According to Newmark Polska’s report “Office Occupier – Regional Office Markets”, 2025 was a year of records across Poland’s regional office markets. Developers delivered the smallest volume of new office space on record, while tenant activity reached an all-time high. Renegotiations remained the main driver of demand in the regions, and in the final quarter the vacancy rate fell for the first time since the start of 2025. At the same time, the key factors influencing occupiers’ office decisions continued to be the building’s standard, its location, and how well the space could be tailored to individual requirements.
By the end of 2025, total modern office stock across the eight largest regional markets outside Warsaw (Kraków, Wrocław, Tricity, Katowice, Poznań, Łódź, Lublin and Szczecin) amounted to just over 6.72 million sq m and decreased by around 1% over the year—similar to the capital. During that period, developers completed less than 20,550 sq m of new space in five buildings, none of which exceeded 10,000 sq m. The largest office building delivered in 2025 was Stella Office in Kraków, with a total area of 9,900 sq m.
“Last year’s new supply volume represents a decline of more than 83% compared with 2024 and is the lowest level since statistics for Poland’s regional markets began. Construction activity remains subdued. As of the end of December 2025, around 217,000 sq m was under development. The largest volumes are being built in Poznań and Kraków, which together account for 60% of projects under way in regional cities,” says Karol Wyka, Managing Director, Office Department, Newmark Polska.
Only six new office projects were launched in 2025, with a combined area of just under 56,000 sq m—showing that developers were focused primarily on leasing up existing buildings. It is also worth noting that 46% of this volume came from a single scheme: Nowy Rynek C (25,750 sq m) in Poznań.
Tenant activity in regional office markets reached a record level both in the fourth quarter and across the whole of 2025. In the final quarter, leasing transaction volume exceeded 249,300 sq m—up more than 84% quarter-on-quarter and over 13% year-on-year.
“Between January and December 2025, lease agreements were signed for more than 772,550 sq m, marking the highest level of occupier activity recorded in the regions since data collection began. The quality of the space on offer is becoming increasingly important. The office market is showing a growing split between modern buildings that secure tenants relatively quickly and older properties that require refurbishment or a change of use,” Karol Wyka adds.
In 2025, as in the previous year, renegotiations and renewals dominated the demand structure. Over the full year, they accounted for more than 52% of total take-up, while the remaining 48% comprised new leases (36%), expansions (7%), owner-occupier transactions (3%) and pre-let agreements (2%). The most active sectors were IT companies (17.3% of total leasing volume), business services (16.2%) and manufacturing (15.5%).
In 2025, occupier activity in Kraków set another record at 269,500 sq m, representing nearly 35% of total demand across regional markets. Wrocław ranked second (179,600 sq m), followed by Tricity (113,850 sq m). Together, these three cities accounted for almost 73% of all demand registered in the regions.
As of the end of December 2025, the vacancy rate across the key regional markets stood at 16.9%, down by 0.8 percentage points quarter-on-quarter and 0.9 percentage points year-on-year. In all regional cities except Szczecin, the vacancy rate exceeded 10%, and in four of the analysed locations it reached 18% or higher. The largest year-on-year declines were recorded in Łódź (-4.4 pp) and Katowice (-1.7 pp).
By the end of Q4 2025, tenants had access to a total of around 1.14 million sq m of immediately available space in existing buildings.
“It is important to underline that the highest vacancy levels are concentrated mainly in older buildings, while in new office developments we are seeing gradual absorption of available space. As a result, the market is becoming increasingly segmented: modern office buildings are improving their occupancy, while older properties that fail to meet occupier expectations and ESG requirements face growing difficulties in attracting tenants,” says Agnieszka Giermakowska, Director, Research & Advisory Department and ESG Lead, Newmark Polska.
In 2025, office rents in most regional cities remained stable. At the end of Q4, prime monthly rents in the highest-standard offices reached EUR 16.00–18.00 per sq m. In the best buildings and most sought-after locations, rents held at relatively high levels, while owners of older properties competed mainly through incentive packages, including rent-free periods and fit-out contributions. Such packages continue to play an important role in lease negotiations, both for older office buildings and for properties with high vacancy rates.
“Environmental considerations also play an increasingly important role in the selection process. Tenants are more often choosing buildings that meet energy-efficiency standards and ESG requirements, which improves their competitiveness and increases modernisation pressure on owners of older assets,” Agnieszka Giermakowska adds.
Source: ceo.com.pl (article: “Rekordowy popyt, rekordowo niska podaż. Regionalny rynek biurowy w 2025 r.”)
