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The Polish real estate finance landscape is undergoing significant transformation, driven by new regulatory frameworks, sustainability requirements, and evolving market dynamics. A recent panel discussion at Property Forum's Future of Real Estate 2025 conference in Warsaw featuring top banking and real estate experts revealed the complex challenges and opportunities facing the sector.

In the Warsaw office market, tenants remain active and continue to seek offices in central locations despite the decreasing volume of newly delivered space. According to the BNP Real Estate Poland latest report, the current situation is influenced by the low supply of completed projects at the beginning of this year and planned investments in the coming years. Additionally, the decline in the vacancy rate translates into limited availability of space for tenants.

Eika Asset Management (EAM), part of the Eika Group, has begun development of a logistics park in Nowy Modlin, north of Warsaw. The first phase comprises 28,000 sqm of A-class warehouse space, nearly 60% of which is already pre-leased. Bricomarché, a leading home and garden retailer in Poland, is the anchor tenant, represented by SQM Advisory. Waimea Holding is the project developer and Kajima Poland the general contractor.

Syrena Real Estate, a Polish commercial real estate investment company, has acquired the Zaułek Piękna office building located in the heart of Warsaw's Śródmieście district from Manova Partners. The purchase was co-financed by mBank. The price has not been disclosed.

Cushman & Wakefield has summarised the performance of Poland’s largest office markets in the first quarter of 2025. In the first three months of 2025, office leasing volumes rose year-on-year by 16% in Warsaw and 27% in regional cities. Meanwhile, new supply remained low, with a rebound in development unlikely before 2027.

BNP Paribas Bank Polska, mBank, and Santander Bank Polska have awarded a PLN 760 million (ca. €181.8 million) loan to finance the Noho One residential complex in Warsaw. Dentons law firm advised the banks.

CTP has signed a lease with discount chain Aldi for a 43,000 sqm central warehouse at CTPark Warsaw Emilianów, near Warsaw. Currently under construction, this will become Aldi's third Polish distribution centre and is scheduled to open in Q1 2026.

The joint venture between Partners Group and Peakside Capital Advisors has entered into a new financing partnership with mBank to support its City Point Okęcie project in Warsaw. Under the newly signed agreement, the bank has extended property development, investment and VAT credit facilities totalling over €15 million. 

According to the latest report Newmark Polska, leasing activity on the Warsaw office market remained moderate between January and the end of March 2025. It was the strongest first quarter of recorded office take-up since 2022. The highest leasing activity in Q1 2025 was recorded in central locations. Office construction remained constrained compared with the record under construction volumes in 2017-2019, with no new office projects breaking ground in the first quarter of 2025. Meanwhile, office availability continued its gradual downward trajectory, especially in buildings completed after 2019, where vacancy rates remained below 3.5%.

The Warsaw office market opened in 2025 on a steady footing, with a notable increase in leasing activity and a modest decline in vacancy. While new supply remains constrained, landlords continue to focus on upgrading existing assets and prioritising quality over quantity. The market is entering a phase of selective, demand-driven growth, aligning more closely with the evolving expectations of modern occupiers, says Axi Immo.