The office market in Warsaw is currently experiencing a period of stability in terms of supply and take-up. Recent data on overall tenant activity indicates that clients in the capital most often opt for signing new leases (including owner-occupied spaces, 50.5 percent), extensions and renegotiations (42.2 percent), and expansions (7.3 percent). Some companies consider multiple scenarios during relocation, including moving to another office district. Alternatively, leasing an office module in a logistics or distribution park could be an alternative option. This trend reflects the changing needs of businesses seeking more flexible location solutions that combine functionality with cost-effectiveness. Bartosz Oleksak, Associate Director, Office Department, AXI IMMO, discusses how, over recent years, warehouses’ offices have evolved from mere functional areas for logistics personnel to becoming fully-fledged office spaces capable of competing with traditional Class A office buildings.
Modernity and flexibility of office spaces in warehouses
Historically, warehouse offices were associated with modest, practical spaces, serving mainly as an adjunct to the larger storage areas. Previously, employees used basic social spaces with minimal office facilities, often located on mezzanines or in small, partitioned zones. However, over time, these proportions have shifted. Modern warehouse offices are undergoing a fundamental transformation – they offer contemporary, well-lit spaces that can be easily customised to meet tenant needs, where the social areas make up only a tiny fraction of the overall space. High-quality finishes, open-space layouts, and even showrooms are now all features that make warehouse offices increasingly popular.
The key advantage here is flexibility. Warehouse office spaces allow for the partitioning of smaller units compared to traditional office buildings, which is a significant benefit for companies with a more boutique character. Additionally, these offices are often located within specially designed office modules that are integral to the warehouse complex.
Prime location and easy access
Most modern warehouses with office spaces are situated near major transport hubs, providing excellent access for employees, suppliers, and business partners. Examples include office spaces located on the outskirts of Warsaw, near areas such as Okęcie or Żeran, which offer convenient public transport connections, including trams and buses. Such locations minimise the need to commute to the city centre, which is more convenient for employees and helps avoid congested traffic.
Bartosz Oleksak, Associate Director, Office Department, AXI IMMO, states: “Another benefit is the abundance of parking spaces, which distinguishes these locations from traditional office buildings in city centres, where parking costs are high and availability is often limited. In warehouses, even during peak hours, employees and visitors have guaranteed easy access to parking, which significantly enhances work comfort and is one of the main factors influencing the choice of this type of lease.”
High standards and competitive pricing
Modern warehouse offices can effectively compete with traditional office buildings in terms of quality. They are often equipped with automated lighting, air conditioning, and energy efficiency systems, enhancing work comfort while reducing operational costs. The available spaces can be flexibly arranged, allowing companies to tailor them to their needs – from open-space layouts and office setups to multimedia conference rooms, showrooms, and relaxation areas.
Bartosz Oleksak explains: “Clients will also find familiar features from traditional offices, such as suspended ceilings, raised floors for cable management, broadband internet access, and opening windows. The only limitation for tenants remains the fit-out budget they are willing to spend on office finishes. Given that the space in logistics centres or SBU (Small Business Units) warehouses is primarily designed for logistical or production purposes, few investors are willing to implement advanced building management systems, such as BMS.”
Another factor favouring warehouse offices is their competitive rent and service charge rates. Compared to Class A office buildings in city centres, warehouse office spaces are offered at lower prices, making them an attractive option for companies looking to optimise costs.
The lack of full infrastructure is not a problem
Warehouse offices are ideal for companies that value simplicity, cost-efficiency, and functionality. While they may lack the complete infrastructure typical of traditional office complexes, they offer many other advantages that can make them an appealing choice.
Bartosz Oleksak points out: “The lack of restaurants, canteens, or service points nearby presents an opportunity for a creative approach to social space. Companies can create social facilities, such as comfortable kitchens or cosy dining areas, tailored to employees’ needs. This approach allows for full control over the quality and arrangement of these spaces, fostering a unique organisational culture and team integration.”
The absence of fitness zones or gyms known from office buildings is compensated by features such as outdoor gyms, enhanced by green areas and relaxation zones adjacent to warehouses. These provide an excellent place for outdoor rest, which can positively impact employee well-being.
By choosing warehouse offices, companies gain flexibility, the ability to adapt spaces to their needs, and significant savings, allowing them to focus resources on business development. This is an excellent option for those prioritising efficiency and added value while maintaining simplified daily logistics.
Who might be interested in warehouse office space?
Warehouse office spaces can be an attractive option not only for production, logistics, or retail companies but also for e-commerce, tech companies involved in automation, equipment distributors, assembly and packaging businesses, and the creative and exhibition industries. This solution may also appeal to tech start-ups and service providers who need a combination of office and warehouse space, allowing for flexible logistics management and effective customer service.
These locations are particularly beneficial for companies looking to reduce operational costs, have specific logistical needs, and only require part of the infrastructure available in traditional office buildings. With the flexibility of space and the ability to combine office and warehouse functions, offices adjacent to warehouses are an attractive solution for various sectors of the economy.
Bartosz Oleksak concludes: “Warehouse offices present an interesting alternative to traditional office spaces, particularly for companies that value flexibility, lower costs, and proximity to logistics infrastructure. Modern warehouse office spaces no longer resemble the bare rooms of the past – they now offer high-quality finishes, customisable arrangements, and excellent locations. Despite certain limitations, such as the lack of comprehensive service infrastructure, warehouse offices are gaining popularity thanks to competitive pricing and modern solutions that enable efficient business operations.”
