{"id":5276,"date":"2026-05-04T11:16:11","date_gmt":"2026-05-04T11:16:11","guid":{"rendered":"https:\/\/ceo.com.pl\/en\/?p=5276"},"modified":"2026-05-04T11:16:11","modified_gmt":"2026-05-04T11:16:11","slug":"warsaws-office-market-shifts-east-34748","status":"publish","type":"post","link":"https:\/\/ceo.com.pl\/en\/warsaws-office-market-shifts-east-34748\/","title":{"rendered":"Warsaw\u2019s Office Market Shifts East"},"content":{"rendered":"<p>Right-bank districts are steadily gaining in importance \u2013 Praga North and Praga South are no longer seen as alternatives but a conscious choice for companies seeking office space. Lower rents, a strong sense of place and access to a local labour market are what tenants can expect there, says Joanna Andryszczyk, Associate Director, Office Department, Newmark Polska.<\/p>\n<p>Warsaw\u2019s office market has historically concentrated in \u015ar\u00f3dmie\u015bcie, Wola, and Mokot\u00f3w. The right-bank districts contain just 283,500 sqm of office space, accounting for a relatively small share of the capital\u2019s stock at 4.5 per cent. Nearly 53 per cent of this total is located in Praga Po\u0142udnie, and 34.9 per cent in Praga North. Interest in the eastern side of Warsaw, however, is growing.<\/p>\n<div id=\"ez-toc-container\" class=\"ez-toc-v2_0_85 counter-hierarchy ez-toc-counter ez-toc-grey ez-toc-container-direction\">\n<div class=\"ez-toc-title-container\">\n<p class=\"ez-toc-title\" style=\"cursor:inherit\">Table of Contents<\/p>\n<span class=\"ez-toc-title-toggle\"><a href=\"#\" class=\"ez-toc-pull-right ez-toc-btn ez-toc-btn-xs ez-toc-btn-default ez-toc-toggle\" aria-label=\"Toggle Table of Content\"><span class=\"ez-toc-js-icon-con\"><span class=\"\"><span class=\"eztoc-hide\" style=\"display:none;\">Toggle<\/span><span class=\"ez-toc-icon-toggle-span\"><svg style=\"fill: #999;color:#999\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" class=\"list-377408\" width=\"20px\" height=\"20px\" viewBox=\"0 0 24 24\" fill=\"none\"><path d=\"M6 6H4v2h2V6zm14 0H8v2h12V6zM4 11h2v2H4v-2zm16 0H8v2h12v-2zM4 16h2v2H4v-2zm16 0H8v2h12v-2z\" fill=\"currentColor\"><\/path><\/svg><svg style=\"fill: #999;color:#999\" class=\"arrow-unsorted-368013\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" width=\"10px\" height=\"10px\" viewBox=\"0 0 24 24\" version=\"1.2\" baseProfile=\"tiny\"><path d=\"M18.2 9.3l-6.2-6.3-6.2 6.3c-.2.2-.3.4-.3.7s.1.5.3.7c.2.2.4.3.7.3h11c.3 0 .5-.1.7-.3.2-.2.3-.5.3-.7s-.1-.5-.3-.7zM5.8 14.7l6.2 6.3 6.2-6.3c.2-.2.3-.5.3-.7s-.1-.5-.3-.7c-.2-.2-.4-.3-.7-.3h-11c-.3 0-.5.1-.7.3-.2.2-.3.5-.3.7s.1.5.3.7z\"\/><\/svg><\/span><\/span><\/span><\/a><\/span><\/div>\n<nav><ul class='ez-toc-list ez-toc-list-level-1 ' ><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-1\" href=\"https:\/\/ceo.com.pl\/en\/warsaws-office-market-shifts-east-34748\/#The_eastern_side_enters_the_game\" >The eastern side enters the game<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-2\" href=\"https:\/\/ceo.com.pl\/en\/warsaws-office-market-shifts-east-34748\/#Praga_beckons_with_talent_%E2%80%93_is_it_its_biggest_advantage\" >Praga beckons with talent \u2013 is it its biggest advantage?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-3\" href=\"https:\/\/ceo.com.pl\/en\/warsaws-office-market-shifts-east-34748\/#IT_logistics_and_creative_companies_are_already_here\" >IT, logistics and creative companies are already here<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-4\" href=\"https:\/\/ceo.com.pl\/en\/warsaws-office-market-shifts-east-34748\/#Will_developers_keep_pace_with_demand\" >Will developers keep pace with demand?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-5\" href=\"https:\/\/ceo.com.pl\/en\/warsaws-office-market-shifts-east-34748\/#Revitalisations_instead_of_office_towers_%E2%80%93_shaping_the_office_landscape_on_the_eastern_side_of_the_Vistula\" >Revitalisations instead of office towers \u2013 shaping the office landscape on the eastern side of the Vistula<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-6\" href=\"https:\/\/ceo.com.pl\/en\/warsaws-office-market-shifts-east-34748\/#A_place_for_unique_projects\" >A place for unique projects<\/a><\/li><\/ul><\/nav><\/div>\n<h2><span class=\"ez-toc-section\" id=\"The_eastern_side_enters_the_game\"><\/span>The eastern side enters the game<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>\u201cThe need for more sustainable urban growth is becoming increasingly evident. We were among the first in the market to recognise this, which led us to develop Centrum Praskie Koneser and now Drucianka Campus. Thanks to its central location and strong transport links, Praga North is becoming a natural destination for expansion. This is confirmed by the success of Koneser, which has attracted global brands such as PepsiCo, WPP Group and Google Campus for Startups. Public investment also plays an important role in strengthening the district\u2019s business appeal, such as the pedestrian and cycle bridge built as part of the New Centre of Warsaw project, as well as the revitalisation of urban spaces,\u201d says Ilona Koski-Lammi, Sales Department Deputy Director at Liebrecht &amp; wooD. \u201cThe post-industrial architecture, the scale of development and the historical context create a unique identity that cannot be replicated in typical office projects.