Colliers: 68% of Warsaw Office Buildings Now Include Retail and Service Premises

Modern office buildings in Warsaw are increasingly integrating retail and service functions, according to Colliers’ latest report “Shopping in the Office Building – Where Work Meets Lifestyle.” The study shows that 68% of office buildings now contain retail or service premises, with the total number rising to 384 in 2025—an 8% increase compared to 2023.

The total area of these premises has grown from 253,000 sq m in 2023 to 281,000 sq m in 2025. The average size of units also increased slightly from 212 sq m to 223 sq m. Despite this growth, vacancy rates have remained stable, indicating a balanced relationship between supply and demand. In 2025, around 180 units were vacant, equating to a vacancy rate of 14.26%, broadly unchanged from 2023.

Retail and Services

Ground-floor units dominate, with 87% of premises located at street level and 73% offering direct street access. Grocery stores continue to represent the largest retail segment (21%), followed by specialty food outlets (16%), where bakeries account for more than half of the category. Q-commerce services have also begun to appear in selected office locations.

Service premises are led by the health and beauty sector, which accounts for 168 outlets, or 43.3% of all service units. Educational tenants also remain present, with nurseries and kindergartens the most common, alongside a growing number of language schools.

Catering and Entertainment

Catering has expanded to 289 establishments in 2025, with cafés, restaurants, and bistros increasing their share, while traditional canteens declined. Colliers highlights that employees increasingly use these venues not only for meals but also for social and professional meetings.

Entertainment and leisure premises rose by 25% over the past two years. Fitness clubs dominate this category, accounting for nearly 70% of such spaces. Other uses include game rooms, museums, and nightclubs. Rooftop venues are also emerging as a distinctive trend, offering dining and entertainment with city views.

Vacancy Patterns

The highest number of vacant premises was recorded in Mokotów-Służewiec and the Central Business District. In contrast, vacancy levels were lowest in Ursynów, Wilanów, Jerozolimskie Dolne, and Centrum Wschodnie, where less than 5% of stock was available. Empty premises were found both in older properties over 20 years old (31%) and in newly completed projects still in the leasing phase (19%).

Broader Role of Office Buildings

Colliers concludes that Warsaw’s office buildings are evolving beyond their primary role as workplaces. By incorporating retail, services, catering, and leisure, they increasingly function as urban hubs that meet employees’ daily needs while also attracting customers from outside the workplace.