The Warsaw office real estate market has undergone significant changes in recent years. The supply of new projects has slowed down, while developments currently under construction in prime locations continue to attract tenants successfully. In the case of older office buildings, owners are increasingly facing several key dilemmas:

1. Demolish the existing building and develop a new property with a different purpose.
2. Convert the property to an alternative use.
3. Renovate, refresh, or revitalize the building while maintaining its office function.
4. Leave it as it is and continue benefiting from it without additional capital expenditure.

Those who decide to preserve the office function of their buildings are now facing the challenge of maintaining the competitiveness of their assets and securing an attractive occupancy rate. Investment funds are asking themselves an important question: should they accept the depreciation of the property and offer lower rental rates, or invest in giving the building a new lease of life?

Experience and Effective Tools

In recent years, as part of the comprehensive support provided by BNM – Real Estate Advisory to landlords, we have faced the challenge of enhancing the competitiveness of our business partners’ properties. Our in-depth market knowledge, combined with the use of the latest marketing tools, has helped maintain and improve the rent roll of many investments.

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Changing Tenant Needs

The key lies in understanding the current needs of tenants. In the era of hybrid work, today’s tenants are no longer looking solely for square meters, but for a functional ecosystem. Transforming underutilized areas into vibrant and practical common spaces, introducing infrastructure for cyclists, or creating conference facilities across multiple buildings forms the foundation and a key advantage. An office building must become a place employees want to return to, a space where they can build relationships and strengthen company culture.

Modernization as an Impulse for Growth in Value

As a case study, let us take a look at Warsaw Corporate Center, located in the heart of Warsaw. The ongoing modernization of the building is aimed at improving its energy efficiency, functionality, and competitiveness within the office market. The first phase included the renovation of the lobby and common areas, modernization of sanitary facilities, the introduction of showers, accessibility improvements for people with disabilities, and the installation of automatic sliding entrance doors designed to minimize heat loss. The second phase involves the modernization of the HVAC – systems, including the replacement of ventilation, air conditioning, and heating systems – floor by floor. Thanks to these measures, the building is enhancing user comfort, improving energy efficiency, and increasing its attractiveness to tenants, while aligning with ESG principles.

The overview above presents office buildings located in Warsaw’s city center that were constructed before 2005 and have either undergone a major transformation or have only recently completed their refurbishment. In today’s market, embracing renovation has become, for many owners, less a matter of choice and more a market-driven necessity. Prior to the refurbishment, the asking rental rates at WCC were among the lower ones in the area.

A New Image, a Higher Valuation

The modernization of WCC’s common areas has breathed entirely new life into the building, giving its interiors a modern and prestigious character. A key element of this transformation was not only the change in aesthetics, but above all the investment in ergonomic, high-performance ventilation systems. These strategic improvements have translated into measurable commercial success:

• Increased occupancy: Modern standards attracted new tenants, significantly reducing vacancy levels.
• Significant rental rate growth: Asking rental rates increased from approximately EUR 17/sq m to a range of EUR 19–21/sq m.

Real Benefits for the Portfolio

For the property owner, this represents a double win: a significantly more attractive rent roll and a substantial increase in the building’s overall capital value. It is the clearest proof that a well-executed technical and visual upgrade is an investment that more than pays for itself.

ESG as a Standard, Not a Trend

An equally important aspect of office buildings today is a clearly defined ESG strategy. The environmental and social profile of a building has evolved from a fashionable concept into a core business requirement for tenants. Energy modernization, the replacement of HVAC systems, and the implementation of intelligent lighting solutions are not only environmentally responsible choices, but also effective ways to reduce operating costs. In an era of rising energy prices, high building efficiency has become one of the strongest arguments in lease negotiations.

Proven Effects of Modernization

Our long-term partner, the Apollo Rida fund, serves as a strong example of this approach, having successfully modernized the Jerozolimskie Business Park complex in Warsaw’s Ochota district, enhancing both the standard of the office space and the overall value of the investment. Confirmation of this achievement is the building’s BREEAM environmental certification awarded at the highest “Excellent” level.

Technology and Management as the Foundation of Success
However, the ultimate success of commercialization depends on how modern technologies support the day-to-day management of a building. Continuous monitoring and the utilization of underused space make it possible to respond to tenants’ needs before they become problems.

The combination of the traditional advantages of older buildings, such as often unrivalled locations, with a modern approach to technology and sustainability creates a new quality that attracts stable tenants,” says Włodzimierz Wiśniewski, Leasing Manager at BNM.

Investing in a building’s second life pays off not only through higher occupancy levels, but above all through the long-term protection of the value of the entire real estate portfolio.

Start with a commercial audit

Request a commercial potential audit for your building. We conduct a comprehensive analysis of the market, competition, and the property’s unique strengths to develop an effective commercialization strategy. We create a precise action plan, manage a professional leasing process based on proven methods, and provide support with space adaptation and legal services.