The pharmaceutical industry has emerged as one of the most significant office occupiers in Warsaw, according to a new report from Cushman & Wakefield. With a footprint of approximately 172,000 sqm, the sector now ranks sixth in terms of total office take-up in the Polish capital, accounting for 5% of all leasing activity between 2020 and 2024.
The report, Zoom in on Pharma Sector, highlights the sector’s growing role in Poland’s economy, driven by rising healthcare demand, an ageing population, and ongoing investment in generics and R&D. Poland is home to over 700 pharmaceutical companies, including 221 based in Warsaw. The country’s pharma sector employs up to 100,000 people and generates annual revenues of €11.5 billion.
“Office demand from pharmaceutical companies has grown steadily—from 100,000 sqm in 2010–2014 to nearly 172,000 sqm in the past five years,” said Ewa Derlatka-Chilewicz, Head of Research at Cushman & Wakefield. This growth has been supported in part by the expansion of shared service centres within the industry.
While most sectors favour central locations, the pharmaceutical industry overwhelmingly prefers offices outside the city centre. Non-central locations account for 74% of the sector’s footprint, with Służewiec leading at 40%, followed by Centre West (16%) and Żwirki i Wigury (11%). This reflects the industry’s focus on accessibility, parking, and proximity to the airport, particularly important for firms managing large fleets or international operations.
“Pharma tenants are stable but highly selective. They demand high-quality space, strong amenities, and increasingly require ESG and green building certifications—even at the fit-out level,” said Piotr Capiga, Deputy Head of Occupier Services, Office Agency at Cushman & Wakefield.
Between 2020 and Q1 2025, 62% of the sector’s office activity in Warsaw came from lease renegotiations, well above the market average of 41%. Many companies are now preparing to relocate from older properties to new or upgraded buildings that meet current workplace and environmental standards.
Meanwhile, logistics is playing an increasingly strategic role in the pharma industry’s expansion. “The growing need for cold chain storage and other specialised logistics solutions is pushing demand for modern, high-spec warehouses,” said Tomasz Bulej, Leasing Manager at Cushman & Wakefield.
Cushman & Wakefield’s experts also note that pharma companies are adopting hybrid work models and investing in WELL-certified environments to support employee well-being. Nearly half of the sector’s office space in Warsaw is located in buildings delivered after 2014.
“Poland is catching up in health spending, and the pharma sector is well-positioned to benefit. This will accelerate demand for modern office and logistics infrastructure,” said Katarzyna Lipka, Head of Strategic Consulting and ESG Advisory.
With average lease sizes of 1,560 sqm, Poland is now approaching the upper range seen in Western Europe, further reinforcing Warsaw’s position as a rising hub for global pharmaceutical firms.
