According to “Office Occupier – Office Market in Wrocław”, a report published by real estate advisory firm Newmark Polska, the first half of 2026 witnessed a slowdown in leasing activity in the Wrocław office market amid an almost complete freeze in new supply. Following the completion of two office projects in the first quarter, no new office buildings were under construction at the end of June. The vacancy rate, while still elevated, edged down by the end of the second quarter. The lack of new development is expected to gradually reduce available space; however, with nearly 295,000 sqm still vacant, the market rebalancing process is likely to be prolonged.
At the end of June 2026, Wrocław’s office stock stood at approximately 1.35 million sqm, having declined by 0.1% year-on-year. After no new office space was delivered in 2025, the first half of 2026 saw nearly 24,150 sqm of modern office space completed across two projects delivered in the first quarter: Swobodna SPOT (14,650 sqm in the Main Station/Powstańców Śląskich office zone) and The Park Wrocław II (9,500 sqm in the South office zone).
“With office availability in existing buildings remaining substantial and the Wrocław office market being relatively young – more than 60% of the city’s stock is less than 10 years old – development activity has gradually slowed. In 2026, Wrocław’s office development pipeline fell to zero for the first time on record. Given the lead times associated with office projects, no new office buildings are expected to be completed through the end of 2026 or for most of 2027. Consequently, tenants seeking readily available office space will have to choose from the existing stock over the coming quarters,” says Anna Domańska, Regional Director, Newmark Polska.
The first half of 2026 saw 45,000 sqm of lease transactions, representing a decline of more than 42% year-on-year and marking the second-lowest first-half result since 2015. Take-up was also approximately 27% below the 2015–2025 first-half average of 61,600 sqm.
“This performance should be viewed in the context of the exceptionally strong 2025, when annual take-up exceeded 179,600 sqm, driven by a particularly active second half in which more than 101,500 sqm was transacted. Looking ahead, occupier activity is expected to total approximately 70,000–80,000 sqm in the second half of 2026, broadly in line with the 2015–2024 second-half average. In January–June 2026, tenants remained firmly focused on the Legnicka/Strzegomska office zone, which accounted for 65% of total take-up,” says Maciej Moralewicz, Regional Director, Office Department, Newmark Polska.
Wrocław’s office leasing activity in the first half of 2026 was dominated by lease renegotiations, which accounted for 48% of all transactions. The remaining 52% came from new leases (44%), expansions (7%) and pre-lets (1%). Notably, business services and IT were the main drivers of office demand, together generating 69% of total take-up, with shares of 43% and 26% respectively.
At the end of June 2026, Wrocław’s vacancy rate stood at 21.8%, down 0.2 pp from the record level recorded in the first quarter of 2026, but up 1.3 pp year-on-year. The lack of new development is expected to put gradual downward pressure on the vacancy rate in the coming quarters, supporting the absorption of vacant space in existing office buildings. At the end of June, Wrocław had approx. 294,600 sqm of ready-to-occupy office space, with 75% of this total concentrated in the city’s three key office zones: Legnicka/Strzegomska, Main Station/Powstańców Śląskich and North/East.
“Notably, at the end of June, office buildings developed from 2015 onwards contained more than 146,000 sqm of vacant space, corresponding to a vacancy rate of 17.9%. Meanwhile, office availability in buildings completed in 2021–2026 exceeded 61,300 sqm, representing 27.3% of stock. Interestingly, despite significant unoccupied space in existing office buildings, only six properties offered modules of 5,000 sqm or more at the end of June. As a result, tenants seeking large office footprints are likely to face limited choice and may be more inclined to remain in their current locations,” says Agnieszka Giermakowska, Research & Advisory Director, ESG Lead, Newmark Polska.
Headline rents stood at €13.50–17.00 per sqm per month and are expected to hold firm over the coming quarters. With office availability still elevated, landlords continue to offer relatively generous incentive packages, particularly in older buildings or those with high vacancy rates. In addition, the lack of new office supply is likely to gradually strengthen the competitive position of well-located, highly efficient office buildings, while buildings with prolonged vacancies will require upgrades, improved energy performance, or more substantial repositioning.
