The Kraków office market in the first half of 2026 was shaped by lower occupier activity and limited new supply. Gross take-up totalled 73,000 sqm, representing a 58% year-on-year decline, while net take-up reached 36,000 sqm, down 27% y-o-y. According to AXI IMMO’s latest report, Office Market in Kraków H1 2026, the market is becoming increasingly polarised, with centrally located office buildings strengthening their competitive advantage over schemes in non-central locations.
Manufacturing companies accounted for the largest share of demand at 31%, followed by the financial sector (20%) and IT companies (15%). Occupiers focused primarily on modern office space offering high-quality specifications, convenient access to amenities and strong public transport connectivity.
The largest lease transaction recorded in H1 2026 was a new agreement signed by Brown Brothers Harriman for 13,700 sqm at WITA C. Other major transactions included Akamai’s lease renewal at Vinci Office Centre (5,400 sqm) and PepsiCo’s lease renewal combined with expansion at Brain Park A (5,400 sqm).
Karolina Słysz, Head of Regional Markets, Office, AXI IMMO, comments: “The decline in take-up in H1 2026 compared with the same period of the previous year was inevitable, given the exceptionally high base, and the market was unable to sustain that pace of activity. Despite lower occupier activity, Kraków remains the largest and most developed office market among Poland’s regional cities, while demand for modern office space in central locations continues to be strong”.
At the end of June 2026, Kraków’s total modern office stock stood at 1.87 million sqm, maintaining its position as the largest regional office market in Poland. During the first six months of the year, developers delivered nearly 34,000 sqm of new office space, including two office buildings within Echo Investment’s mixed-use WITA development and Fabryczna Office Park B7, completed by Inter-Bud.
Development activity remains subdued. At the end of H1 2026, approximately 37,000 sqm of office space was under construction, representing a 45% decrease year on year. The largest project underway is Tischnera Green Park 1, while other schemes include Soneta and the refurbishment of Loft Park B.
With occupier activity remaining below previous levels, vacancy continues to rise. At the end of H1 2026, the average vacancy rate in Kraków stood at 19.0%, up 1.7 percentage points year on year. The disparity between locations remains significant. The vacancy rate in the City Centre stood at 10.3%, compared with 21.9% in non-central zones, highlighting a widening divide within the market.
Elżbieta Golik, Associate Director, Office, AXI IMMO, comments: “The polarisation of Kraków’s office market is becoming increasingly evident. Buildings located in the city centre, offering convenient access to a broad range of amenities and public transport, are proving significantly more attractive to occupiers than properties located outside the city’s main business zones”.
Growing competition between office schemes has not yet materially affected rental levels. At the end of June 2026, asking rents in Kraków ranged between €10.00 and €19.00 per sqm per month, depending on location and building standard. The highest rents were recorded in the City Centre and in selected non-central buildings distinguished by the quality of their offering.
