The importance of Warsaw’s right-bank districts is steadily growing. Praga North and Praga South are no longer seen merely as alternatives, but are becoming a deliberate choice for companies looking for office space. Tenants can find lower rents, an authentic urban character and access to the local labour market there, says Joanna Andryszczyk, Associate Director in the Office Department at Newmark Polska.
Warsaw’s office market has historically been concentrated mainly in Śródmieście, Wola and Mokotów. The right-bank districts still account for a relatively small share of the market, with only 283,500 sqm of office space, or 4.5% of the city’s total stock. Nearly 53% of this space is located in Praga South, while 34.9% is in Praga North. However, interest in the Praga side of the city is changing.
The right bank enters the game
“The need for more balanced urban development is becoming increasingly visible. We were among the first on the market to notice this, creating Centrum Praskie Koneser and now developing Drucianka Campus. Thanks to its central location and good transport accessibility, Praga North is becoming a natural direction for expansion. This is demonstrated by the success of Koneser, which has been chosen by global brands such as PepsiCo, WPP Group and Google Campus for Startups. Public investments, such as the pedestrian and bicycle bridge completed as part of the New Centre of Warsaw project and the revitalisation of urban spaces, also play an important role in strengthening the district’s business appeal,” said Ilona Koski-Lammi, Deputy Sales Director at Liebrecht & wooD.
“Post-industrial architecture, the scale of development and the historical context create a unique identity that cannot be recreated in typical office projects,” she added.
The development of the market on the right bank of the Vistula is also an opportunity for diversification.
“Tenants’ decisions to relocate to the other side of the river result, among other things, from the desire to combine good transport accessibility with lower rental costs. Average office rents here range from €13 to €15 per sqm per month, while in the best projects they currently reach €17–18. These are rates comparable to Służewiec and much lower than in central Warsaw,” said Joanna Andryszczyk.
Praga attracts employees. Is this its greatest advantage?
It is estimated that around 39% of Warsaw residents live on the right bank of the Vistula, according to Statistics Poland data as of the end of June 2025.
“Candidates from this part of the city are willing to choose jobs in their own area, which shows the potential for the development of the residential market and the growing importance of the office as an element of employer branding,” said Ewa Michalska, Operations Director at Grafton Recruitment.
“More and more often, already during initial recruitment interviews, candidates ask about parking availability, proximity to SKM, railway or metro stations and the overall convenience of commuting. Therefore, employers who want to attract employees from other parts of Warsaw, such as Ursus, Włochy or Bemowo, should clearly highlight specific commuting solutions. This works. Warsaw residents view the right-bank part of the city more favourably than in the past, appreciating transport improvements, especially the launch of the second metro line,” she added.
One example of a company connected with the right-bank part of the city is the technology group Atende, which leases offices in Centrum Praskie Koneser, a revitalised mixed-use complex in Praga North.
“Many of our employees, including some members of the management board, come from right-bank Warsaw and nearby towns on this side of the city. In addition, the proximity of the metro, railway and tram lines genuinely improves commuting comfort for the rest of our staff,” said Marcin Zalewski, Administration and Investment Manager at Atende.
“From the perspective of a technology company, access to talent, lower operating costs and infrastructure development supporting future investments are what matter. Another advantage is the unique atmosphere of Praga and the lively surroundings, which strengthen the appeal of the workplace,” he added.
According to Jarek Prawicki, Leasing Director at AFI Polska, companies are increasingly looking for offices in locations that offer more than just workspace.
“AFI Bohema is now fully leased, confirming that such intimate, well-located office projects can find tenants also on the right bank of the Vistula. Among the tenants of the complex are both public institutions and technology companies, such as FitQbe from the Pracuj.pl group, as well as Gladio from the FMCG sector. They will soon be joined by the Enel-Med diagnostic and medical centre, which will serve both residents of the complex and office employees,” said Jarosław Prawicki.
IT, logistics and creative companies are already here
According to Newmark Polska data, companies leased 41,400 sqm of office space in Warsaw’s right-bank districts throughout 2025. This was almost four times more than a year earlier and twice as much as in 2023.
“These locations are currently chosen mainly by companies from the logistics, distribution, warehousing, FMCG and e-commerce sectors. Such decisions are not surprising. In this part of Warsaw, it is easier for them to combine office space with operational facilities,” said Ewa Michalska.
Technology companies, start-ups and software houses are also well represented.
“The arrival of global players provided an important impulse for the development of this part of the city. The opening of the Google campus in Centrum Praskie Koneser strengthened Praga’s recognition and showed that it can compete with central districts. The authenticity of right-bank districts means that offices here support the building of organisational culture,” said Joanna Andryszczyk.
She added that the presence of many companies and public institutions, including ZTM, demonstrates the diversity of activity on this side of the Vistula.
Will developers keep up with supply?
Tenants have already given the green light by choosing offices on the right bank of the Vistula. The question is whether developers will now have the courage to follow them.
“Praga North and Praga South are enjoying growing interest from companies looking for office space, although the market remains small and fragmented, relying mainly on revitalisation projects and mixed-use developments,” explained Joanna Andryszczyk.
“On this side of the Vistula, most projects delivered in recent years have already been leased. Further investments are being prepared, but their implementation depends on tenant interest and the level of pre-lease agreements. Although the vacancy rate of around 6.4% could suggest some availability, in reality vacant offices are mainly located in older class B buildings. For tenants interested in modern offices in Praga North or Praga South, this often means having to secure space well in advance, even with a minimum two-year lead time, or sign a pre-lease agreement at the planning stage. In the case of a large tenant, this can determine whether a project, or its next stage, is launched,” the Newmark Polska director emphasised.
Revitalisations instead of skyscrapers: what offices beyond the Vistula look like
Development in the coming years will be based mainly on revitalisations and mixed-use projects combining offices, apartments and services.
“This is the format best suited to the character of this part of the city and to the expectations of tenants looking for a diverse working environment,” said Andryszczyk.
According to the expert, the standard in this segment has been set by investments such as Koneser and Fabryka PZO. Larger office projects are also an opportunity, provided there is an appropriate scale of demand and locations near metro stations. Their implementation will largely depend on pre-lease agreements.
One example is Port Praski, where an office component may be developed in subsequent phases as a complement to the complex. Among the planned highlights of this market are also SOHO and Drucianka Campus near Warszawa Wschodnia railway station. Both projects are expected to add new office space to right-bank Warsaw as early as 2028.
On the side of challenges for the development of the office market, alongside the limited availability of modern buildings, Ewa Michalska points to weaker supporting infrastructure, including fewer hotels, conference spaces and business services.
A place for distinctive projects
One thing is certain: right-bank Warsaw is no longer a pioneering market.
“Key investments have been received with great enthusiasm by both residents and tenants. Interest in the Praga side of the city among tenants is growing. Companies choose a specific location if the project offers quality, good transport links and fits the character of the district. Both Praga districts are places with potential, where offices will develop rather evolutionarily than by sudden leaps, while limited supply may favour the best-designed investments,” concluded Joanna Andryszczyk.
