Wrocław office market - July 2026
Wrocław, alongside Łódź, is now one of the most challenging markets for landlords. Vacancy near 21%, rents flat and almost no new supply. A short commentary on the data, with a full English transcript below the video.
Episode highlights
- Vacancy in Wrocław has climbed to almost 21% - the highest in years (from 16.8% in early 2023).
- 269k sqm is available immediately; the market is not absorbing supply despite no new projects.
- Average asking rent is €14.26/sqm and has been stuck in a €14.1-14.5 band for six quarters.
- District contrasts: Krzyki around 8% vacancy with rents above €16, while the city centre has 165k sqm vacant.
- Only 1,660 sqm is under construction (0.13% of stock) - the market will barely grow by end-2026. The best moment to renegotiate or relocate.
Transcript
Today we take a close look at the Wrocław office market, on the occasion of our latest report, which you will find at brookfield.pl. Let me start with the conclusion, because the main takeaway is single and fairly obvious: this is a tenant's market.
Wrocław, alongside Łódź, is today one of the most demanding markets from a landlord's perspective. Modern stock stands at 1.29 million square metres, with vacancy that has risen to almost 21% - the highest level in recent years. Space available immediately reaches 269 thousand square metres, and with supply under construction close to zero, these are conditions in which a well-prepared tenant dictates the structure of the deal.
Since the start of 2023, vacancy has grown from 16.8% to 20.8%, by four percentage points. Availability has stayed above a quarter of a million square metres for two years - the market is not absorbing existing supply despite the lack of new projects.
For comparison, in Warsaw vacancy is 8% and trending down. I hardly need to explain how vast that difference is.
Rents are held in check by supply. The average asking rate is €14.26 per square metre. Since 2023 it has risen by barely €1.2, and for six quarters it has been stuck in a narrow band of €14.1-14.5. High availability limits any room for landlords to raise rents.
Wrocław is a deep tenant's market with an enormous choice. The city centre alone has 165 thousand square metres of vacant space. Fabryczna sits in the middle at 19% vacancy, while Krzyki is just 8% - practically fully let, with the highest rents in the city, above €16.
And something unprecedented in the history of modern Wrocław: just 1,660 square metres are under construction - 0.13% of the stock. A single small project in the entire city. You could say that by the end of 2026 the market will barely grow at all. And what does that mean for tenants? In the segment of the best buildings, choice will narrow with every quarter.
This is the best moment in years to renegotiate or relocate. It is worth negotiating incentive packages above the market standard - rent-free periods or higher fit-out contributions. What you can realistically expect, I describe on the company blog at brookfield.pl.
That was the short version. You can download the full report on the Wrocław office market, district by district, at brookfield.pl. Thank you.
The full Wrocław report, district by district, with tables and recommendations.
See the Wrocław report