Research and reports
Research intelligence hub. We publish market analyses, reports and data that give you an advantage in negotiations.
Tenant Playbook: renegotiation, relocation and the stay vs go decision
An Excel tool that helps you work out in 20-30 minutes whether your situation calls for renegotiation, relocation or a stay vs go decision. Free download (in Polish).
Indexation vs. the market: why loyal tenants pay more than new neighbours
Compound interest can push your indexed rent above the rate offered to new tenants. The 20-year history of Warsaw rents and 3 things to check.
Parking in office buildings: analysis of 682 Class A buildings
9 buildings in 2025: how history came full circle
How to build a strong negotiating position for your office lease
Negotiating leverage is built before the talks on terms: a deliverable alternative, a timeline planned backwards and parallel rounds with several landlords.
There is no perfect office model: how to plan an office for hybrid work
Hybrid-work offices should be planned on data about how people actually work, not on the board’s beliefs. The commute, different employee groups and the office as an ongoing process.
Is your office wearing you down? A conversation with Agnieszka Wąsowska
The psychology of office space: the “average employee” trap, studying the office after a move and changes that cost nothing. Episode in Polish.
Warsaw is demolishing its office buildings. The list, and what it means for tenants
In six months the market lost 75,000 m² of office space, while new supply is at a record low. Thirteen buildings demolished, being demolished or slated for demolition, and three takeaways for tenants.
“Nobody ever got fired for buying IBM”
Choosing the biggest brand protects the decision-maker, but it buys peace of mind, not necessarily a better result. Two questions to ask before the pitch, and a way to measure the risk of a conflict of interest.
10 costs you should not be paying through your service charge
Upgrades, the landlord’s corporate costs, vacant space, agents’ commissions. Ten items to write into your lease as an exclusions list, and twelve clauses that make the list work.
How much are office service charges? Warsaw, Wrocław, Kraków 2026
The median advance is PLN 29.80/m² in Warsaw, PLN 25.00 in Wrocław and PLN 22.00 in Kraków. For 1,000 m² that comes to PLN 357,600 a year, close to 28% of the total office bill.
“For me, the traps are the things left unsaid” - Marika Skonieczna on office leases
A commercial property lawyer on what is missing from draft leases, which statutory exclusions slip through unnoticed and what really builds a tenant’s negotiating position. Episode in Polish.
Glossary: everything you need to know about leasing office space
Effective rent, indexation caps, make good, audit rights, GLA vs NLA. Dozens of terms from every stage of the leasing process, with practical context. Free PDF download (in Polish).
How to negotiate an office lease in 2026: a guide for tenants
Effective rent, HICP indexation, service charges, flexibility and security. What can realistically be negotiated, with current data for Warsaw, Wrocław and Kraków.
Empathy as a negotiating advantage: how to combine hardball with relationship building
Firmness and empathy are not opposites but two levels of the same conversation. The Dilts Pyramid model: where to be firm and where to be empathetic in lease negotiations.
Parking is not an add-on to your office, it is part of your relocation strategy
You cannot “buy in” a parking ratio at the end of negotiations. Why parking is an entry criterion when choosing an office, what a space costs and what can be negotiated.
Millions frozen in the ceiling. Why phase your fit-out budget?
Fitting out Grade A office space in Warsaw now costs up to EUR 1,300/m². How to spread the fit-out budget over time, improve liquidity and secure funds for a later refresh.
“Warsaw has history on every square metre”
A conversation with Łukasz Ostoja-Kasprzycki (PoWarszawsku) about the history of office Warsaw: Prudential, Intraco, Mordor and the future of offices. Episode in Polish.
“Your normal is not someone else’s normal”
Mariola Bitner on neurodiversity at work: self-awareness, barrier-free recruitment and an office that works for everyone. Episode in Polish.
Who really pays the office leasing advisor?
Is tenant advisory really “free”? How the fee model works, who actually bears the cost and when a tenant overpays.
When to start renegotiating your lease - how many months before expiry?
The golden rule: 12-24 months before the lease ends. See how the time left on your lease translates into your negotiating position.
Tenant representation vs. landlord's agent: who is really looking after your interests
Where the conflict of interest at full-service agencies comes from - and how to tell which side your advisor is on.
Renewing your lease? 5 things to check before you sign the extension
A new tenant next door may pay 20% less. Rent vs market, service charge, technical and functional audits, and competing offers - before you sign.
Building certificates: fashion or real savings?
Buildings with BREEAM or LEED certification have 13–20% lower operating costs. The CSRD Directive changes the rules of the game.
Map of Polish Class A office market in 2026
10.6 million m² in 913 buildings. Huge differences in vacancy rates and rental rates in Poland's largest cities.
Is the tenant market in Krakow ending?
Vacancy rates dropped from 17.2% to 15.5%. Demand exceeds supply in every quarter.
5 key risks in the office market in 2025
Hybrid work, fit-out costs, supply gap, ESG, macroeconomics - which risk matters most?
How ESG standards affect Polish offices
ESG standards are entering the game, and many companies are not even aware of this change.
Most popular office certificates in Poland - BREEAM certificate
BREEAM is becoming a key tool in assessing the environmental friendliness of construction projects.
Office Market Pulse - Warsaw office market summary 2023
Report covers 7.94 million m² of office space - 1.7 million m² more than competing reports.
ESG standards on the Polish office real estate market
Interview with Filip Sarzyński about the impact of ESG on operating costs and tenant preferences.
BREEAM, LEED and WELL - what do certificates say about a building?
Poland ranks at the top of the Central and Eastern Europe ranking with the most certified buildings.
Tenant Pulse
A monthly analysis of the office market: data, clauses to watch and what competitors are doing. One email a month. No spam.
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