Wednesday, 24 June 2026
Office locations near several Prague metro stations are experiencing some of the lowest vacancy rates in the city, reflecting continued tenant demand for well-connected office space, according to new research from Colliers.
The analysis found that areas around the Prague Metro stations Invalidovna, Hlavní nádraží and Flora currently have vacancy rates of approximately 1 percent, making them among the tightest office markets in the Czech capital.
Other locations with limited availability include Radlická, Náměstí Republiky, Křižíkova and Nádraží Holešovice, where vacancy rates are close to 2 percent. Vacancy levels around Vltavská, Vysočanská, Florenc and Pražského povstání remain near 3 percent.
The overall vacancy rate in Prague’s office market has fallen below 6 percent in 2026, although significant differences remain between districts. In prime AAA-rated buildings in the city centre, vacancy stands at just 2.3 percent, while the district of Karlín reports a rate of 2.7 percent. Brumlovka and Pankrác remain relatively tight markets with vacancy rates of 4.8 percent and 5.2 percent respectively.
In contrast, several peripheral office locations continue to record higher levels of available space. The area around Želivského has the highest vacancy rate at 28 percent, followed by Stodůlky at 18 percent, Kolbenova at 15 percent, Roztyly at 14 percent and Nové Butovice at 13 percent.
Despite these higher figures, Colliers notes that vacancy levels in several outer districts have improved over the past year. Vacancy around Želivského declined from 35 percent to 28 percent, while Roztyly fell from 20 percent to 14 percent and Kolbenova from 17 percent to 15 percent.
Rental levels continue to vary considerably across the city. Prime office rents remain highest in central Prague, particularly around Náměstí Republiky and Muzeum, where top-tier office space commands around €30 per sqm per month. Similar rental levels are also being achieved near key transport hubs such as Národní třída and Křižíkova.
Outside the historic core, rents exceeding €20 per sqm per month are being recorded in locations including Pankrác, Budějovická, Invalidovna, Palmovka and Roztyly, supported by modern office stock, strong transport links and growing occupier demand.
At the lower end of the market, Petřiny records prime rents of approximately €10 per sqm per month, followed by Zličín at €13 and Opatov at €14.
According to Josef Stanko, the Prague office market is becoming increasingly polarised, with highly sought-after districts experiencing limited supply while other locations continue to offer greater availability.
Looking ahead, the ageing of Prague’s office stock is expected to become a major factor influencing the market. Colliers estimates that by 2030, approximately 600,000 sqm of office space in the city will be more than 20 years old. This is expected to create opportunities for refurbishment, upgrades to technical standards and, in some cases, conversion to alternative uses.
The report highlights that access to public transport, particularly metro connections, remains one of the key factors influencing office demand, rental levels and occupancy across Prague’s office market.
