According to the latest report by AXI IMMO—the largest Polish advisory firm in the commercial real estate market—titled “Regional Office Market 2025”, demand for office space in Poland’s major regional cities (Kraków, Wrocław, the Tri-City, Katowice, Łódź, Szczecin and Lublin) reached 770,000 sq m in 2025, against a record-low new supply of just 20,000 sq m. Total office stock stands at 6.72 million sq m, while the average vacancy rate fell for the first time in several years to 16.9%. AXI IMMO analysts note that regional office markets are entering a maturity phase in which tenants are more informed and decisions are increasingly driven by long-term strategies. At the same time, the importance of building quality, energy efficiency, and flexibility in space layout is growing.
As shown in the “Regional Office Market 2025” report—which covers office markets in Poland’s largest cities outside Warsaw—AXI IMMO’s Research and Market Analysis Department reports that in 2025, office leasing demand in regional cities reached 770,000 sq m (+8% year on year). Net take-up totalled 370,000 sq m (+5% year on year) and consisted of new lease agreements (38%), expansions (7%), and owner-occupied space (3%). Among the largest transactions in 2025 were Shell’s lease renewal in the DOT Office complex in Kraków (22,900 sq m) and Motorola Solutions renewing 17,100 sq m in the Green Office complex in Kraków. One of the largest new transactions was Warta’s lease of 8,600 sq m in Grundmanna Office Park A in Katowice.
Emilia Trofimiuk, Research Manager at AXI IMMO’s Research and Market Analysis Department, says: “In 2025, companies increasingly assessed the efficiency of their offices—optimising floor areas and looking for locations with good public transport, access to services, and the ability to scale operations flexibly. In many cities, we also observed growing interest in space in buildings with higher technical standards, which aligns with the broader trend of modernising office stock. Tenant activity was highest in Q4 last year, which accounted for 32% of the annual volume. Renegotiations and renewals dominated the transaction structure at 52%. The strongest activity was recorded in Kraków, Wrocław and the Tri-City. The most robust demand sectors were IT, business services, and manufacturing.”
Limited new supply in 2025 was the result of both high financing costs and developers’ caution, with many postponing construction decisions until vacancy indicators improved. Total modern office stock in regional cities currently amounts to 6.72 million sq m. New supply fell to a record-low level—only 20,000 sq m (-83% year on year)—and the largest new office building delivered during the period was Stella Office in Kraków (9,900 sq m), developed by Grupa Zasada. A total of 240,000 sq m (+4% year on year) remains under construction, mainly in Poznań and Kraków, where projects are scheduled for completion in 2026.
As a result of low developer activity, Poland’s regional office markets recorded a notable decline in vacancies for the first time in several years, with the average vacancy rate at 16.9% (-0.9 percentage points year on year). The highest levels of available space are found in Katowice, and the lowest in Szczecin. However, this did not materially affect expected rental levels. Asking rents in most buildings remained stable, typically ranging between EUR 8.00 and EUR 18.50 per sq m per month.
Emilia Trofimiuk, Research Manager at AXI IMMO, comments: “Katowice and Wrocław remain the cities with the highest vacancy rates. Szczecin and Lublin stand out for having the lowest levels of available space, which translates into narrower rental ranges and greater rent stability.”
Regional office market outlook
Karolina Słysz, Head of Regional Markets, Office Agency at AXI IMMO, emphasises: “Over the coming years, demand in regional markets is expected to remain stable, although its sectoral structure will change. The share of BPO/SSC companies may gradually decline, while manufacturing and consumer-facing industries will gain in importance. This diversification of demand sources may positively affect the resilience of regional markets to economic fluctuations and support a more even distribution of tenant activity across cities. At the same time, a limited number of new development projects and the growing importance of flexible leasing models—such as serviced offices and coworking—will shape the structure of available supply in the medium term. Owners of buildings with higher vacancy rates are increasingly considering alternative uses for their properties, including conversions to residential, student housing or medical functions, which may further accelerate quality-based selection of supply in regional markets.”
In 2026, the regional office market is expected to operate under conditions of constrained new supply which, combined with rising demand, may lead to a further decline in vacancy rates. Demand will largely be driven by small and medium-sized tenants, continuing the trend observed in 2025, when the average new lease size was 700 sq m, and renegotiations and renewals accounted for the greatest share of activity.
