According to the latest report titled “Kraków Office Market 2025” prepared by Poland’s largest commercial real estate advisory firm AXI IMMO, the Kraków office market closed 2025 with high demand and a clear polarisation between central and non-central locations. AXI IMMO experts note that tenant activity reached 270,000 sq m, the highest result in the market’s history, while new supply amounted to just 10,000 sq m.
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%).
The largest transactions of the year included: Shell – 22,900 sq m (DOT Office, renewal), Motorola Solutions – 17,100 sq m (Green Office, renewal), Aptiv – 14,300 sq m (Enterprise Park A, renewal), Cognizant – 4,900 sq m (Quattro Business Park FIVE, new lease), OPmobility Lighting – 4,300 sq m (Wita B, new lease).
Supply: Limited New Space and Moderate Developer Activity
Karolina Słysz, Head of Regional Markets, Office Agency, AXI IMMO, comments: “Kraków is currently operating as a two-speed market. In the city centre, we are seeing very limited availability, which is driving rental pressure and intensifying competition for the best locations. Meanwhile, in non-central areas, vacancy levels remain high, forcing landlords to adopt greater flexibility and openness to new formats, such as flexible offices.”
At the end of 2025, Kraków’s total modern office stock stood at 1.84 million sq m (+1% y/y). Only 10,000 sq m of new space was delivered during the year – half the volume recorded in 2024. By the end of 2025, 60,000 sq m was under construction (+9% y/y).
Two projects were completed in 2025: Stella Office and an office building within a refurbished tenement houseon Długa Street. The largest ongoing development remains Tischnera Green Park 1, offering 24,000 sq m.
Vacancy: A Key Disparity Between the City Centre and Non-Central Zones
The average vacancy rate in Kraków reached 18.4%, although the situation varies significantly by location. In the City Centre, vacancy fell to 6.4% (-4.0 pp y/y), while in non-central zones it increased to 22% (+0.4 pp y/y). This over 15 percentage point gap is one of the most important indicators for the market and will be a key factor shaping tenant and landlord strategies in 2026.
Emilia Trofimiuk, Research Manager, AXI IMMO, explains: “The more than 15 percentage point difference between the City Centre and non-central zones will be a defining feature of the market in 2026. Tenants are increasingly choosing central locations due to their prestige, transport accessibility and ability to attract talent. Landlords in non-central areas must respond with greater flexibility, subdividing space into smaller units or offering additional incentives.”
Rents: Stable with Upward Pressure in Prime Locations
According to AXI IMMO data, at the end of 2025 headline rents in Kraków ranged between EUR 10.00–18.50/sq m/month, remaining stable year-on-year. In projects under construction, asking rents reached up to EUR 20.00/sq m/month, confirming growing upward pressure in the most attractive locations. The highest rental levels continued to be recorded in the City Centre and in selected standout projects outside it.
Outlook for 2026
AXI IMMO analysts expect the Kraków office market to remain stable, although tenants will become increasingly selective, focusing on well-connected central locations. Landlords in non-central areas will need to compete through greater flexibility and additional incentives. The low vacancy rate in the City Centre suggests that this area – and its immediate surroundings – will offer the strongest potential for new supply, while older buildings on the city’s outskirts may require refurbishment or alternative formats such as flexible office solutions.
Elżbieta Golik, Associate Director, Office Agency, AXI IMMO, adds: “In the coming quarters, the key will be the ability to tailor office offerings to evolving tenant expectations. Companies are increasingly seeking workplaces that not only fulfil operational needs but also support organisational culture and help attract employees — and it is precisely these projects that will succeed in the Kraków market.”
