Rents: €14.38/sqm - rates flat, incentives in play
The average asking rent for available space has risen by €0.9/sqm since early 2023, but for seven quarters it has stayed within a €14.3-14.5 band. Year on year the rate is practically unchanged - market pressure shows in incentive packages, not in headline rents. The top segment is €17-20/sqm.
Highest asking rents
| Building | €/sqm | Vacancy | Available sqm |
|---|
| Fabryczna Office Park - B7 | 19.40 | 100.0% | 7,716 |
| Tischnera Green Park | 18.00 | under constr. | 24,000 |
| Fabryczna Office Park - B4 | 17.90 | 1.5% | 166 |
| Benaco | 17.80 | 27.6% | 889 |
| CB Lubicz I | 17.50 | 17.8% | 3,454 |
| CB Lubicz II | 17.50 | 13.3% | 782 |
The spread of average rents between submarkets reaches 26% - from €13.08/sqm in the North-West to €16.44/sqm in the City Centre. The median service charge (22.00 PLN/sqm) adds about €5.2/sqm to occupancy cost - the gross cost still remains clearly lower than in Warsaw.
Brookfield Partners perspective. The asking rent is only a starting point. With vacancy near 19%, the effective rent (NER) - after rent-free periods, fit-out contributions and other incentives - is in Kraków typically 15-25% below headline figures on a 5-year lease. In buildings with availability above 25%, incentives regularly exceed the market standard.
Vacancy and availability: the surplus melts slowly
Ready-to-occupy space is 340k sqm - 32k less than at the early-2024 peak. Vacancy has dropped below 19% (the lowest in three years), but the decline is highly uneven geographically.
Largest concentrations of vacant space
| Building | Submarket | Class | Rent | Vacant sqm |
|---|
| KREO | South | A | €14.50 | 13,733 |
| Rondo Business Park | North-East | B | €13.80 | 12,627 |
| Eximius Park 400 | North-West | B | €11.50 | 10,500 |
| Enterprise Park | South | A | €14.25 | 9,971 |
| Quattro Business Park A | North-East | A | €14.50 | 9,910 |
On top of that, 26.8k sqm of sublease space (outside official vacancy) is concentrated in the City Centre - 15.5k sqm in a submarket with only 8.6% vacancy. Sublease is often 20-40% cheaper than direct leasing, and in central Kraków it is often the only route to attractive addresses.
Brookfield Partners perspective. Real supply for a tenant = vacancy + sublease + move-outs within a 12-month horizon. Measured this way, availability reaches 367k sqm, about 8% more than the official rate.
Submarkets: four submarkets, four speeds
Two submarkets - South and the City Centre - hold 69% of the stock. The spread of availability is the widest in Poland: from 8.6% in the City Centre, already a landlord market, to 36.4% in the North-West, where more than a third of space is vacant.
Kraków office market by submarket (as of 08.2026)
| Submarket | Buildings | Stock (sqm) | Vacancy | Vacancy (sqm) | Sublease (sqm) | Rent (€/sqm) | Service (PLN) |
|---|
| South | 84 | 714,329 | 17.71% | 126,524 | 9,379 | 14.00 | 22.00 |
| City Centre | 58 | 529,751 | 8.60% | 45,540 | 15,489 | 16.44 | 23.33 |
| North-East | 37 | 287,140 | 25.36% | 72,808 | 1,971 | 14.33 | 20.50 |
| North-West | 31 | 261,014 | 36.44% | 95,112 | — | 13.08 | 21.50 |
The City Centre posts the highest rents (€16.44/sqm) at the lowest availability - landlord pressure is at work there. The North-West and North-East together hold 168k sqm of vacant space in business parks - the deepest negotiating field in the country. The Centre low vacancy is partly offset by record sublease (15.5k sqm).
Supply and outlook: 1.9% of stock under construction
Development activity remains low but has not stopped: 33.7k sqm is under construction against 1.79M sqm of stock - all three projects in the South. In 2026, 34k sqm has already been delivered (WITA, Fabryczna B7) - the most in years. The City Centre and the north of the city will not grow before at least 2028.
Under construction
| Building | Location | sqm | Delivery |
|---|
| Tischnera Green Park | South · A | 24,000 | 2026/27 |
| Soneta | South · A | 8,670 | 2027 |
| Schindler Office | South · A | 1,000 | 07.2026 |
Recently delivered
| Building | Location | sqm | Year |
|---|
| WITA | City Centre · A | 26,700 | 2026 |
| Fabryczna OP - B7 | City Centre · A | 7,716 | 2026 |
| Stella Office | North-West · A | 7,700 | 2025 |
Quarterly indicators
| Indicator | 2024 Q4 | 2025 Q1 | 2025 Q2 | 2025 Q3 | 2025 Q4 | 2026 Q1 | 2026 Q2 | Today |
|---|
| Availability (sqm) | 351,341 | 341,731 | 344,493 | 340,029 | 339,098 | 334,805 | 336,696 | 339,984 |
| Vacancy | 20.59% | 19.99% | 19.89% | 19.71% | 19.74% | 19.27% | 19.01% | 18.97% |
| Rent (€/sqm) | 14.26 | 14.33 | 14.39 | 14.38 | 14.42 | 14.51 | 14.33 | 14.38 |
Brookfield Partners perspective (H2 2026). We expect vacancy to keep falling slowly with stable headline rents. Landlord competition is moving to incentives, especially in the north of the city. For tenants with leases up to 2028 we recommend running renegotiation and a relocation scenario in parallel - competing options is the most effective lever to lower effective cost.
Methodology
The report is based on OfficeList Pulse data - Brookfield Partners' proprietary analytics platform monitoring 210 modern office buildings (Class A and B) in Kraków; as of 31.07.2026. Rents: average asking rates weighted for available space; service charges: median of quoted advances. This material is for information only and does not constitute an offer within the meaning of the law; we recommend preceding any lease decision with an individual analysis.
