{"id":20404,"date":"2026-02-11T09:31:34","date_gmt":"2026-02-11T08:31:34","guid":{"rendered":"https:\/\/officemarket.pl\/spotlight-warsaw-office-market-q4-2025"},"modified":"2026-02-11T10:19:00","modified_gmt":"2026-02-11T09:19:00","slug":"spotlight-warsaw-office-market-q4-2025","status":"publish","type":"post","link":"https:\/\/officemarket.pl\/en\/spotlight-warsaw-office-market-q4-2025","title":{"rendered":"Spotlight: Warsaw Office Market Q4 2025"},"content":{"rendered":"\n<p class=\"wp-block-paragraph\">Office stock was <strong>6.23 million sq m<\/strong> (-1% y\/y) with low new supply (<strong>88,700 sq. ft. <\/strong>) and the growing importance of demolitions and changes in the function of buildings. Demand has reached   <strong>794,000 sq. ft. <\/strong>  (+7% y\/y), driven mainly by <strong>renegotiations (51%)<\/strong>, and the vacancy rate fell to <strong>9.1%<\/strong>, the lowest since the pre-pandemic period.<\/p>\n\n<p class=\"wp-block-paragraph\">The limited availability of space &#8211; especially in the center &#8211; has translated into an increase in rents to around <strong>EUR 27.5\/m\u00b2\/month<\/strong> in prime locations and around <strong>EUR 19<\/strong> outside the center. At the same time, the market is undergoing a structural transformation: since 2020, nearly   <strong>410,000 sq. ft. <\/strong>  offices, mainly for residential functions, which further limits future supply and strengthens rental pressure.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Office stock was 6.23 million sq m (-1% y\/y) with low new supply (88,700 sq. ft. ) and the growing importance of demolitions and changes in the function of buildings. Demand has reached 794,000 sq. ft. (+7% y\/y), driven mainly by renegotiations (51%), and the vacancy rate fell to 9.1%, the lowest since the pre-pandemic [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":1271,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[557],"tags":[],"strefa_wiedzy":[58],"class_list":["post-20404","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-bialystok-2","strefa_wiedzy-report"],"acf":{"autor_1":{"autor_1_raport":{"ID":20632,"post_author":"2","post_date":"2026-02-17 09:07:31","post_date_gmt":"2026-02-17 08:07:31","post_content":"","post_title":"Jaros\u0142aw Pilch","post_excerpt":"","post_status":"publish","comment_status":"closed","ping_status":"closed","post_password":"","post_name":"jaroslaw-pilch","to_ping":"","pinged":"","post_modified":"2026-02-23 12:58:37","post_modified_gmt":"2026-02-23 11:58:37","post_content_filtered":"","post_parent":0,"guid":"https:\/\/officemarket.pl\/?post_type=doradcy&#038;p=20632","menu_order":0,"post_type":"doradcy","post_mime_type":"","comment_count":"0","filter":"raw"}},"autor_2":{"autor_2_raport":{"ID":20620,"post_author":"2","post_date":"2026-02-17 09:02:36","post_date_gmt":"2026-02-17 08:02:36","post_content":"","post_title":"Daniel Czarnecki","post_excerpt":"","post_status":"publish","comment_status":"closed","ping_status":"closed","post_password":"","post_name":"daniel-czarnecki","to_ping":"","pinged":"","post_modified":"2026-02-17 09:02:36","post_modified_gmt":"2026-02-17 08:02:36","post_content_filtered":"","post_parent":0,"guid":"https:\/\/officemarket.pl\/?post_type=doradcy&#038;p=20620","menu_order":0,"post_type":"doradcy","post_mime_type":"","comment_count":"0","filter":"raw"}},"powiazane":"","notka_prasowa":[{"ID":20344,"post_author":"2","post_date":"2026-01-23 15:44:00","post_date_gmt":"2026-01-23 14:44:00","post_content":"<!