Renegotiations have covered more than half of the leases in the office market in Bratislava in Q2 2025, and a third of the new leases are from the public sector, according to the analysis of data for Q2 2025 conducted by Bratislava Research Forum.
A new methodology for calculating the total supply of office space (office stock) will be introduced starting in the 1st quarter of 2025. BRF now excludes so-called "owner-occupied" buildings - i.e. spaces that are owned and fully used by one entity (e.g. corporate headquarters). Since they are not available on the market, they distorted the picture of the real supply and vacancy rates.
In terms of ownership structure, as in the previous quarter, approximately 4% of buildings are owned by the state, and another 10% are buildings owned and fully occupied by the same entity. The total supply of modern office space for commercial use represents 86%, i.e. 1.76 million sqm. Within this recalculated area, 22% of the supply is standard A+, 39% standard A and 39% standard B.
In total, there are 851,720 sqm of office space in Bratislava with a valid green/sustainable building certificate, which counts 45 out of 274 buildings. Three buildings in Bratislava have the highest BREEAM Outstanding rating – Twin City Tower, Pribinova 40 and Pradiareň 1900. Currently, only the Einpark Offices building has LEED Platinum, which is also the only holder of the LEED Zero Carbon certificate.
Lease transactions reached an area of 36,520 sqm in the second quarter of 2025. Although this is a quarter-on-quarter decrease of 42%, the previous quarter represented the strongest first quarter in the last 10 years. In a year-on-year comparison, the leased area decreased by 39%. The majority of leases were renegotiations, which represented 55% of the total volume. This was followed by new leases with a share of 35%, pre-leases made up 8% and expansions 2%.
In terms of the source of demand, the public sector dominated the market with a leased area of 11,440 sqm. The largest transaction was recorded in the public sector – it was a renegotiation with a total area of 9200 sqm. In total, 8 transactions with an area of over 1000 sqm were concluded.
Prime rent increased to €20.50/sqm/month compared to the previous quarter, and we expect further growth during the year. Office vacancy is 14.41%.
