Participants in Poland’s commercial real estate market are facing growing uncertainty, along with the need to adapt, implement changes, and seek new solutions. This situation—combined with regulatory complexity and the evolving needs of building users—means that owners and investors increasingly require specialist expertise. As a result, professional strategic advisory services are playing an ever more critical role in the real estate sector.
Sectoral change calls for a strategy
The need for professional strategic advisory is particularly evident in the office sector. When uncertainty emerges, some investors consider converting office assets into residential properties, or vice versa. With costs remaining high, adequate advisory support is essential to ensure assets are used most effectively and profitably. Decisions often concern whether part of a building should be leased to retail tenants, or how space can be optimized to encourage employees to return to offices more willingly. This requires in-depth knowledge of the market, current trends, and highly detailed analyses.
Owners of older office buildings are facing especially complex challenges. They must decide whether it is worth investing in refurbishment and functional conversion, or whether demolition should be considered. The answer is rarely straightforward and depends on a comprehensive assessment of factors such as location, the property’s potential, market conditions, competition, and the building’s technical state. Each case is different—for example, office buildings from the 1980s are often easier to adapt than newer ones. A good illustration of a use change is an office building in Wrocław that was successfully converted into a hotel. In such projects, adaptation costs are crucial and often exceed expected investment returns. Instead of eliminating office space, owners may consider alternative but related uses, such as conference centers or schools, particularly in areas where residential development is expanding.
The retail sector is also undergoing transformations that increase demand for strategic advisory services. There is strong demand for specialized expertise, for example, in land development or reducing retail floor space. Consumers are increasingly reluctant to spend time in large supermarket halls, prompting owners to scale back retail areas in favor of functions that keep visitors on site longer and generate additional revenue. Entertainment has become a key focus. For instance, one shopping center in Warsaw has added a padel court, while others are developing roller-skating rinks for children and teenagers or gaming zones. However, such changes require a well-designed strategy, including selecting appropriate locations for entertainment functions and optimizing the remaining retail space.
In the logistics and warehouse sector, transaction volumes remain high, the market is stable, and steady growth is expected. There is strong demand for warehouse optimization for tenants, supply chain analyses, and location decisions. A typical example is advisory work on where in Europe to locate a distribution center, taking into account labor availability and transport costs. Such analyses are carried out continuously.
ESG: from reporting to real action
Over the past two years, the ESG aspect of real estate has evolved from a reporting exercise into a highly practical consideration. Investors have come to realize that failing to assess ESG factors is akin to buying a pig in a poke. Companies are increasingly conducting proper risk assessments and planning concrete solutions and implementations. After a period of intensive market education, property owners and investors are now approaching ESG in a very pragmatic way—analyzing what to invest in, how much to spend, and what benefits can be achieved. They are examining whether certain ESG factors may reduce a property’s value or hinder its sale in the coming years. Typical considerations include improving energy efficiency, assessing the impact of photovoltaic installations on asset value, determining whether the roof can support such systems, and estimating the cost of potential reinforcements.
The market has matured to the point where ESG due diligence has become standard practice, on par with technical due diligence. It is no longer a “nice-to-have” element but a key indicator of quality and professionalism for investors. Climate risk analyses—covering floods, fires, and blackouts—have become particularly important. Tenants want to know, for example, whether a building has flood protection, whether critical infrastructure such as server rooms is adequately secured, and what the real risks are to business continuity.
Challenges ahead in 2026
The year 2026 will bring two key developments that are set to further strengthen the role of strategic advisory. First, nationwide general spatial development plans are scheduled to be adopted in the middle of the year. These plans will influence local zoning plans, determining whether a given plot can be used for retail, residential, or industrial purposes. This will have a direct impact on property values and force new development strategies. The second major development will be the Building Energy Efficiency Act, planned for May 2026. It will introduce energy performance classes, enabling Polish buildings to be compared with those in other countries. If a fund aims to achieve an A or B rating but a Polish building cannot meet energy consumption standards comparable to, for example, France, corrective action will be necessary. The new law will compel market participants—especially those planning to sell assets—to address energy efficiency issues more seriously.
Today, owners and investors need not only data, but interpretation; not only diagnoses, but clear action strategies. In this new market reality, strategic advisory plays a fundamental role as a bridge between uncertainty and informed, profitable business decisions.
