With flexible lease terms and diverse amenities, coworking and serviced offices are growing in popularity each year. Flexible workspace in Poland’s seven key office markets – Warsaw, Kraków, Wrocław, Tricity, Katowice, Poznań and Łódź – totals nearly 420,000 sqm, accounting for approximately three per cent of their total office stock. With 235,000 sqm of flex workspace, Warsaw leads the way. Remarkably, flexible office providers are also increasingly targeting smaller towns such as Bydgoszcz and Opole.

It all began with serviced offices

According to Newmark Polska’s statistics, 2018 was a breakthrough and record-breaking year for flexible office providers in Poland who leased over 110,000 sqm of office space, with nearly 94 per cent of it in Warsaw. In subsequent years, demand stabilised in terms of both volume and regional distribution. Since 2019, annual flex office take-up has averaged approximately 50,000 sqm. In 2024, it exceeded 48,000 sqm.

“Serviced offices offering desks or rooms for rent in fully equipped spaces were the first and simplest leasing model. Over time, they evolved into a hybrid model (a mix of serviced and coworking offices) and eventually into coworking spaces. Coworking centres offer tenants significant flexibility, providing workspaces with a full package of services, including access to printing facilities, reception desk support, a kitchen, meeting rooms and breakout spaces. This model was especially favoured several years ago by freelancers, start-ups and individual entrepreneurs”, says Dawid Igielski, Senior Advisor, Newmark Polska. “As the market evolves and demand for flexibility rises, coworking spaces are increasingly attracting large companies and corporations. They also provide a flexible solution for managers who travel on business to various cities worldwide. The most convenient option for them is to have contracts with international providers who can offer desks in any of their coworking centres, regardless of location”, explains the expert.

Private and secure

Large companies and corporations have recognised the benefits of flexible lease options. However, serviced offices have not always met their specific requirements, especially regarding privacy and security. These needs were addressed by hybrid flexible spaces – fully equipped, self-contained and ready-to-use office spaces that accommodate 10-15 desks while also offering communal spaces where employees can connect and relax.

The popularity of coworking centres is also driven by the growing demand for operational flexibility among businesses. In the era of hybrid work, flexible office spaces help companies quickly adapt to evolving business needs. In Warsaw’s coworking centres, monthly costs per dedicated desk range from PLN 800 to PLN 2,000, depending on building location and standard.

“Flexible workspaces also attract strong interest from multinationals entering the Polish market and assessing potential locations. These companies are reluctant to commit to long-term leases of five to seven years – they favour flexible lease terms and serviced, move-in-ready spaces. If a location proves suitable and the company grows, the next step may be securing a traditional fixed office,” says Dawid Igielski. “We have recently guided our IT client on such a journey from a coworking space to a new office. The first phase of our cooperation involved leasing about a dozen desks at The Shire in the Warsaw Spire office building. In the next phase, we searched for a permanent office for the client, ultimately helping them lease over 900 sqm of office space at The Warsaw HUB. By moving to a traditional fixed office, the tenant will not only optimize costs but will also secure space tailored to its unique requirements”, says Dawid Igielski, who explains that despite their numerous advantages, flexible workspaces are more expensive than conventional offices.

Traditional office landlords rarely offer smaller office units of up to 150 sqm. For them, sectioning off these spaces within an office building entails high costs of fitting out and adapting an office to meet a tenant’s needs. Additionally, the process is time-consuming, often requiring long-term leases, which creates an entry barrier for many firms. This has led to the growing demand for flexible, ready-to-use offices with fully equipped workspaces for teams of around a dozen people. These spaces are sought after by companies that require immediate access to an office without incurring high adaptation costs and making long-term commitments,” says Dawid Igielski. “This solution enables businesses to launch operations quickly while benefiting from a high standard fit-out, flexible lease terms and comprehensive administrative services.”

Tailor-made offers

Is it possible to stay too long in a coworking centre? “Companies operate with diverse philosophies, each also encompassing different leasing models – there are no inherently better or worse options, only the best one that suits each situation. We have seen even established corporations choose to grow in flexible office spaces for years. Statistics show that the average lease term can extend to as long as four years, despite initial predictions that companies would leave coworking and serviced offices within 12 months at most. This could be due to the low availability of the most sought-after offices in Warsaw and limited choice. What’s more, flexible workspaces are increasingly being fitted out to high standards and set up in prime buildings”, explains Karol Wyka, Executive Board Director, Head of Office Department, Newmark Polska.

 A win-win for everyone

Poland’s coworking market has long been anchored by international operators such as Regus, WeWork, and Mindspace, alongside domestic companies like Loftmill, The Shire, and Chillispaces.com. The potential of flexible offices has also been recognised by office building owners who are increasingly allocating some space for flexible workspaces. To cite a few examples, Skanska has launched its own coworking brand, Business Link, while Echo Investment runs CitySpace, and Adgar operates Brain Embassy.

“The growing demand for ready-to-occupy flexible offices is emboldening developers to launch their own flex office projects, with My Office at the Warsaw Financial Center serving as a prime example of this trend. At this location, CPI Property Group offers a move-in-ready flexible office of approximately 800 sqm available for a single tenant. The space will be fully equipped and furnished, ready for immediate occupancy with a minimum term of 18 months, and will be able to accommodate about 80 employees,” says Dawid Igielski. According to the expert from Newmark Polska, this model suggests a potential direction of travel for the flexible office market as it also responds to the demand for flexible leases on larger spaces.

Ready-to-occupy coworking and flexible offices set up by property owners will benefit both tenants and landlords, effectively helping reduce voids. “On the other hand, these spaces may be very useful not only for external companies but also for tenants based within the same office building who could rent additional desks in coworking spaces for individual projects. It is similar with conference rooms – some companies use them only occasionally, such as once a quarter, and are willing to lease them on a pay-as-you-go basis, charging by the hour,” notes Karol Wyka. “Flexible workspaces provide office landlords with an additional advantage. In traditional office leases, it typically takes seven months or more to fit out an office, depending on the scope of work. For some tenants, this timeframe may be unacceptable, potentially resulting in lost lease opportunities for landlords. By offering ready-to-occupy offices, landlords can provide tenants with comfortable, temporary spaces while they wait for the office to be fully fitted out”, adds Karol Wyka.

Quality rules

The flexible workspace sector is expanding not only in terms of available stock but also service quality. Flexible office providers are seeking niches to stand out from their competitors through unique cooperation models, space design and service offerings. “For a long time, coworking centres have set themselves apart through the types of events they host, integration opportunities and the special atmosphere they create. However, this is changing. Tenants are becoming increasingly focused on high-quality fit-outs, and attractive and distinctive designs. The key priorities, however, remain unchanged: a premium location, convenient commuting options and a prestigious address. Another crucial factor is the space allocated per desk. Ready-to-occupy flexible offices that offer private spaces with internal meeting rooms, kitchenettes or dedicated rooms for CEOs or managers are in demand”, says Dawid Igielski.

Destined for success

The outlook for flexible offices remains positive, given the sector’s strong performance.

“Most coworking and serviced offices report occupancy rates ranging from 70 to 90 per cent, depending on location. The most sought-after spaces in central areas and near key transport hubs boast 100% occupancy”, says Karol Wyka, Newmark Polska. “I am therefore confident that coworking and serviced offices will continue to expand as important additions to traditional office leasing. What’s more, I believe that every prestigious, well-located building should offer such spaces.”