\u201d<\/p>\n<p>The development of the right-bank office market also presents an opportunity for diversification. \u201cWhat drives tenants to relocate to the other side of the river is both good transport accessibility and lower leasing costs. Average office rents here stand at EUR 13\u201315 per square metre per month, with prime buildings commanding EUR 17\u201318. These rental levels are comparable to those in S\u0142u\u017cewiec and significantly lower than in central Warsaw,\u201d says Joanna Andryszczyk.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"Praga_beckons_with_talent_%E2%80%93_is_it_its_biggest_advantage\"><\/span>Praga beckons with talent \u2013 is it its biggest advantage?<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>Approximately 39 per cent of Warsaw\u2019s residents live on the eastern bank of the Vistula, according to data from Statistics Poland (GUS) as of the end of June 2025. \u201cJob candidates from this part of the city are keen to work close to home, which highlights the growth potential of the residential market and the increasing role of the office as part of employer branding,\u201d says Ewa Michalska, Operations Director at Grafton Recruitment. \u201cDuring initial interviews, candidates are increasingly asking about parking availability, proximity to railway, rapid urban rail and metro stations, and overall commuting convenience. That\u2019s why, to attract employees from other parts of Warsaw, such as Ursus, W\u0142ochy or Bemowo, companies should clearly communicate available commuting options. This works \u2013 Warsaw residents now have a more favourable view of the right-bank districts than ever before, appreciating transport improvements, particularly the opening of the M2 metro line.\u201d<\/p>\n<p>Among companies based in the eastern part of the city is the tech group Atende, which leases office space at Centrum Praskie Koneser, a revitalised mixed-use complex in Praga North. \u201cMany of our employees, including some board members, come from right-bank Warsaw and towns east of the city. Additionally, proximity to the metro, trains and trams significantly improves commuting for other employees,\u201d says Marcin Zalewski, Head of Administration and Investment at Atende. \u201cFor a tech company, what matters is access to talent, lower operating costs and infrastructure development that supports future investment. Another advantage is the unique atmosphere and vibrancy of Praga, which further enhances its appeal as a place to work.\u201d<\/p>\n<p>According to Jaros\u0142aw Prawicki, Head of Office Leasing at AFI Polska, companies are increasingly looking for offices in locations that offer more than just workspace. \u201cAFI Bohema is already fully let, which confirms that boutique, well-located office buildings also attract tenants on the right bank of the Vistula. Its tenants include both public institutions and technology companies such as FitQbe \u2013 part of the Pracuj.pl Group \u2013 and the FMCG company Gladio. They will soon be joined by an Enel-Med diagnostic and medical centre, which will serve both residents and office employees within the complex,\u201d says Jaros\u0142aw Prawicki.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"IT_logistics_and_creative_companies_are_already_here\"><\/span>IT, logistics and creative companies are already here<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>According to Newmark Polska, companies leased 41,400 sqm of office space in right-bank districts in 2025 \u2013 nearly four times the previous year\u2019s total and twice as much as in 2023. \u201cThese locations are currently targeted mainly by logistics, distribution, warehousing, FMCG and e-commerce companies. This comes as no surprise \u2013 it is easier to combine office and operational functions in this part of Warsaw,\u201d says Ewa Michalska.<\/p>\n<p>Other major tenant groups include tech companies, start-ups and software houses. \u201cThe arrival of global players has been a significant catalyst for the growth of this part of the city. The opening of Google\u2019s campus at Centrum Praskie Koneser boosted Praga\u2019s profile and demonstrated that it could compete with Warsaw\u2019s central districts. Thanks to the strong sense of place in the right-bank districts, offices support the development of organisational culture,\u201d says Joanna Andryszczyk, adding that the presence of numerous companies and public institutions, including ZTM, highlights the diversity of activity on this side of the Vistula.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"Will_developers_keep_pace_with_demand\"><\/span>Will developers keep pace with demand?<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>Tenants have already given the green light by choosing offices on the right bank of the Vistula. Will developers boldly follow their lead?