{"id":5433,"date":"2026-05-18T19:36:24","date_gmt":"2026-05-18T19:36:24","guid":{"rendered":"https:\/\/ceo.com.pl\/en\/?p=5433"},"modified":"2026-05-18T19:36:24","modified_gmt":"2026-05-18T19:36:24","slug":"warsaw-office-market-increasingly-polarised-central-and-non-central-locations-operate-under-different-rules-88562","status":"publish","type":"post","link":"https:\/\/ceo.com.pl\/en\/warsaw-office-market-increasingly-polarised-central-and-non-central-locations-operate-under-different-rules-88562\/","title":{"rendered":"Warsaw office market increasingly polarised. Central and non-central locations operate under different rules"},"content":{"rendered":"<p><strong>In Q1 2026, the Warsaw office market increasingly confirms the thesis of its ongoing polarisation. Differences between central and non-central zones are evident both in terms of the quality of supply and availability of office space, as well as developer activity. In practice, this means the market currently operates in two parallel realities governed by different supply and demand dynamics, according to a report published by the Research and Analysis Department of AXI IMMO, Poland\u2019s largest advisory firm in the commercial real estate market, entitled \u201cOffice Market in Warsaw in Q1 2026.\u201d<\/strong><\/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\/warsaw-office-market-increasingly-polarised-central-and-non-central-locations-operate-under-different-rules-88562\/#Vacancy_rates_clear_disparity_between_central_and_non-central_locations\" >Vacancy rates: clear disparity between central and non-central locations<\/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\/warsaw-office-market-increasingly-polarised-central-and-non-central-locations-operate-under-different-rules-88562\/#Developer_activity_concentrated_in_the_city_centre\" >Developer activity concentrated in the city centre<\/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\/warsaw-office-market-increasingly-polarised-central-and-non-central-locations-operate-under-different-rules-88562\/#Two_markets_in_one_city\" >Two markets in one city<\/a><\/li><\/ul><\/nav><\/div>\n<h2><span class=\"ez-toc-section\" id=\"Vacancy_rates_clear_disparity_between_central_and_non-central_locations\"><\/span>Vacancy rates: clear disparity between central and non-central locations<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>One of the most visible signs of polarisation is the availability of office space. At the end of Q1 2026, the\u00a0average vacancy rate in Warsaw stood at 9.5%; however, this figure masks significant differences between individual city zones.<\/p>\n<blockquote><p><strong>Emilia Trofimiuk, Research Manager, Research and Analysis Department, AXI IMMO<\/strong>, comments: \u201c<em>In\u00a0central zones, the vacancy rate stood at 6.5%, while in non-central locations it reached 12.2%, representing a gap of nearly 6 percentage points. The highest levels of vacant space were recorded in S\u0142u\u017cewiec district (18.7%), the \u017bwirki i Wigury corridor (15.4%), and along the Al. Jerozolimskie corridor (12.0%)\u201d.<\/em><\/p><\/blockquote>\n<p>In central locations, the market is facing a limited selection of offices, especially in the segment of large, contiguous floorplates. Low availability of space in the city centre translates into increased competition among tenants and upward pressure on rents in the most attractive projects.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"Developer_activity_concentrated_in_the_city_centre\"><\/span>Developer activity concentrated in the city centre<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>Market polarisation is also reflected in the structure of new supply and investment activity undertaken by developers. At the end of Q1 2026, approximately 120,000 sq m of office space was under construction in Warsaw, of which over 110,000 sq m was located in central zones, while only around 4,000 sq m was in non-central areas. In practice, this indicates an almost complete concentration of new supply in the city centre. At the same time, 120,000 sq m under construction represents a 46% year-on-year decrease in\u00a0development activity.<\/p>\n<p><strong>Emilia Trofimiuk, AXI IMMO, <\/strong>explains: \u201c<em>There are no new developments in non-central zones, which confirms developers\u2019 selective approach and the concentration of capital in locations with the highest take-up potential and prestige\u201d.<\/em><\/p>\n<p>This part of the city hosts the largest and most advanced office projects, such as AFI Tower (approx. 50,000 sq m), developed by AFI Europe as part of the Towarowa 22 complex in Wola district, scheduled for completion in 2028, Skyliner II by Karimpol near Rondo Daszy\u0144skiego, as well as Upper One by Strabag Real Estate on Al. Jana Paw\u0142a II.<\/p>\n<blockquote><p><strong>Emilia Trofimiuk, AXI IMMO,<\/strong> summarises: \u201c<em>These developments are characterised by their large scale, high standard, and concentration in the most prestigious locations, responding to demand from tenants seeking modern, representative office space. The situation outside the city centre is very different, where investment activity is clearly limited and focuses mainly on smaller projects, such as Pu\u0142awska 533, as well as the repositioning of older office complexes in areas such as S\u0142u\u017cewiec district or the Al. Jerozolimskie corridor. As a result, the structure of ongoing investments confirms the emergence of a \u2018two-speed\u2019 market model, in\u00a0which the city centre attracts capital and new developments, while non-central zones remain areas of limited development activity and increasing price competition\u201d.<\/em><\/p><\/blockquote>\n<h2><span class=\"ez-toc-section\" id=\"Two_markets_in_one_city\"><\/span>Two markets in one city<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>A comparison of data on vacancy rates, rental levels, and the activity of developers and tenants leads to the conclusion that the Warsaw office market is increasingly operating as a two-speed market. In the city centre, the segment of modern, prestigious developments is strengthening, characterised by limited availability of space for lease and rising rental levels. Outside the centre, higher vacancy rates prevail, where competition is more strongly based on pricing and flexible lease terms.<\/p>\n<p>The ongoing polarisation means that both tenants and building owners must adapt their strategies to the realities of specific zones. Differences between central and non-central locations are no longer merely a\u00a0matter of address \u2013 they increasingly determine the operating model of entire segments of the Warsaw office market.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>In Q1 2026, the Warsaw office market increasingly confirms the thesis of its ongoing polarisation. Differences between central and non-central zones are evident both in terms of the quality of supply and availability of office space, as well as developer activity. In practice, this means the market currently operates in two parallel realities governed by [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":3830,"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":[128,2581,2690,3054,3228,3229,82],"class_list":["post-5433","post","type-post","status-publish","format-standard","has-post-thumbnail","category-real-estate","tag-axi-immo","tag-emilia-trofimiuk","tag-gap","tag-karimpol","tag-strabag","tag-strabag-real-estate","tag-warsaw"],"jetpack_publicize_connections":[],"_links":{"self":[{"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/posts\/5433","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=5433"}],"version-history":[{"count":0,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/posts\/5433\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/media\/3830"}],"wp:attachment":[{"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/media?parent=5433"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/categories?post=5433"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/tags?post=5433"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}