Kraków's modern office space reached 1.84 million sqm by the end of 2025, confirming the city's position as Poland's most important regional market, according to a report by Savills. The city centre remains the largest area with nearly 437,000 sqm, representing almost a quarter of total supply. The south-eastern (22%) and south-western (21%) zones also hold significant market shares.
New supply in 2025 was limited, appearing only in the third quarter when 11,900 sqm of office space was delivered. Despite low completion numbers, this was the highest result among regional cities. At year-end, 55,400 sqm remained under construction, mainly in the south-western zone and city centre. The largest projects under development are Tischnera Green Park (24,000 sqm) and the Wita complex (18,900 sqm), scheduled for completion in 2026.
"Kraków's office market is experiencing clear imbalance between demand and supply. We observe record tenant activity alongside very limited new projects under construction," said Marcin Gawlik, Associate at Savills Polska. "This structure will support further absorption of available space in coming quarters, but will increase pressure on prime locations, especially in the city centre."
Total leasing volume in 2025 reached 269,500 sqm, the highest result in Kraków's office market history. Renegotiations were the key element, accounting for 63% of all transactions. New leases represented 28%, while expansions and pre-lets had limited significance. The south-western zone showed the highest tenant activity, accounting for one-third of total leasing volume.
The vacancy rate in Kraków reached 18.4% at the end of 2025, down 60 basis points year-on-year. However, availability varies significantly - in the city centre it stands at just 6.3%, while in northern zones it exceeds 20%. Over 80% of vacant space is located in buildings completed before 2020. Class A rents range between €14-18 per sqm per month, with the best projects recording increases of approximately €1 over the past year.
