2025 was a record year for the Bratislava office market and un Q4 2025 alone, leasing transactions reached 271,000 sqm, representing a year-on-year increase of 35%, according to the Bratislava Research Forum.
Activity was heavily concentrated in the fourth quarter, which delivered 146,000 sqm of new transactions compared to 125,000 sqm during the first three quarters. The majority of leasing activity consisted of renegotiations, accounting for 70% of total volume, followed by new leases at 16%, pre-leases at 12%, and expansions at 3%. The financial sector dominated the market with 23% of total activity, while the public sector recorded 19% with nearly 28,200 sqm transacted.
Based on revised methodology, total office stock in Bratislava amounts to 1.75 million sqm, compared to the previous figure of 2.05 million sqm. Of this recalculated stock, 22% consists of A+ standard offices, 38% of A standard, and 40% of B standard space. During the quarter, the market expanded with completion of the Zváračák project, delivering 4,000 sqm of B-class office space.
In terms of ownership structure, approximately 4% of office stock is state-owned, almost 11% are buildings owned and fully occupied by the same entity, and the total modern office stock for commercial use remains at 85% - 1.75 million sqm.
Bratislava currently has 691,000 sqm of office space holding valid green or operational sustainability certification, representing 40% of total office stock. The city has 38 office buildings that hold Breeam or Leed certifications, with 53% certified under Breeam and 47% under Leed. Digital Park II+III and Einpark Offices achieved the highest Leed Platinum rating, with Einpark Offices being the only building in Bratislava to hold Leed Zero Carbon certification.
