Friday, 17 April 2026
Increasing office fit-out costs and a declining supply of ready-to-occupy space are influencing how both tenants and landlords approach leasing decisions in Poland. Budgets that previously covered standard office arrangements are no longer sufficient, while tenants are facing higher upfront contributions or longer lease commitments.
One of the most visible changes in recent years concerns the cost and availability of fully fitted office space.
Karolina Słysz, Head of Regional Markets, Office Agency at AXI IMMO, said: “Before the pandemic, it was still possible to secure an office fully prepared for occupation
Increasing office fit-out costs and a declining supply of ready-to-occupy space are influencing how both tenants and landlords approach leasing decisions in Poland. Budgets that previously covered standard office arrangements are no longer sufficient, while tenants are facing higher upfront contributions or longer lease commitments.
One of the most visible changes in recent years concerns the cost and availability of fully fitted office space.
Słysz said: “Before the pandemic, it was still possible to secure an office fully prepared for occupation, financed by the developer, within a budget of around EUR 550-600 per sqm. Pricing was calculated from the shell and core condition, meaning space delivered in a raw, developer-standard state requiring full fit-out. At that time, such a budget allowed for an average standard of finish. Today, comparable offers are increasingly rare. Tenants wishing to move into ready-made space must expect to pay a premium for this convenience. Alternatively, they may be required to sign a longer lease, often seven or even ten years instead of the standard five”.
Market practice has shifted towards three broad fit-out standards, each with distinct cost levels and specifications.
At the lower end, cost-focused tenants typically opt for basic finishes, including standard flooring, suspended ceilings, simple layouts and minimal partitioning. These projects are now estimated at roughly EUR 700-900 per sqm.
Mid-range offices, previously considered standard, now incorporate higher-quality materials, branded design elements, LED lighting and more developed common areas. Costs for this segment are currently in the range of EUR 1,000-1,200 per sqm.
Premium offices, based on bespoke designs and higher-end materials such as stone or advanced acoustic solutions, can reach between EUR 1,300 and EUR 2,000 per sqm or more, depending on complexity.
Słysz noted that cost increases are not only linked to construction and material prices but also to changing tenant expectations: “It is worth noting that rising fit-out costs are driven not only by higher prices of materials and construction services, but also by tenants’ growing expectations regarding office space quality. Increasingly, offices must meet additional criteria, ranging from acoustics and ergonomics to ESG compliance and environmental certifications such as LEED or BREEAM. As a result, what is perceived as a mid-standard fit-out today may include solutions that just a few years ago were reserved exclusively for the premium segment.”
At the same time, companies seeking faster relocations are increasingly considering second-generation office space. However, adapting existing layouts often involves more extensive work than initially expected, particularly when technical systems or layouts need to be altered.
Under typical five-year lease agreements, landlord contributions for fit-outs currently range between EUR 500-650 per sqm for shell and core space, leaving tenants to bridge the gap for mid or higher-standard offices. For already fitted space, available budgets are usually lower, often between EUR 150-350 per sqm, which can still fall short of requirements.
Słysz concluded: “The current market situation is forcing companies to adopt a more conscious approach to relocation planning and fit-out budgeting. Differences between fit-out standards are becoming increasingly pronounced, while available budgets are ever more disproportionate to actual costs. As a result, decisions regarding space selection, lease length and the scope of arrangement works are becoming one of the key elements of every organisation’s office strategy”.
Source: AXI IMMO
