For decades, right-bank Warsaw remained overshadowed by the left-bank city center and was largely perceived as a residential “bedroom” district. Today, that image is rapidly changing. According to the latest report by international advisory firm Cushman & Wakefield, “Focus on Warsaw East: The City’s Hidden Potential,” right-bank districts are becoming a fully-fledged component of the capital’s development, offering a unique quality of life and work.
Transformation and Housing
Right-bank Warsaw is undergoing a continued and dynamic urban transformation. Rather than isolated developments, the dominant model is now integrated, mixed-use growth. Flagship multifunctional projects such as Port Praski, Koneser, Bohema, and Fabryka PZO are successfully transforming former industrial areas into vibrant residential, cultural, and business hubs.
Residents are increasingly recognizing this potential. Around 671,000 people now live on the right bank. Notably, between 2015 and 2024, the population grew by 11%—more than double the growth rate on the left bank (5%). The residential market is following this trend: the seven largest planned developments are set to deliver over 20,000 new housing units. Białołęka remains the historical growth leader, with the number of apartments rising by 48% over the past decade.
“Right-bank Warsaw is no longer seen as a periphery but as a conscious choice for thousands of residents. The combination of a unique historical atmosphere with modern infrastructure and access to nature creates a new urban quality that attracts both capital and new inhabitants. Additionally, the right side of the Vistula is the greener part of the city—forested areas account for as much as 41% of its surface, compared to just 24% on the left bank,” comments Ewa Derlatka-Chilewicz.
A Stable and Cost-Effective Office Hub
From a business perspective, the Eastern Office Zone is one of the most stable yet promising areas on Warsaw’s map. Since 2016, office stock has grown by 57%, reaching approximately 300,000 sqm. Despite market turbulence and the pandemic, the average vacancy rate between 2015 and 2025 remained below 9%, and in some years was even lower than in the city center.
Cost efficiency is another strong argument for tenants. While rents in the rapidly developing Rondo Daszyńskiego area reach €25–28 per sqm, the Eastern Zone remains highly competitive, with upper rent levels typically not exceeding €17. Companies choosing this location can significantly optimize costs while placing offices closer to where many employees live—on the other side of the Vistula.
Infrastructure as a Magnet for Investors
As highlighted by the report’s authors, major infrastructure investments form the foundation for further growth. The construction of the third metro line (M3), modernization of Warszawa Wschodnia railway station, and the planned tunnel under Tysiąclecia Street will dramatically improve accessibility. An additional boost comes from the planned modernization of the National Stadium, linked to Poland’s potential bid to host the Olympic Games in 2040 or 2044.
“We are seeing a clear increase in interest from institutional investors in right-bank Warsaw. This is no longer an alternative market but, in many cases, a target destination for capital seeking projects with solid fundamentals and long-term value growth. The significant rental gap between the left and right banks, combined with the upcoming revolution in public transport infrastructure, makes Praga an ideal location for relocating operational and support functions into more cost-efficient offices, as well as for modern mixed-use developments, which are currently the most sought-after investment product,” adds Jakub Grabara.
Praga Core – A Thriving Service Hub
Although the report covers a much broader area, particular attention should be given to the core of Praga, which already features dense urban development while still offering growth potential. Population density here reaches 7,500 people per square kilometer (compared to Warsaw’s average of 3,600), stimulating the expansion of the service sector.
Residents and workers have access to more than 1,200 amenities, including over 320 restaurants and cafés. A major international attraction remains PGE Narodowy, which drew around 2 million visitors in 2025 thanks to concerts, sporting events, business gatherings, and tours.
The report concludes that Warsaw East has all the prerequisites to further evolve into a modern, sustainable part of the city, offering residents a unique ecosystem for both living and working, as explained by Vitalii Arkhypenko.
