Poland's regional city office markets remained stable in the Q3 2025, though new supply continued to be constrained. According to the latest report from BNP Paribas Real Estate Poland, developers remain cautious, while tenants are focused on lease renegotiations and optimising their office footprints.
Since the start of 2025, Poland's eight largest regional cities have seen around 18,000 sqm of new office space delivered, with another 43,000 sqm scheduled for completion by year-end. This would mark a record-low level of new supply compared with pre-pandemic years, when annual deliveries were four to five times higher. Kraków remains the largest market with 1.84 million sqm of office space, accounting for 27% of total regional stock, followed by Wrocław (20%) and Tricity (16%).
Q3 2025 saw three new office completions. The largest was Stella Office in Kraków, developed by the Zasada Group, with 9,900 sqm. Another development delivered in the city by a private investor was Kamienica Kraków, which added 2,000 sqm, while TBV's Zelwerowicza Office in Lublin contributed 3,700 sqm to the market.
Approximately 43,000 sqm of office space is currently under construction and scheduled for completion by the end of 2025, with around 175,000 sqm expected to be delivered in 2026-2027. Developers are taking a cautious approach to launching new projects, given the slower leasing of new developments and the rise in lease renegotiations. "Weaker occupier activity is attributed largely to economic uncertainty, a more cautious approach to relocations and expansions, and the scarcity of large, ready-to-occupy spaces," says Małgorzata Fibakiewicz, Senior Director, Office Agency, BNP Paribas Real Estate Poland.
During Q3 2025, office take-up climbed to 134,000 sqm, down roughly one-third compared with both the previous quarter and the same period last year. Meanwhile, Poland's public sector became increasingly active between June and September 2025, accounting for approximately 13% of total leasing volume. At the end of September 2025, the overall office vacancy rate stood at 17.7%, remaining high year-on-year. With new supply constrained, rental rates have held steady at €11.5-20/sqm/month across regional cities.
