In the first half of 2026, the Warsaw market lost 13 buildings and around 75,000 m² of office space, while almost nothing new is being added. Even relatively young buildings are being demolished: the youngest on the list is 20 years old. Large office buildings in the centre are being replaced by new towers, while in Służewiec housing is going up. Before signing or renewing a lease, it pays to check the landlord's plans for the building.
Update, 2 October 2026: Konstruktorska 4 will not be demolished after all. The owner has started marketing it to tenants, with 1,000 to 21,000 m² on offer at rents from EUR 16.5/m² (OfficeList data, 2.10.2026). We have updated the text, the table and the charts.
When writing this piece, we wanted to link every building to its listing in our OfficeList database. For some, that was not possible. Ilmet, Curtis Plaza, Atrium International and Pekao Tower are no longer listed there, because there is nothing left in them to lease.
The youngest building on this list is twenty years old. Until recently, the list also included Konstruktorska 4, completed in 2015 as the headquarters of a single tenant. In September 2025, the owner applied to demolish its above-ground section to make way for around 250 apartments, even though the building was fully let. In early October 2026, the demolition plan was dropped and the building returned to the leasing market.
How much space has been lost
In the first half of 2026, 13 buildings with a combined area of around 75,000 m² were withdrawn from the Warsaw market: six in the first quarter and seven in the second. Not a single new office building was completed in Warsaw in the second quarter. The city's modern office stock fell to around 6.23 million m². According to PKO BP, 2025 was the first year in the history of the Polish market in which office stock shrank, by 118,000 m².
There is almost no new supply to offset this. PKO BP forecasts around 140,000 m² for the whole of Poland in 2026, a record low.
Buildings demolished, being demolished or slated for demolition
| Building | Year built | Area | Status | Replacement |
|---|---|---|---|---|
| Atrium International, al. Jana Pawła II 23 | 1995 | 11,100 m² | demolished in 2023 | Upper One, 131.5 m, offices and hotel |
| Curtis Plaza, Wołoska 18 | 1992 | c. 13,000 m² | demolished | StudentSpace student residence, c. 500 beds |
| Universal, al. Jerozolimskie 44 | 1965 | n/a | demolished in 2016-2017 | Widok Towers |
| Empark, 4 of 9 buildings | 1990s | n/a | demolished | Modern Mokotów residential scheme, c. 1,600 apartments on completion |
| Intraco, Stawki 2 | 1975 | n/a | demolition under way | new PHN tower, 107 m, c. 27,600 m², 2030 |
| Ilmet, al. Jana Pawła II 15 | 1997 | 32,500 m² | demolition under way | Warsaw One, 188 m |
| Saski Point, Marszałkowska 111 | 1999 | 8,300 m² | demolition since August 2026 | apartment building, 48 units |
| Prosta 69 | 1997 | n/a | demolition since February 2026 | LightOn, c. 23,600 m², Q1 2029 |
| Bliski Centrum, Żurawia 8 | 2000 | n/a | building permit granted, demolition in autumn 2026 | apartment building, 69 units |
| Pekao Tower, Grzybowska 53/57 | 1993 | n/a | demolition application, January 2026 | new office building up to 90 m |
| Empark: Saturn, Sirius, Orion | 1990s | n/a | demolition permits, October 2025 | further phases of Modern Mokotów |
| K4 (Multimedialny Dom Plusa), Konstruktorska 4 | 2015 | 22,700 m² | demolition cancelled, available to let since October 2026 | remains an office building, 1,000-21,000 m² to let from EUR 16.5/m² |
| Trinity One, Domaniewska 52 | 2006 | 19,800 m² | application under lex deweloper (the Polish fast-track housing act) | residential scheme, c. 400 apartments |
As at 2 October 2026. Projects in Służewiec pursued under lex deweloper require a resolution of the Warsaw City Council, so the number of apartments may still change.
Beyond this list, further applications are in the pipeline. At the junction of Marynarska and Wynalazek streets, a developer wants to demolish five office buildings and a warehouse, including Marynarska Passage and Wynalazek Tower, to make way for a residential scheme of around 529 apartments. Similar plans concern Postępu 12 (80 apartments), Postępu 2 (420) and Obrzeżna 7 (118). In Praga-Południe, Ostrobramska 79 is set to make way for a new office building.
A clear pattern emerges from this list. Large office buildings in the centre and in Wola, namely Intraco, Ilmet, Pekao Tower and Prosta 69, are being replaced by new, taller office buildings. Smaller buildings in Śródmieście, such as Saski Point and Bliski Centrum, are giving way to apartment buildings. In Służewiec, almost everything is going to housing.
Why buildings that are still standing are being torn down
Age does little to explain it. Trinity One is twenty years old, Bliski Centrum twenty-six.
Jarosław Jędrzyński of RynekPierwotny.pl points out that the mere technical feasibility of converting an office building into housing counts for little: “What matters is how much residential floor space can be efficiently achieved in it, and at what cost.” Office buildings have deep floor plates and extensive circulation space, and the building services have to be replaced almost entirely, so building from scratch often works out cheaper. That was the case with Saski Point. The new owner planned to convert it into apartments but, after assessing its technical condition, concluded that the plan made no economic sense.
Konstruktorska 4 shows that this calculation can also go the other way. A year ago, the owner justified the demolition plan by arguing that the building had been designed for a single occupier and could not be adapted to provide the kind of lettable space tenants look for today. In October 2026, the same building is on the market from 1,000 m².
In Służewiec, add a vacancy rate of around 17 per cent and the price of residential land. A plot there is now worth more than the office building that stands on it.
What this means when choosing an office
Tenants are usually the last to learn of a landlord's plans, even though the warning signs appear much earlier: a change of ownership, rising vacancy, neighbouring tenants whose leases are not being renewed, no investment in common areas. Some of the information is public. Building permit applications can be checked using the search tool of GUNB (the Polish building control authority), and the city announces consultations on lex deweloper projects in advance. If an application to build a housing scheme appears for the plot your office building stands on, you have your answer before you hear it from the property manager.
Before renewing a lease, it is also worth asking the landlord directly about their plans for the property and writing the answer into the lease. If the building is due to disappear during your lease or shortly after it ends, you will move out earlier than you planned, pay for a new fit-out and negotiate under time pressure.
Choice is shrinking too. The average vacancy rate in Warsaw is 8.5 per cent, but in the centre it is just 4.8. Anyone looking for an office in the centre has far less to choose from than the average suggests, and space there will disappear faster than new space is added. If you are relocating within the centre, it is better to start talks earlier than usual. I explain how much time this realistically takes in my article on when to start renegotiating your lease.
Sources: PropertyNews, 26.09.2026 · PropertyNews, 13.09.2026 · PropertyNews, 31.08.2026 · PropertyDesign, 18.03.2026 · Bankier / PKO BP, 17.04.2026 · Murator Plus, 15.09.2025