-- wp:paragraph -->\n<p>Warszawski rynek biurowy zamkn\u0105\u0142 2025 rok jednym z najwy\u017cszych poziom\u00f3w popytu w historii, przy jednoczesnym spadku poda\u017cy i wyra\u017anym obni\u017ceniu wska\u017anika pustostan\u00f3w. Jak wynika z raportu \u201eWarsaw Office Market Spotlight Q4 2025\u201d przygotowanego przez Savills Polska, kluczowymi zjawiskami s\u0105 przewaga renegocjacji, ograniczona dost\u0119pno\u015b\u0107 du\u017cych modu\u0142\u00f3w w centrum oraz rosn\u0105ca presja na czynsze w najlepszych budynkach.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p>Ca\u0142kowite zasoby nowoczesnej powierzchni biurowej w Warszawie wynios\u0142y na koniec 2025 roku 6,23 mln m kw., czyli o 1% mniej ni\u017c rok wcze\u015bniej. To efekt wyburze\u0144 i zmiany przeznaczenia starszych obiekt\u00f3w. Tylko w minionym roku ze sto\u0142ecznego rynku znikn\u0119\u0142o ponad 152 tys. m kw. biur (w formie wyburze\u0144 lub zmian przeznaczenia budynk\u00f3w biurowych). Jednocze\u015bnie nowa poda\u017c by\u0142a niska i si\u0119gn\u0119\u0142a 88,7 tys. m kw. (spadek o 15% r\/r), z czego oko\u0142o 90% przypad\u0142o na centralne lokalizacje. W budowie pozostaje 202 000 m kw., a najwi\u0119ksze projekty, takie jak AFI Tower czy Upper One, powstaj\u0105 w centrum.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:quote -->\n<blockquote class=\"wp-block-quote\"><!-- wp:paragraph -->\n<p>\u2013&nbsp;<em>Od 2020 roku z warszawskiego rynku uby\u0142o ju\u017c blisko 410 tys. m kw. powierzchni biurowej. Z ca\u0142\u0105 pewno\u015bci\u0105 nie mo\u017cemy m\u00f3wi\u0107 o chwilowym trendzie, a raczej o znacz\u0105cej zmianie struktury rynku, kt\u00f3rej efektem jest to, \u017ce starsze biurowce ust\u0119puj\u0105 miejsca mieszkaniom, hotelom lub poddawane s\u0105 g\u0142\u0119bokim modernizacjom. Coraz cz\u0119\u015bciej dotyczy to tak\u017ce lokalizacji centralnych, co dodatkowo ogranicza dost\u0119pno\u015b\u0107 powierzchni biurowych w najbardziej poszukiwanych cz\u0119\u015bciach miasta<\/em>&nbsp;\u2013 m\u00f3wi&nbsp;<strong>Wioleta Wojtczak<\/strong>, Head of Reaserch, Savills.<\/p>\n<!-- \/wp:paragraph --><\/blockquote>\n<!-- \/wp:quote -->\n\n<!-- wp:paragraph -->\n<p>Najwi\u0119ksze inwestycje, kt\u00f3re pojawi\u0142y si\u0119 na rynku w ubieg\u0142ym roku zrealizowano w zachodniej cz\u0119\u015bci centrum miasta (strefa Zachodnie Centrum). By\u0142y to The Bridge o powierzchni 47 tys. m kw.,&nbsp; oraz Office House (27,8 tys. m kw.) . Skala projekt\u00f3w r\u00f3\u017cni si\u0119 wyra\u017anie w zale\u017cno\u015bci od lokalizacji \u2013 w strefach centralnych \u015brednia powierzchnia budynk\u00f3w b\u0119d\u0105cych w realizacji si\u0119ga ok. 25 tys. m kw., podczas gdy poza centrum dominuj\u0105 mniejsze, bardziej kameralne inwestycje, zazwyczaj poni\u017cej 10 tys. m kw.