At the end of December 2023, the total stock of office space in the eight largest Polish regional markets Kraków, Wrocław, Tricity (Gdańsk, Sopot and Gdynia), Katowice, Poznań, Łódź, Lublin, and Szczecin amounted to 6.68 million sqm (+4% y/y). Traditionally, Kraków (27%), Wrocław (20%), and Tricity (16%) remain the regional leaders, with a total of 4.21 million sqm, accounting for about 63% of the sector’s total supply in the regions. 

Of the nearly 280,000 sqm (-31% y/y) delivered between January and the end of December of 2023. Developers delivered the most office space in Kraków (97,000 sqm), Wrocław (76,000 sqm) and Poznań (43,000 sqm). In turn, among the completed in 2023, 21 office projects worth noting are Ocean Office Park B (Kraków, 28,600 sqm, Cavatina), Craft (Katowice, 26,700 sqm, Ghelamco) and Nowy Rynek E (Poznań, 25,100 sqm, Skanska). 

Nearly 290,000 sqm planned for delivery in 2024-2025 should be realized as announced by developers.

Emilia Trofimiuk, Research Manager, Research Department, Axi Immo, explains: “The situation in terms of new supply in regional office markets is still very dynamic. The nearly 290,000 sqm planned for delivery in 2024-2025 should be realized as announced by developers. Information about take-up will be important in deciding whether to expand or exclude office functions from new projects. Although this one has recorded positive dynamics in recent years.” 

Extensive office space under construction in the regions

Axi Immo analysts say that at the end of 2023, regional office markets had nearly 290,000 sqm of space under construction. The largest amount, 70,000 sqm of new supply under construction, is in Wrocław, slightly ahead of Poznań (67,00 sqm) and Katowice (63,000 sqm). It is also in these business centres that the largest projects currently under construction are located, i.e., AND2 (39,000 sqm) in Poznań, Grundmanna Office Park A (20,700 sqm) in Katowice and Quorum Office Park A of 18,200 sqm in Wrocław. 

The new supply delivered in 2023 slightly affected the region’s vacancy rate, which stood at 17.5% at the end of the year (+0.2 pp q/q and +2.2 pp y/y). This result translates into about 1.17 million sqm of vacant space. Markets with office module availability above 20% are Katowice and Łódź, while the vacancy rate is below 5% in Szczecin. 

A wide selection of offices for new companies in Poland

Bartosz Oleksak, Associate Director, Office Department, Axi Immo, explains: “For years, regional office markets have been centred around the development of two groups of tenants, among them international companies from the business services sector and the IT industry. The relatively high availability of vacant office space presents an opportunity for new players interested in entering the Polish market.” 

The total volume of lease transactions in the regional office market in 2023 amounted to more than 750,000 sqm (+20% y/y). While on net demand (excluding renegotiations and lease extensions) signed 450,000 sqm (+29% y/y). The highest tenant activity was registered in the Kraków, Wrocław, and Tricity markets, with 200,000 sqm, 166,000 sqm, and 153,000 sqm, respectively. 

How much does it cost to rent office space?

As of the end of 2023, average offer rents ranged from €9.00 to €17.5, and in the best projects, even €20.00/sqm/month was expected. In turn, service charges ranged from about PLN 11.00/sqm/month to PLN 30.00/sqm/month, depending on the standard and location of the building. 

Jakub Potocki, Associate Director, Office Department, Axi Immo, concludes: “We expect that the increased availability of office space in regional markets will influence the attitude of landlords and thus give more room for negotiation to tenants looking for alternative space. Base rents should remain stable, and a downward trend is possible in effective rates, especially in older facilities.”