<\/p>\n<p>\u201cPraga North and Praga South are attracting growing interest from companies seeking office space, though the market remains small and fragmented, dominated by revitalised and mixed-use projects,\u201d explains Joanna Andryszczyk. \u201cMost projects completed on this side of the Vistula in recent years have already been leased. More are in the pipeline, but their delivery depends on tenant demand and pre-let levels. And although the vacancy rate, standing at around 6.4 per cent, could suggest availability, vacant space is mainly available in older Class B buildings. For tenants looking for modern offices in Praga North or South, this means securing space well in advance \u2013 at least two years ahead \u2013 or signing a pre-let at the project planning stage. In the case of a large tenant, this may act as a catalyst for launching a project or an additional phase.\u201d<\/p>\n<h2><span class=\"ez-toc-section\" id=\"Revitalisations_instead_of_office_towers_%E2%80%93_shaping_the_office_landscape_on_the_eastern_side_of_the_Vistula\"><\/span>Revitalisations instead of office towers \u2013 shaping the office landscape on the eastern side of the Vistula<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>Market growth in the coming years will be driven largely by revitalisation projects and mixed-use developments combining offices, residential units and services. \u201cThis format best matches the character of this part of the city and the expectations of tenants seeking diverse work environments,\u201d says Joanna Andryszczyk. According to the expert, the standard in this segment has been set by developments such as Koneser and Fabryka PZO. Opportunities also lie in larger office schemes, which require sufficient demand and proximity to metro stations, and whose delivery will largely depend on pre-letting. One example is Port Praski, which is expected to see office space added in future phases. Other notable projects planned to be developed in this market include SOHO and Drucianka Campus near Warsaw East Station, both of which are expected to be delivered to the office market of right-bank Warsaw in 2028.<\/p>\n<p>According to Ewa Michalska, the challenges facing the office market include, in addition to the limited availability of modern buildings, underdeveloped supporting infrastructure, such as a shortage of hotels, conference venues and business services.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"A_place_for_unique_projects\"><\/span>A place for unique projects<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>One thing is certain: right-bank Warsaw is no longer a pioneering market. \u201cKey developments have been met with strong enthusiasm from both residents and tenants. And occupier interest in this part of the city is growing. Companies choose locations that offer quality and strong transport links, and are aligned with the character of the district. Both Praga districts hold significant potential for the development of the office market, which will evolve gradually rather than in leaps, and limited supply is likely to support best-in-class projects,\u201d concludes Joanna Andryszczyk.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Right-bank districts are steadily gaining in importance \u2013 Praga North and Praga South are no longer seen as alternatives but a conscious choice for companies seeking office space. Lower rents, a strong sense of place and access to a local labour market are what tenants can expect there, says Joanna Andryszczyk, Associate Director, Office Department, [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":5277,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":"","jetpack_publicize_message":"","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":false,"jetpack_social_options":{"image_generator_settings":{"template":"highway","default_image_id":0,"font":"","enabled":false},"version":2}},"categories":[8],"tags":[2881,2702,2800,2772,3652,4548,4549,4504,3179,2763,3416,2669,4550,4551,2688,3251,2522,3079,64,2680,3308,2858,2813,2755,3040],"class_list":["post-5276","post","type-post","status-publish","format-standard","has-post-thumbnail","category-real-estate","tag-atende","tag-catalyst","tag-diverse","tag-e-commerce","tag-employer-branding","tag-enel","tag-enel-med","tag-ewa-michalska","tag-fmcg","tag-google","tag-grafton-recruitment","tag-gus","tag-jaroslaw-prawicki","tag-joanna-andryszczyk","tag-leasing","tag-newmark","tag-newmark-polska","tag-pepsico","tag-poland","tag-polska","tag-pracuj-pl","tag-praga","tag-sense","tag-ups","tag-ursus"],"jetpack_publicize_connections":[],"_links":{"self":[{"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/posts\/5276","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/comments?post=5276"}],"version-history":[{"count":0,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/posts\/5276\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/media\/5277"}],"wp:attachment":[{"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/media?parent=5276"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/categories?post=5276"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/tags?post=5276"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}