The total office stock in Bratislava amounts to 1.75 million sqm. Of this, 22% comprises A+ standard offices, 38% A standard, and the remaining 40% B standard space.
According to the Bratislava Research Forum – comprising CBRE, Colliers International, Cushman & Wakefield, and iO Partners – the data is based on shared non-confidential information to ensure consistent, accurate, and transparent insights into the Bratislava office market.
No new office buildings were completed this quarter. However, two projects are scheduled for delivery in Q3: Dunaj (8,000 sqm) and Ganz House (10,300 sqm).
A major methodological change was introduced in Q4 2025 for assessing buildings with green certifications. Whereas previously all certified buildings were included regardless of whether the certification related to construction or operation, the current approach includes only those buildings whose certifications reflect actual operational performance. These certifications place emphasis on building management, efficient resource use, and long-term sustainability.
This methodological adjustment was implemented to provide the market with the most accurate and objective data possible, ensuring a clearer reflection of current office market conditions, particularly in the context of increasing ESG requirements.
Green Certified Buildings
In line with the change in methodology, a green building is now defined exclusively as a building whose operation is conducted in accordance with the principles of sustainability.
According to updated data, Bratislava currently has 691,000 sqm of office space holding a valid green or operational sustainability certification, representing 40% of the total office stock in the city. Compared to the previous methodology, the volume of certified green office space has decreased by approximately 160,000 sqm. At the same time, around 200,000 sqm of office space is currently undergoing assessment; if successfully certified, this could significantly increase the total volume of green space in the near future.
At present, Bratislava has 38 office buildings that hold one of the two internationally recognised certifications, BREEAM or LEED. Of the certified stock, 53% are BREEAM-certified and 47% LEED-certified.
The highest LEED Platinum rating has been achieved by Digital Park II+III, and Einpark Offices, with Einpark Offices also being the only building in Bratislava to hold the LEED Zero Carbon certification.
In terms of the distribution of office space across different submarkets of Bratislava, 36% of the total stock is located in the most attractive CBD area, followed by the Outer City with 20% and the City Centre with 19%
Office Market Transactions (Take-Up)
In the first quarter of 2026, leasing transactions reached 50,140 sqm.
The majority of leasing activity consisted of renegotiations, accounting for 50% of the total volume. New leases followed with a 42% share, and expansions accounted for 8%. There were no pre-lease transactions.
The majority of lease transactions were completed in class A buildings, accounting for 65%, followed by the buildings classified as A+ with 19% and around 16% were completed in class B buildings. This confirmed the interest in higher-standard buildings.
From a demand-source perspective, the IT sector dominated the market, accounting for 34% of total activity; the public sector recorded the second-largest share at 21%. The largest deal on the market was also recorded in the public sector and involved a new lease covering a total area of 9,426 sqm. The first quarter was characterised by the conclusion of several big transactions, but none as huge as the highest transactions in Q4 2025. Eleven of them exceeded 1,000 sqm, and 52% of these larger volumes consisted of new leases and lease expansions.
Office Vacancy
The office vacancy rate for the new methodology is 13.38%, representing 234,800 sqm out of the total stock of 1.75 million sqm. Quarter-on-quarter, vacancy declined by 71 basis points and year-on-year by 117 basis points, supported by strong demand over the past year and the fact that projects coming to market are largely pre-let.
Regarding vacancies in building classes, Class A+ recorded 7.72% vacancy, Class A 16.97%, and Class B 13.07%.
Prime Rent
Prime rent began to grow significantly from 2022, when demand was at above-average levels and construction material costs, and thus building and technology costs, as well as labour costs, were rising sharply.
Compared to the previous quarter, the prime rent increased to the level of €21.50 sqm/month. BRF expects further growth to continue through the year, driven also by the shortage of A+ space in prime locations and the overall low volume of space under construction.
