Looking for the ideal office, tenants consider a number of factors, including location and transport links, amenities such as access to restaurants and shops, availability of parking for employees and clients, as well as the standard of the buildings. However, the main factor that still determines the choice is price. That is why in this report we focus specifically on the aspects related to pricing, to provide a clearer picture of the market before a company decides on relocation.

How much office space is there in Warsaw?

The total office space in Warsaw, including class A, B, and C buildings, currently amounts to 9 001 146 m². The city’s office market resources, broken down by individual districts, are shown in the chart below.

Warsaw has several main office hubs. The first and largest is Śródmieście, with more than 2 million m² of space and an established CBD (Central Business District). The second most important hub is Wola, around Rondo Daszyńskiego. In recent years, this area has seen the development of the tallest, most modern office towers, and new urban projects such as Towarowa 22 and Noho are still underway. The third key area, still undergoing transformation, is Służewiec in Mokotów. Once oversaturated with office space, it has shifted in recent years toward a mixed-use character due to a significant increase in residential buildings. Other major office corridors in Warsaw include Aleje Jerozolimskie and Puławska Street, both lined with dozens of commercial buildings.

Among the city’s office stock, there is space available for lease. This month, the BNM database lists 786 983 m² of office space for rent in Warsaw. This includes traditional office floors in modern buildings, units in office tenement houses, as well as coworking spaces – move-in ready, usually furnished offices and larger office modules. Current office listings in Warsaw can be found here.

How much does it cost to rent an office in Warsaw?

The most popular buildings offering professional office space are almost exclusively class A and B. Rent levels in office buildings are updated regularly in our system, and the data shown in the chart is refreshed every month.

Average rent in class A office buildings in Warsaw: 16,44 €
Average rent in class B office buildings in Warsaw: 13 €

What are the current service charges per m² of office space?

Over the past few years, average service charges per m² have increased significantly and often now reach the level of rent itself. The rise has mainly been driven by sharp increases in energy costs and higher minimum wages. Therefore, when comparing office offers, it is important to take into account not only the rental rate but also the building’s operating costs. The current average service charges remain on an upward trend.

The Coworking Office Market in Warsaw

There are currently 113 professional coworking spaces in Warsaw, located mainly in the city center in Class A office buildings, although some projects can also be found in Wola and Mokotów. The total amount of coworking space in Warsaw currently stands at 238 987 m², which represents approximately 2,66 % of the modern office stock.

Companies interested in coworking space typically compare offers based on the price per workstation. This price includes rent, operating costs, as well as furniture and utilities necessary for running an office. At present, the most common monthly rate for a furnished workstation in central Warsaw averages between PLN 1500 and PLN 2000. In more affordable locations, such as Mokotów, rates can be as low as around PLN 1000 per workstation.

Which District of Warsaw Is Best for Renting Office Space for Your Company?

Expert commentary by Andrzej Chudecki, Leasing Director at BNM

Each district of Warsaw undoubtedly has its own unique advantages that attract thousands of companies and make it an ideal place to work. However, businesses most often choose office space in central Warsaw, typically understood as Śródmieście and the so-called “close Wola” area.

Śródmieście remains the capital’s most prestigious office location. It is home to the Central Business District (CBD), Warsaw’s key office and commercial zone, characterized by a high concentration of skyscrapers, international corporate headquarters, and institutional offices. The office stock in Śródmieście is highly diverse, ranging from top-tier Class A office developments and older office buildings that have become permanent features of the cityscape, to historic office townhouses – some of premium standard – as well as recently revitalized properties and mixed-use developments that are increasingly popular.

Companies choose Śródmieście primarily for its prestigious business address and unrivalled transport accessibility, including the intersection of two metro lines, Warsaw Central Railway Station, and an extensive tram and bus network. The district also stands out for its rich cultural, gastronomic, retail, and service offering. Among the most iconic office developments in Śródmieście are Varso Tower, Rondo 1, Q22, Widok Towers, and the Gdański Business Center complex, alongside successful revitalization projects such as Elektrownia Powiśle and Hala Koszyki.

The CBD also includes the so-called “close Wola” area, referring to the vicinity of Rondo ONZ and Rondo Daszyńskiego – currently the largest concentration of modern Class A office buildings in Warsaw. This location is extremely popular among businesses and is often referred to as the city’s new business hub. It is home to landmark office developments such as Warsaw Spire, Skyliner, Spark, and Warsaw Unit, as well as fashionable mixed-use destinations like Browary Warszawskie and Fabryka Norblina.

In recent years, Wola has seen the highest level of developer activity and a steadily growing number of new investments. A key driver behind the district’s dynamic growth was the construction of Warsaw’s second metro line. Many impressive office projects in this area are currently under construction or in the planning stage.

Mokotów ranks second in Warsaw in terms of office space supply. Within the district, the Służewiec area – particularly around Marynarska, Domaniewska, Postępu, and Cybernetyki streets – has the highest concentration of office buildings and large business complexes. Once Warsaw’s primary business district, Służewiec has lost some popularity in recent years to close Wola.

Nevertheless, the location offers significant advantages, including proximity to Chopin Airport, a wide selection of office space, and somewhat lower rental rates compared with the city centre. Thanks to transport infrastructure upgrades and the introduction of functions beyond office use, the Służewiec area is increasingly regaining its appeal.

A distinctive business corridor of the capital is formed by Aleje Jerozolimskie, along which many Warsaw office buildings are located. As one of the city’s main transport arteries, stretching through Śródmieście, Ochota, and Włochy, it provides convenient access to major road networks and public transportation, including rail connections, Warsaw West and Central railway stations, as well as buses and trams. The office market in this area is based largely on existing office buildings and business parks developed more than a decade ago, such as Jerozolimskie Business Park.

For companies seeking a more distinctive and atmospheric environment, Praga Północ and Praga Południe may offer an attractive alternative. While the supply of modern office space in these districts remains limited, developments such as Centrum Praskie Koneser, Bohema, and Praga306 deserve special attention, offering contemporary office space in a unique post-industrial Prague-style setting.

Office space is also available in Warsaw’s other districts, although supply is considerably smaller.

Would you like to learn more about current rental rates or receive tailored office leasing proposals in your city? Contact us today!

BNM – Real Estate Advisory
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