Tenant advisor for office space in Kraków
We negotiate leases for tenants only
Let’s talk about your officeKraków is still a tenant’s market: an 18.97% vacancy rate and an average asking rent of €14.38/m². Yet available space has been shrinking for seven consecutive quarters, and in the City Centre only 8.6% remains vacant. There is still plenty of room to negotiate, but it is narrowing.
We negotiate for tenants only, never for building owners. We know the Kraków market from two angles: we have an office here at Lubomirskiego 20, and every month we track vacancy and rents across 210 local buildings for our reports.
The Kraków office market in numbers
Vacancy rate, down 0.9 percentage points year on year
Average asking rent per m² per month
Space available immediately
Sublease space, on top of official vacancy
Report: Kraków office market, August 2026
The figures above come from our monthly monitoring of 210 Class A and B buildings in Kraków, as at 31 July 2026. The report breaks down rents and vacancy by district and includes a list of sublease space and the schedule of new supply.
View the reportFour districts, four different markets
The spread in availability here is the widest in Poland. With 8.6% vacancy, the City Centre is already a landlord’s market, while in the North-West more than a third of space stands empty. The same company will pay either €13.08 or €16.44/m² in Kraków, depending on where it sets up.
| District | Stock (m²) | Vacancy | Sublease (m²) | Rent (€/m²) | Service charge (PLN/m²) |
|---|---|---|---|---|---|
| South | 714,329 | 17.71% | 9,379 | 14.00 | 22.00 |
| City Centre | 529,751 | 8.60% | 15,489 | 16.44 | 23.33 |
| North-East | 287,140 | 25.36% | 1,971 | 14.33 | 20.50 |
| North-West | 261,014 | 36.44% | - | 13.08 | 21.50 |
Rent comes with service charges, with a median of PLN 22.00/m², equivalent to roughly €5.2. The asking rate on its own says little, however: after rent-free periods and the landlord’s fit-out contribution, the real cost on a five-year lease is typically 15-25% lower. In buildings where more than 25% of space is vacant, incentives can go beyond the market standard.
What we do for tenants in Kraków
Strategy
We establish how much space you really need and how your team works. We check employee commutes to every location under consideration.
Shortlist
We select buildings from our monitoring of 210 Kraków addresses, including sublease space that does not appear in public listings.
Negotiations
We run the stay and move scenarios in parallel. Competition between options is what genuinely lowers the rent and extends the incentive package.
Design and fit-out
Our design studio prepares the space plan and visualisations, and we then manage the fit-out with full control of budget and schedule.
Support during the lease
Renegotiations, space optimisation and subletting of unused space. We stay with our clients through subsequent lease cycles.
The full scope is described on our services page, and we also handle lease renegotiations and office relocations as separate services.
What our Kraków clients say
“We found Brookfield Partners to be very experienced and capable in the search for possible options and lease cost reduction negotiations with prospective landlords.”
“The firm demonstrated professionalism, market knowledge and expertise, and its advisors acted in a focused and effective way.”
“Brookfield Partners conducted well-prepared negotiations, which enabled us to lease space at a very reasonable price.”
Our other reference letters, including those from clients in other cities, are collected on the testimonials page.
We are in Kraków every day
We do not cover Kraków remotely from Warsaw. Our office is in Unity Tower at ul. Lubomirskiego 20, ten minutes from Kraków Główny, the main railway station. We schedule meetings in advance, but for a building viewing or a discussion of an offer we are available the same day. Our Kraków projects are led by, among others, Mateusz Grochowski, and you can meet the whole team on our about us page.
This is also where we meet the industry. As part of The Office Community we organise The Office Event, a series of meetings for people responsible for offices, along with small-group workshops and a podcast about workspaces. One edition took place in Kraków, in a hangar of the Polish Aviation Museum (Muzeum Lotnictwa Polskiego).
Beyond Kraków, we operate in all of Poland’s major cities. We publish data for other markets in our Warsaw and Wrocław reports, and you will find current indicators in Office Pulse.
Looking for an office in Kraków, or is your lease coming to an end?
Tell us a little about your situation and we will come back to you with concrete insight from the Kraków market.