Parking in Office Buildings: Analysis of 682 Class A Buildings in Poland

Parking in office buildings is no longer an upgrade or a luxury: it is a deciding factor in location choice. An analysis of over 682 Class A buildings in eight of Poland's largest cities reveals dramatic variations in parking availability. This data has direct implications for companies seeking new office space.

Parking: a critical element in lease decisions

During conversations with clients representing tenants at Brookfield Partners, we consistently hear the same arguments. One business partner, a real estate manager at a major international corporation, put it plainly: “Parking is a key asset. It's a decisive factor.” Another, managing logistics operations, emphasised: “Parking is a critical element in the decision. Our current 300 spaces are still insufficient for our needs.”

These statements appear to echo the experiences of many companies in the Polish market. In an era when many people are returning to office work, parking availability has become more important than ever. It's no longer just about the number of employee vehicles: it's a matter of lack of alternatives for workers who cannot use public transport.

Impact of parking on employee decisions

For senior-level staff, parking is no longer a privilege: it is a precondition for accepting a job. Studies show that lack of parking access can be a reason to change employers, particularly in cities where public transport infrastructure is less developed or operates outside peak hours.

For companies with large vehicle fleets (transport firms, distributors, field service teams), the situation is even more constrained. Garage and parking space availability is declining, and rental prices for parking are rising. This directly impacts operating budgets and business profitability.

New buildings = fewer parking spaces

The data reveals an even more concerning trend. Buildings constructed before 2010 had a median of 1 parking space per 64 m² of office space. In buildings constructed after 2021, this ratio deteriorated dramatically to 1 space per 123 m² of space.

This shift results from several factors. First, rising land prices in city centres force developers to minimise underground space. Second, updated building codes and municipal parking regulations mandate a reduction in parking spaces. Third, the green building (ESG) narrative promotes limiting parking to encourage residents and workers to use public transport.

However, this strategy doesn't work equally for all. Companies that cannot afford to give up their vehicle fleet are forced to seek alternative solutions: renting external garages, multi-storey car parks, or dispersing teams across multiple locations.

Implications for office location selection

When planning a new office, tenant advisors must consider parking as a decision-making element on a par with price, location or building condition. We strongly recommend:

1. Conduct a parking needs audit. How many employees will drive? What's the need for guest, client and specialist parking? What's the average duration cars remain parked?

2. Analyse the availability of alternatives. Are public parking facilities available nearby? What are their prices and availability? Is public transport a viable alternative?

3. Negotiate lease terms. The number of parking spaces should be specified in the lease, including their cost. Lack of clarity can lead to disputes and unexpected expenses.

A shifting paradigm

We're witnessing a paradigm shift in the office real estate industry. While parking was once an add-on, it is now an element defining an office building's attractiveness. Companies with access to sufficient parking gain a significant competitive advantage in talent recruitment and retention.

Therefore, when seeking a new office location, never underestimate parking issues. It's not a technical detail: it's a strategic element affecting your company's ability to function and attract top talent.