The Kraków office market closed 2025 with high demand and clear polarisation between central and non-central locations, according to a report by Axi Immo.
In 2025, gross take-up in the Kraków office market reached 270,000 sqm (+1% y/y), marking the strongest annual result ever recorded in the city. Net take-up totalled 100,000 sqm (-13% y/y). Renewals and renegotiations dominated the transaction structure, accounting for 63% of all tenant activity. The most active sectors were IT (26%), manufacturing (17%), business services (15%) and energy (14%).
The largest transactions included Shell – 22,900 sqm (Dot Office, renewal), Motorola Solutions – 17,100 sqm (Green Office, renewal), Aptiv – 14,300 sqm (Enterprise Park A, renewal), Cognizant – 4,900 sqm (Quattro Business Park Five, new lease), and Opmobility Lighting – 4,300 sqm (Wita B, new lease).
At the end of 2025, Kraków's total modern office stock stood at 1.84 million sqm (+1% y/y). Only 10,000 sqm of new space was delivered during the year – half the volume recorded in 2024. Two projects were completed in 2025: Stella Office and an office building within a refurbished tenement house on Długa Street. The largest ongoing development remains Tischnera Green Park 1, offering 24,000 sqm.
The average vacancy rate in Kraków reached 18.4%, although the situation varies significantly by location. In the City Centre, vacancy fell to 6.4% (-4.0 pp y/y), while in non-central zones it increased to 22% (+0.4 pp y/y). "The more than 15 percentage point difference between the City Centre and non-central zones will be a defining feature of the market in 2026," explains Emilia Trofimiuk, Research Manager at Axi Immo. Meanwhile, headline rents ranged between €10.00–18.50/sqm/month, remaining stable year-on-year.
