The office market in Poland’s largest regional cities remains stable, although new supply is clearly limited. According to the latest BNP Paribas Real Estate Poland report “Review. Office Market – Regional Cities” for Q3 2025, developers are acting with caution, while tenants are focusing on renegotiations and optimising the space they already occupy.
Fewer new office buildings
Since the beginning of 2025, approximately 18,000 sq m of new office space has been delivered across the eight largest regional cities, with an additional 43,000 sq m planned for completion by year-end. This means that 2025 will end with a record-low level of new supply compared to the pre-pandemic period, when annual office deliveries were four to five times higher.
Kraków has the largest share of office stock (27%), with 1.84 million sq m of space, followed by Wrocław (20%) and the Tri-City (16%).
BNP Paribas Real Estate Poland experts note that the eight largest regional markets now provide more modern office space than Warsaw—52% of the national stock versus 48% in the capital.
Three new buildings were delivered in Q3 2025. The largest is Stella Office in Kraków (9,900 sq m), developed by Grupa Zasada. Also in Kraków, the privately developed Kamienica Kraków (2,000 sq m) was completed. In Lublin, Zelwerowicza Office (3,700 sq m) by TBV was handed over to the market.
Developers take a cautious approach
Approximately 43,000 sq m of office space is currently under construction for delivery by the end of 2025, along with 175,000 sq m scheduled for 2026–2027. Developers are increasingly cautious about launching new projects. With the current slow pace of commercialisation and the rising number of lease renegotiations, bold decisions are difficult to make.
The most office space under construction for 2025–2027 is located in Kraków (27% of all projects), followed by Poznań (22%), Katowice (15%) and the Tri-City (14%).
The largest scheme underway is AND2 in Poznań (37,000 sq m, Von der Heyden Group), followed by Tischnera Green Park 1 in Kraków (24,000 sq m, Stalprodukt Invest). Other major projects include Swobodna Spot – Phase I in Wrocław (14,000 sq m, Echo Investment), Wita II in Kraków (13,000 sq m, Archicom & Echo Investment) and .PUNKT in Gdańsk (12,000 sq m, Torus).
Public-sector activity increases
In Q3 2025, 134,000 sq m of office space was leased—around one-third less than in both the previous quarter and the same period last year. The most active markets were Kraków (24% of total gross take-up), Wrocław (20%) and Łódź (17%).
“The decline in tenant activity is mainly due to economic uncertainty, companies’ increasingly cautious approach to relocations and expansions, and the limited availability of large, ready-to-lease office units,” says Małgorzata Fibakiewicz, Senior Director, Office Leasing Department, BNP Paribas Real Estate Poland.
Public-sector tenants have become visibly more active, accounting for around 13% of leasing volume between June and September. The largest transaction in Q3 2025 was signed by the Łódź Regional Government, which leased over 14,000 sq m in Brama Miasta II for its own operational needs.
The remaining Q3 deals were dominated by lease extensions. Rockwool GBS both extended and expanded its lease at Nowy Rynek D in Poznań (9,000 sq m total). GlobalLogic extended its lease at Bonarka for Business in Kraków (6,400 sq m), while Olympus Business Services renewed its space at Retro Office House in Wrocław (4,000 sq m).
Stable rents despite high vacancy
At the end of September 2025, the vacancy rate in the regional office market stood at 17.7%, remaining relatively high year-on-year. BNP Paribas Real Estate Poland highlights that the availability of larger office modules has significantly decreased, becoming a noticeable trend across both the regional markets and Warsaw.
Vacancy levels differ between cities: Kraków, Wrocław, Katowice and Łódź remain above average, while the Tri-City, Lublin, Poznań and Szczecin all record vacancy rates below 14%. Kraków has the most vacant space—344,000 sq m, an increase of 1.3 pp compared with the previous quarter.
The combination of a relatively high vacancy rate (17.7%) and limited new supply contributes to stable rental levels.
Headline rents in regional cities range from €11.5 to €20 per sq m per month. “The only exceptions were Wrocław and Poznań, where prime locations saw slight increases of up to €0.50 per sq m per month,” notes Ewa Nicewicz, Senior Consultant, Office Leasing Department, BNP Paribas Real Estate Poland.
The structure of gross take-up remains largely unchanged: renegotiations and extensions accounted for 42% of all deals in Q3, while the share of pre-lets fell to 7.4% year-on-year, underscoring the cautious sentiment among tenants.
