-tier buildings commanding even higher rents. In non-central areas, asking rents started at approximately EUR 10.00 per sq m monthly.

For more detailed data, please read our report: Office Market in Warsaw in the First Quarter of 2025.

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 in 2012–2019 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 the title of Advisor of the Year in 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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