By the end of 2025, the stock of modern office space in Krakow reached 1.84 million sq. m., confirming the city’s position as the most important regional market in Poland. The largest area remains the center, which concentrates almost 437,000 sqm, or nearly a quarter of the total supply. The southeastern (22%) and southwestern (21%) zones also have a significant share in the market structure.<\/p>\n\n
Limited development activity<\/strong><\/p>\n\n New supply in 2025 was limited and appeared only in the third quarter, when 11,900 sqm of office space was completed. Despite the low number of completions, this was the highest result among regional cities. At the end of the year, 55.4 thousand sq. m. remained under construction, mainly in the southwest zone and downtown. The largest projects under construction were Tischner Green Park (24 thousand sq. m.) and the WITA complex (18.9 thousand sq. m.), scheduled for completion in 2026.<\/p>\n\n “The Krakow office market is in a phase of clear imbalance between demand and supply. On the one hand, we are seeing record tenant activity, on the other hand, a very limited number of new projects in the pipeline. This structure will promote further absorption of available space in the coming quarters, but at the same time will increase pressure on prime locations, especially in the city center. Tenants today are looking for modern, efficient offices, and their availability in the center is becoming increasingly limited.” <\/em> – emphasizes Marcin Gawlik, Associate, Savills Poland<\/strong><\/p>\n\n Record demand and the prevalence of renegotiation<\/strong><\/p>\n\n Total lease volume in 2025 reached 269,500 sqm, the highest in the history of Krakow’s office market. The key element of the demand structure was renegotiations, which accounted for 63% of all transactions. New agreements accounted for 28%, while expansions and pre-leases were of limited importance. The highest tenant activity was recorded in the southwest zone, which accounted for one-third of the total lease volume.<\/p>\n\n Smaller offices and more flexibility on the part of tenants<\/strong><\/p>\n\n New tenants are increasingly opting for smaller office modules. The average area of a new lease fell to 760 sqm, while renegotiations were for much larger meters, averaging around 2,400 sqm. This trend confirms the growing importance of cost efficiency and a flexible approach to office space planning.<\/p>\n\n “Companies are increasingly focusing on optimizing the space they occupy rather than relocating. Shorter contracts and a flexible approach to square footage allow them to better respond to changing business needs.” <\/em> – adds Wojciech Mazur, Associate, Savills Poland<\/strong><\/p>\n\n Vacancy rates down and pressure on prime locations<\/strong><\/p>\n\n At the end of 2025, the vacancy rate in Krakow stood at 18.4%, recording a 60 basis point year-on-year decline. However, the availability of space varies strongly – in the city center it is only 6.3%, while in the northern zones it exceeds 20%. More than 80% of vacant space is in buildings completed before 2020, limiting the offer of modern offices that meet current tenant expectations and may result in continued high levels of renegotiation in anticipation of new projects. <\/p>\n\n Rents in A-class buildings are in the range of 14-18 EUR\/sq.m.\/month, with the best projects over the past year recording an increase in rates of about 1 EUR. Utility costs have stabilized at PLN 20-30\/sq.m.\/month.<\/p>\n\n Strong demand at the same time as low new supply creates potential for new investments and confirms Krakow’s strong position as a regional office real estate market.<\/p>\n","protected":false},"excerpt":{"rendered":" By the end of 2025, the stock of modern office space in Krakow reached 1.84 million sq. m., confirming the city’s position as the most important regional market in Poland. The largest area remains the center, which concentrates almost 437,000 sqm, or nearly a quarter of the total supply. The southeastern (22%) and southwestern (21%) […]<\/p>\n","protected":false},"author":2,"featured_media":1273,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[557],"tags":[278],"strefa_wiedzy":[55],"class_list":["post-20398","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-bialystok-2","tag-offices","strefa_wiedzy-news"],"acf":{"autor_1":{"autor_aktualnosci_1":{"ID":20654,"post_author":"2","post_date":"2026-02-17 09:16:53","post_date_gmt":"2026-02-17 08:16:53","post_content":"","post_title":"Marcin Gawlik","post_excerpt":"","post_status":"publish","comment_status":"closed","ping_status":"closed","post_password":"","post_name":"marcin-gawlik","to_ping":"","pinged":"","post_modified":"2026-02-17 