Thursday, 2 July 2026
Companies leasing office space in Prague are placing greater emphasis on location alongside building quality, according to the 2026 Trend Report published by the Czech Association for Real Estate Market Development (ARTN). Access to public transport, nearby amenities and the overall character of the surrounding district are becoming increasingly important as occupiers evaluate office space.
Although hybrid working remains common, offices continue to play an important role in corporate operations. As a result, tenants are increasingly looking for workplaces that support collaboration while offering convenient access to restaurants, retail, public spaces and other services that enhance the working environment.
Limited availability of new office space has reinforced the importance of location. Office development slowed in recent years as some developers shifted investment towards residential projects. However, the pipeline is beginning to recover.
According to ARTN, Prague completed only 26,600 sqm of office space during 2025. By the end of the first quarter of 2026, more than 313,000 sqm was under construction, with around two-thirds of that space already pre-leased. Major developments include new office schemes within the Smíchov City district, incorporating the future headquarters of Česká spořitelna and ČEZ.
Developers are also launching some speculative projects without pre-agreed tenants, reflecting growing confidence in future occupier demand. Current examples include the Hila and Orion office buildings in Brumlovka and the recently launched Sequoia project in Nové Roztyly.
Industry representatives believe that limited new supply may increasingly force companies to remain in older premises that no longer meet modern workplace requirements, encouraging renewed leasing activity as new developments become available.
The report also highlights a broader shift in office development towards mixed-use districts that combine workplaces with housing, retail, hospitality and public spaces. Former industrial sites such as Smíchov City and Masaryčka illustrate this approach, where office buildings form part of larger urban regeneration projects designed to create active neighbourhoods throughout the day.
This growing focus on location is also influencing rental levels. Prime office rents in Prague currently reach around €30 per sqm per month, while some upcoming city centre developments are expected to achieve rents of €32–35 per sqm per month, reflecting limited availability of new space in the most sought-after locations.
