Wola: Warsaw's new office leader
Warsaw has a new office-market leader - Wola. A short commentary on the differences between districts, rents and the strategy behind choosing a location. Full English transcript below the video.
Episode highlights
- Wola has overtaken Śródmieście and is now Warsaw's largest office market - the gap is small, but the direction is clear.
- Wola and Śródmieście: ~1.65M sqm each, 5-6% vacancy, high rents. Mokotów: 13.5% vacancy, the lowest rent at 14.73 EUR - the most tenant-friendly of the large markets.
- Wola holds as much space in 98 buildings as Śródmieście does in 147 - larger, flexible floors (~16,800 sqm vs 11,200 sqm). Śródmieście has the capital's highest rent, 22 EUR.
- About 70% of Warsaw's space under construction is being built in Wola (led by Towarowa 22) - today's tie will turn into a ~54k sqm lead.
- For tenants, choosing a district is choosing a strategy: Wola/Śródmieście (modern space, prestige) versus Mokotów (most vacant space, lowest rent, negotiating edge).
Transcript
Warsaw has a new office-market leader. After years of Śródmieście's dominance, Wola has taken the lead. The gap is small today - but the direction leaves no doubt. OfficeList Pulse data, as of 9 July 2026.
Three districts hold the largest stock - and they are three completely different markets. Wola and Śródmieście are practically a tie: around 1.65 million square metres each, 5 to 6 percent vacancy, high rents and a narrow room to negotiate. Mokotów is a different story: 13.5 percent vacancy and the lowest rent - 14.73 EUR. It is today the most tenant-friendly of the large markets.
There is an interesting detail here - not in the floor area, but in the number of buildings. Wola holds almost as much space as Śródmieście, but in 98 buildings instead of 147. The average office building in Wola is about 16,800 square metres; in Śródmieście, 11,200. These are modern towers with large, flexible floors. Śródmieście means smaller buildings and a prestigious address you pay for - 22 EUR per square metre, the highest rent in all of Warsaw.
And Wola's advantage will grow. Almost 70 percent of all space under construction in Warsaw is being built there - led by Towarowa 22. Śródmieście will gain practically one project, Mokotów none. Once these are delivered, today's tie will turn into a lead of around 54 thousand square metres.
What does this mean for a tenant? That choosing a district is now choosing a strategy. If you are after modern space and the prestige of the strict centre, your direction is Wola or Śródmieście: the large, flexible floors of Wola's towers on one side, the best address and the capital's highest rates on the other. But Mokotów stands in contrast - and it is the one playing on the tenant's side today: the most vacant space, the lowest rent of the three, and a real edge at the negotiating table. Because the number of square metres is only the start of the conversation - the rest is decided by where, and at what price.
You can download the full report on the Warsaw market - district by district - at brookfield.pl.
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