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p>Autorzy raportu szacuj\u0105, \u017ce do ko\u0144ca 2028 roku na rynek mo\u017ce trafi\u0107 \u0142\u0105cznie ok. 290 tys. m kw. nowej powierzchni biurowej, z czego blisko 230 tys. m kw. przypadnie na lokalizacje centralne, g\u0142\u00f3wnie w strefie Zachodnie Centrum. \u2013<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p>Popyt osi\u0105gn\u0105\u0142 poziom 794 tys. m kw., co oznacza wzrost o 7% r\/r i plasuje go w gronie najlepszych wynik\u00f3w w historii rynku. W samym 4 kwartale wynaj\u0119to rekordow\u0105 powierzchni\u0119 si\u0119gaj\u0105c\u0105 blisko 310 tys. m kw. W 2025 roku a\u017c 51% wolumenu stanowi\u0142y renegocjacje um\u00f3w, co pokazuje, \u017ce firmy cz\u0119\u015bciej decydowa\u0142y si\u0119 na pozostanie w dotychczasowych lokalizacjach ni\u017c na relokacje. Poza centrum szczeg\u00f3lnie wyr\u00f3\u017cnia\u0142 si\u0119 S\u0142u\u017cewiec, gdzie wynaj\u0119to 180 tys. m kw. To trzeci najwy\u017cszy wynik w historii tej strefy, ust\u0119puj\u0105c jedynie wynikom z lat 2015 i 2019. Najaktywniejszymi grupami najemc\u00f3w w mie\u015bcie by\u0142y sektory: produkcyjny (14%), IT (13%) oraz finansowy (11%).<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p>Spadek nowej poda\u017cy i wysoki popyt prze\u0142o\u017cy\u0142y si\u0119 na wyra\u017ane obni\u017cenie wska\u017anika pustostan\u00f3w. Na koniec roku wyni\u00f3s\u0142 on 9,1%, czyli o 150 punkt\u00f3w bazowych mniej ni\u017c rok wcze\u015bniej. W strefach centralnych dost\u0119pno\u015b\u0107 spad\u0142a do 6,1% zasob\u00f3w, a a tylko w siedmiu budynkach po\u0142o\u017conych w centralnych strefach charakteryzowa\u0142o si\u0119 \u0142\u0105czn\u0105 dost\u0119pn\u0105 powierzchni\u0105powy\u017cej 5 tys. m kw. R\u00f3wnocze\u015bnie absorpcja netto wzros\u0142a a\u017c o 117% rok do roku, do poziomu 188,4 tys. m kw.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p>Ograniczona dost\u0119pno\u015b\u0107 najlepszych powierzchni zacz\u0119\u0142a wp\u0142ywa\u0107 na poziom czynsz\u00f3w. W drugiej po\u0142owie 2025 roku stawki w centralnych lokalizacjach wzros\u0142y do oko\u0142o 27,50 EUR za m kw. miesi\u0119cznie, a poza centrum do oko\u0142o 19,00 EUR. Op\u0142aty eksploatacyjne ustabilizowa\u0142y si\u0119 na poziomie 30-40 z\u0142 za m kw., cho\u0107 w cz\u0119\u015bci budynk\u00f3w przekraczaj\u0105 45 z\u0142.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:quote -->\n<blockquote class=\"wp-block-quote\"><!-- wp:paragraph -->\n<p>\u2013&nbsp;<em>2025 rok potwierdzi\u0142, \u017ce warszawski rynek biurowy wszed\u0142 w faz\u0119 wyra\u017anej nier\u00f3wnowagi pomi\u0119dzy popytem a poda\u017c\u0105. W centrum miasta problemem nie jest dzi\u015b brak zainteresowania najemc\u00f3w, lecz bardzo ograniczona dost\u0119pno\u015b\u0107 odpowiednio du\u017cych i nowoczesnych powierzchni. To zjawisko b\u0119dzie jednym z kluczowych czynnik\u00f3w kszta\u0142tuj\u0105cych rynek w tym roku, zar\u00f3wno po stronie czynsz\u00f3w, jak i strategii, kt\u00f3re obior\u0105 najemcy&nbsp;<\/em>\u2013 m\u00f3wi&nbsp;<strong>Jaros\u0142aw Pilch<\/strong>, Head of Tenant Representation, Savills.<\/p>\n<!-- \/wp:paragraph --><\/blockquote>\n<!-- \/wp:quote -->\n\n<!-- wp:paragraph -->\n<p>Raport wskazuje, \u017ce przy prognozowanym przyspieszeniu wzrostu gospodarczego w 2026 roku i dalszym spadku st\u00f3p procentowych presja na najlepsze budynki biurowe mo\u017ce si\u0119 utrzyma\u0107, a polaryzacja rynku pomi\u0119dzy obiektami \u201eprime\u201d a starszymi zasobami jeszcze bardziej si\u0119 pog\u0142\u0119bi.