10:20:00","post_modified_gmt":"2026-02-17 09:20:00","post_content_filtered":"","post_parent":0,"guid":"https:\/\/officemarket.pl\/?post_type=doradcy&p=20654","menu_order":0,"post_type":"doradcy","post_mime_type":"","comment_count":"0","filter":"raw"}},"autor_2":{"autor_aktualnosci_2":{"ID":20650,"post_author":"2","post_date":"2026-02-17 09:15:52","post_date_gmt":"2026-02-17 08:15:52","post_content":"","post_title":"Wioleta Wojtczak","post_excerpt":"","post_status":"publish","comment_status":"closed","ping_status":"closed","post_password":"","post_name":"wioleta-wojtczak","to_ping":"","pinged":"","post_modified":"2026-02-17 09:15:52","post_modified_gmt":"2026-02-17 08:15:52","post_content_filtered":"","post_parent":0,"guid":"https:\/\/officemarket.pl\/?post_type=doradcy&p=20650","menu_order":0,"post_type":"doradcy","post_mime_type":"","comment_count":"0","filter":"raw"}},"powiazane":[{"ID":16871,"post_author":"2","post_date":"2025-08-06 08:49:20","post_date_gmt":"2025-08-06 06:49:20","post_content":"\n Blisko jedna czwarta ca\u0142kowitej poda\u017cy znajduje si\u0119 w strefie Centrum (434 700 m kw.), natomiast najwi\u0119ksza aktywno\u015b\u0107 budowlana skupia si\u0119 obecnie w strefie Po\u0142udniowy Zach\u00f3d oraz Centrum, gdzie powstaje odpowiednio 31 700 m kw. i 24 000 m kw. nowoczesnych powierzchni. Eksperci Savills wskazuj\u0105, \u017ce do ko\u0144ca 2027 r. rynek biurowy w mie\u015bcie mo\u017ce wzrosn\u0105\u0107 nawet o ok. 100 000 m kw. nowych biur, ale obecnie w trakcie budowy jest 65 200 m kw, a rozpocz\u0119cie budowy kolejnych projekt\u00f3w deweloperzy uzale\u017cniaj\u0105 od sytuacji rynkowej.<\/p>\n\n\n\n Najwi\u0119kszy wp\u0142yw na struktur\u0119 popytu w I p\u00f3\u0142roczu 2025 r. mia\u0142y du\u017ce renegocjacje um\u00f3w najmu - odpowiada\u0142y one a\u017c za 71% ca\u0142o\u015bci transakcji, podczas gdy nowe umowy stanowi\u0142y 21%, ekspansje 7%, a pre-lety pozostaj\u0105 marginalne (1%). \u015aredni wolumen renegocjowanych powierzchni osi\u0105gn\u0105\u0142 prawie 3000 m kw., co odzwierciedla niski poziom nowej poda\u017cy oraz ostro\u017cno\u015b\u0107 najemc\u00f3w po\u0142\u0105czon\u0105 z kalkulacj\u0105 koszt\u00f3w na urz\u0105dzanie nowego biura.<\/p>\n\n\n\n Na koniec czerwca w Krakowie dost\u0119pnych by\u0142o 317 500 m kw. wolnej powierzchni, co oznacza wsp\u00f3\u0142czynnik pustostan\u00f3w na poziomie 17,3% w skali miasta. Najni\u017cszy poziom pustostan\u00f3w utrzymuje si\u0119 w centralnej cz\u0119\u015bci miasta (jedynie 7%), natomiast w pozosta\u0142ych strefach wska\u017anik ten dochodzi nawet do 25%. Warto doda\u0107, \u017ce niemal 1\/4 wolnej powierzchni, pochodzi z budynk\u00f3w oddanych na rynek po 2020 roku.<\/p>\n\n\n\n Stawki czynsz\u00f3w za najlepsze nowoczesne biura w Krakowie znajduj\u0105 si\u0119 w przedziale 14-17 EUR\/m kw.\/miesi\u0105c, a w najbardziej presti\u017cowych projektach si\u0119gaj\u0105 nawet 19,50 EUR\/m kw. Wzrost czynsz\u00f3w w najatrakcyjniejszych projektach jest r\u00f3wnowa\u017cony najemcom w postaci bogatszych pakiet\u00f3w zach\u0119t, takich jak zwolnienia z czynszu, czy wi\u0119ksze bud\u017cety na aran\u017cacje.<\/p>\n\n\n\n -\u00a0Z perspektywy najemc\u00f3w, krakowski rynek oferuje dzi\u015b bardzo ograniczony wyb\u00f3r w najwy\u017cszej klasie biurowc\u00f3w, zw\u0142aszcza w \u015bcis\u0142ym centrum. W wyniku niskiej nowej poda\u017cy oraz coraz wi\u0119kszej \u015bwiadomo\u015bci najemc\u00f3w co do koszt\u00f3w urz\u0105dzania nowego biura, obserwujemy wysoki udzia\u0142 renegocjacji na rynku. Stopniowy spadek pustostan\u00f3w wywo\u0142uje presj\u0119 na wzrost czynsz\u00f3w, kt\u00f3ry cz\u0119\u015bciowo kompensowany jest dla najemc\u00f3w przez bogatsze pakiety zach\u0119t. Najemcy w Krakowie, zw\u0142aszcza z sektor\u00f3w us\u0142ug biznesowych czy nowych technologii, coraz wi\u0119ksz\u0105 wag\u0119 przywi\u0105zuj\u0105 do jako\u015bci powierzchni, elastyczno\u015bci um\u00f3w oraz mo\u017cliwo\u015bci d\u0142ugoterminowej ekspansji w jednym obiekcie. To czynniki, kt\u00f3re b\u0119d\u0105 kszta\u0142towa\u0142y konkurencj\u0119 mi\u0119dzy w\u0142a\u015bcicielami w kolejnych latach<\/em>\u00a0- <\/p>\nm\u00f3wi\u00a0Jaros\u0142aw Pilch<\/strong>, Head of Tenant Representation, Savills Polska.<\/cite><\/blockquote>\n\n\n\n Ograniczona nowa poda\u017c przy stabilnym popycie w nadchodz\u0105cych kwarta\u0142ach, najprawdopodobniej b\u0119dzie prowadzi\u0107 do dalszego spadku pustostan\u00f3w i stopniowego wzrostu czynsz\u00f3w, zw\u0142aszcza w projektach zlokalizowanych w centrum i najlepiej skomunikowanych z reszt\u0105 miasta.<\/p>\n\n\n\n\n
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