Companies are returning to offices, but under new rules. There is one clear trend

The office market in Poland is clearly changing. And not only in the capital – the new approach can also be seen on regional markets. Companies still need work space, but their expectations are completely different today than they were just a few years ago. The office is supposed to be not only a place where you can come with a laptop, but also a space conducive to cooperation, meetings, building relationships and the company’s image.

According to the BNP Paribas Real Estate Poland report “Review. Offices in regional cities in Poland in the second quarter of 2026”, in the second quarter of 2026, companies rented 187.5 thousand sq m outside Warsaw. m2 of office space. That’s as much as 56.5 percent. more than in the previous quarter. Although the result was 13.1 percent lower than a year earlier, a sharp improvement compared to the beginning of the year shows that interest in offices is starting to grow.

The office has new roles to fulfill today

However, the return of some employees to offices does not mean recreating the pre-pandemic model. The hybrid way of working has changed the way we think about office space for good.

– It’s no longer just about a place to perform duties, but about a space that helps people cooperate, develop and build relationships. Especially in industries based on knowledge, experience and responsibility – such as the construction or engineering sector – the company’s headquarters may be one of the elements of building a competitive advantage – notes Mateusz Durski, Vice-President of the Management Board of Lafrentz.

According to data from BNP Paribas Real Estate Poland, new contracts accounted for 45.2% in the second quarter. leased space, and renegotiation for 42.5 percent. Companies from the IT sector were particularly active, accounting for approximately one quarter of the leased space.

– Not only the size of the transactions concluded, but also their structure indicates an improvement in the economic situation. The high share of new contracts shows that tenants are actively adapting their offices to the current organizational needs, hybrid work model and employee expectations – comments Ewa Nicewicz, Senior Consultant, Office Space Rental Department, BNP Paribas Real Estate Poland.

Tenants choose the best buildings

Quality is therefore becoming more important. Companies are increasingly paying attention to modern, energy-efficient facilities, well located and connected to the rest of the city. ESG-related solutions, the technical standard of the building and the costs of its use are also important.

This is a trend known as “flight to quality”. In practice, it means that tenants are ready to move to better facilities, even if the market still has a large number of vacant spaces. Therefore, older buildings increasingly have to compete not only in terms of rent, but above all in terms of standard.

– The limited scale of new projects and the selectivity of tenants will support further differentiation of the market. The best-positioned, modern buildings should maintain a competitive advantage, while older facilities will increasingly feel the modernization pressure – adds Ewa Nicewicz.

However, the small number of new investments remains a problem for the market. In the second quarter, only 26.6 thousand were transferred to regional resources. sq m of modern office space, almost exclusively in Krakow. The total resources of the eight regional cities amount to 6.76 million square meters.

Offices as “new” business cards of companies

The change in approach to offices does not only concern employees themselves. The registered office is increasingly important in contacts with customers and business partners. In industries where experience, credibility and long-term relationships are important, space can be one of the elements of building the company’s image.

Employees are also paying more attention to where they spend part of their day. Ergonomics, technology, meeting rooms, rest areas and good location are no longer accessories. They become part of the employer’s offer, especially in companies competing for highly qualified specialists.

– It is a place for meetings, workshops and presentations, but also a showcase of the organization showing the standard of work, management culture and approach to technology. In times of growing requirements regarding quality, safety and business responsibility, the company’s environment is increasingly becoming part of its reputation, says Mateusz Durski.

The market is recovering, but the bar is rising

At the end of June, the average vacancy rate in regional markets was 17.3%, and the immediately available space amounted to 1.17 million sq m. The most vacant space was in Katowice and Wrocław, the least in Szczecin.

With increasing tenant activity and a limited number of new investments, the situation may gradually improve. However, this does not mean a return to the market from a few years ago. Companies want offices, but more and more often they choose them according to completely different criteria.

– The return of employees to offices and the consolidation of the hybrid model support the demand for spaces that offer flexibility, high technical standards and good user experience. It is these elements that increasingly determine the choice of building – comments Karolina Ukalska, Consultant, Office Space Rental Department of BNP Paribas Real Estate Poland.

The best located and modern buildings can benefit from this. For older facilities, this means increasing pressure for modernization. Therefore, the office is not disappearing from the market – it simply has to be much more deserving today so that employees and companies want to use it.