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:quote -->\n<blockquote class=\"wp-block-quote\"><!-- wp:paragraph -->\n<p>\u2013&nbsp;<em>W Warszawie mamy dzi\u015b rynek, na kt\u00f3rym najlepsze budynki wyra\u017anie zyskuj\u0105 na warto\u015bci. Malej\u0105ca dost\u0119pno\u015b\u0107 powierzchni \u201eprime\u201d oznacza wi\u0119ksz\u0105 konkurencj\u0119 i dalsz\u0105 presj\u0119 na czynsze, a w\u0142a\u015bciciele mog\u0105 pozwoli\u0107 sobie na bardziej selektywne podej\u015bcie do doboru najemc\u00f3w. Jednocze\u015bnie przewidujemy, \u017ce stabilizacja inflacji powinna ograniczy\u0107 skal\u0119 indeksacji, co cz\u0119\u015bciowo z\u0142agodzi wzrost koszt\u00f3w. To jednak nie zmienia faktu, \u017ce cz\u0119\u015b\u0107 firm zacznie realnie rozwa\u017ca\u0107 relokacj\u0119 poza centrum w poszukiwaniu projekt\u00f3w bardziej przyst\u0119pnych cenowo&nbsp;<\/em>\u2013 komentuje&nbsp;<strong>Daniel Czarnecki<\/strong>, Head of Landlord Representation, Savills.<\/p>\n<!-- \/wp:paragraph --><\/blockquote>\n<!-- \/wp:quote -->","post_title":"Warszawski rynek biurowy zako\u0144czy\u0142 2025 rok z rekordowym popytem i coraz mniejsz\u0105 dost\u0119pno\u015bci\u0105 powierzchni","post_excerpt":"","post_status":"publish","comment_status":"closed","ping_status":"open","post_password":"","post_name":"warszawski-rynek-biurowy-zakonczyl-2025-rok-z-rekordowym-popytem-i-coraz-mniejsza-dostepnoscia-powierzchni","to_ping":"","pinged":"","post_modified":"2026-04-09 11:56:11","post_modified_gmt":"2026-04-09 09:56:11","post_content_filtered":"","post_parent":0,"guid":"https:\/\/officemarket.pl\/?p=20344","menu_order":0,"post_type":"post","post_mime_type":"","comment_count":"0","filter":"raw"}],"plik_raportu":{"ID":20367,"id":20367,"title":"warsaw-spotlight-q4-2025-final","filename":"warsaw-spotlight-q4-2025-final.pdf","filesize":1881312,"url":"https:\/\/officemarket.pl\/wp-content\/uploads\/2026\/02\/warsaw-spotlight-q4-2025-final.pdf","link":"https:\/\/officemarket.pl\/en\/spotlight-warsaw-office-market-q4-2025\/warsaw-spotlight-q4-2025-final","alt":"","author":"2","description":"","caption":"","name":"warsaw-spotlight-q4-2025-final","status":"inherit","uploaded_to":20366,"date":"2026-02-11 08:30:40","modified":"2026-02-11 08:30:40","menu_order":0,"mime_type":"application\/pdf","type":"application","subtype":"pdf","icon":"https:\/\/officemarket.pl\/wp-includes\/images\/media\/document.png"},"sub_naglowek":"WARSAW OFFICE \u2013 POLSKA \u2013 Q4 2025","wstep":"<p>An extended overview of the macroeconomic situation and key trends shaping the Warsaw office market at the end of 2025. Includes an analysis of changes in the level of supply and developer activity, the structure of tenant demand, the scale of vacancy, the direction of rental rates, as well as the impact of functional transformation of buildings and economic conditions on the market outlook in the coming years. <\/p>\n","key_data":[{"ikona":{"ID":16525,"id":16525,"title":"Group","filename":"Group.svg","filesize":4938,"url":"https:\/\/officemarket.pl\/wp-content\/uploads\/2025\/09\/Group.svg","link":"https:\/\/officemarket.pl\/en\/office-market-in-regional-cities\/group","alt":"","author":"2","description":"","caption":"","name":"group","status":"inherit","uploaded_to":16520,"date":"2025-09-25 10:32:36","modified":"2025-09-25 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