Rents: €14.26/sqm kept in check by supply
The average asking rent for available space has risen by €1.2/sqm since early 2023, but for six quarters it has stayed within a narrow €14.1-14.5 band. High availability effectively caps upward pressure. The top segment is €16-20/sqm.
Highest asking rents
| Building | €/sqm | Vacancy | Available sqm |
|---|
| Plac Wolności 4 | 19.90 | 19.2% | 250 |
| Wielka 27 / Artefakt | 16.50 | 33.0% | 3,000 |
| Infinity | 16.25 | 10.3% | 1,921 |
| Brama Oławska | 16.00 | 35.1% | 4,206 |
| Twelve | 16.00 | 24.3% | 371 |
The spread within the city reaches 1.6x - from about €12.50/sqm in Psie Pole to about €20/sqm at boutique Old Town addresses. The median service charge (25.00 PLN/sqm) adds about €5.9/sqm to occupancy cost - the gross cost remains clearly lower than in Warsaw (€17.17 + 29.05 PLN).
Brookfield Partners perspective. The asking rent is only a starting point. The effective rent (NER) - after rent-free periods, fit-out contributions and other incentives - is in Wrocław typically from low-teens to over twenty percent below headline figures on a 5-year lease. In buildings with availability above 25%, incentives regularly exceed the market standard.
Vacancy and availability: persistently high vacancy
Ready-to-occupy space is 269k sqm - 9k more than a year ago and 53k more than in early 2023. Vacancy has exceeded 20% and is among the highest of Polish cities.
Largest concentrations of vacant space
| Building | Location | Class | Rent | Vacant sqm |
|---|
| Dominikański A/B | Stare Miasto | A | €14.75 | 15,866 |
| Centrum Orląt | Stare Miasto | B | €13.50 | 13,827 |
| Bema Plaza | Stare Miasto | B | €13.50 | 11,454 |
| Quorum A | Szczepin | A | €15.30 | 11,251 |
| Grunwaldzki Center | Śródmieście | A | €13.50 | 9,914 |
On top of that, 11.3k sqm is available for sublease (outside official vacancy) - in Szczepin, the Centre and Krzyki. Sublease is often 20-40% cheaper than direct leasing, and in the tight Krzyki district it is one of the few quick ways into the area.
Brookfield Partners perspective. Real supply for a tenant = vacancy + sublease + move-outs within a 12-month horizon. Measured this way, availability exceeds 280k sqm.
Districts: two speeds of one city
Three districts - Centrum, Fabryczna and Krzyki - hold 90% of the stock. But they are two different markets: in the Centre and Szczepin vacancy reaches 28% with a huge choice, while Krzyki (8.1%) and Psie Pole (4.0%) are almost fully let.
Wrocław office market by district (as of 07.2026)
| District | Buildings | Stock (sqm) | Vacancy | Vacancy (sqm) | Sublease (sqm) | Rent (€/sqm) | Service (PLN) |
|---|
| Centrum | 69 | 598,049 | 27.64% | 165,285 | 3,810 | 14.28 | 25.00 |
| Fabryczna | 30 | 314,134 | 19.35% | 60,775 | — | 13.68 | 26.69 |
| Krzyki | 22 | 251,282 | 8.05% | 20,228 | 2,610 | 16.14 | 21.23 |
| Szczepin | 5 | 70,705 | 28.02% | 19,812 | 4,916 | 14.90 | 23.00 |
| Psie Pole | 5 | 54,244 | 4.02% | 2,180 | — | 12.54 | 19.00 |
The Centre combines the largest stock with the widest choice: 165k sqm of vacant space is more than the entire stock of many regional cities. The highest rents are in Krzyki - a result of low availability and new stock (Swobodna SPOT).
Supply and outlook: 0.13% of stock under construction
Development activity has practically stopped: a single small building of 1,660 sqm is under construction against 1.29M sqm of stock. Developers are waiting for the surplus to be absorbed - the market will barely grow before the end of 2026.
Under construction
| Building | Location | sqm | Delivery |
|---|
| Pasaż Porto R | Stare Miasto · B | 1,660 | Q4 2026 |
Recently delivered
| Building | Location | sqm | Year |
|---|
| Pasaż Victoria | Stare Miasto · B | 780 | 2026 |
| Swobodna SPOT Bldg A | Krzyki · A | 14,556 | 2025 |
Quarterly indicators
| Indicator | 2024 Q4 | 2025 Q1 | 2025 Q2 | 2025 Q3 | 2025 Q4 | 2026 Q1 | 2026 Q2 | Today |
|---|
| Availability (sqm) | 257,305 | 253,462 | 259,710 | 263,997 | 267,182 | 281,875 | 268,775 | 268,280 |
| Vacancy | 19.03% | 18.73% | 19.19% | 19.59% | 19.83% | 20.48% | 20.86% | 20.82% |
| Rent (€/sqm) | 14.20 | 14.51 | 14.06 | 14.12 | 14.23 | 14.31 | 14.39 | 14.26 |
Brookfield Partners perspective (H2 2026). We expect high availability to persist and landlords to keep competing with incentive packages, especially in the Centre. At the same time, choice in the new Class A segment will narrow each quarter. For tenants 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 131 modern office buildings (Class A and B) in Wrocław; as of 03.07.2026. 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.
