Poland's regional office markets recorded total take-up of 307,350 sqm in the first half of 2026, representing a 20% decrease year-on-year, according to data from Avison Young. The combined modern office stock across the eight tracked regional cities stands at 6.76 million sqm, with a vacancy rate of 17.3%, down 0.1 percentage points quarter-on-quarter and 0.2 percentage points year-on-year.
Kraków remains the largest regional office market with 1.87 million sqm of stock, followed by Wrocław (1.35 million sqm) and the Tricity (1.08 million sqm). Kraków and Tricity together accounted for nearly 50% of total regional take-up in H1 2026, with Poznań contributing 16% and Wrocław 15%. New supply delivered in the period totalled 73,740 sqm across nine buildings, with Kraków (27,280 sqm) and Wrocław (24,140 sqm) recording the largest volumes. This H1 2026 figure notably exceeded the entire 2025 regional supply of 20,500 sqm, though conversions and refurbishments reduced the overall stock by more than 48,000 sqm. The development pipeline remains limited at 170,900 sqm under construction, with completions expected between 2026 and 2028.
Net take-up dominated demand, accounting for 60% of total lease volume. New deals represented 47% of transactions, renewals 41%, expansions 10% and own-purpose lettings 2%. Only two transactions surpassed the 10,000 sqm threshold during the period. By sector, IT products and services led demand at 20%, followed by manufacturing (18%) and business services (13%). The highest vacancy rates were recorded in Katowice (22.2%) and Wrocław (21.8%), while Szczecin (8.4%) and Tricity (10.4%) reported the tightest availability.
Avison Young notes that the limited development pipeline is prompting more occupiers to renew leases rather than relocate. A growing preference for offices with higher technical and environmental standards is deepening polarisation within the stock, while rising availability in older buildings is placing downward pressure on rents in that segment and enabling more flexible lease negotiations and attractive incentive packages for tenants. Landlords are increasingly undertaking refurbishment projects and exploring alternative uses for ageing assets.
In investment terms, the Polish office sector accounted for 20% of total investment volume in H1 2026, with €594 million recorded across 23 transactions, including five prime asset deals. Regional markets contributed more than €210 million across 13 deals, with Kraków recording the highest regional investment volume, driven by the sale of two office buildings within the Brain Park complex and the acquisition of The Park Kraków by Summus Capital. Warsaw accounted for 50% of capital invested in the office sector nationally and attracted three of the five prime office assets transacted in the period.
