The flexible office sector in Poland is experiencing steady growth, with more than 420,000 square meters of flex space currently available across the country’s seven largest cities. This accounts for just over 3 percent of Poland’s total office stock, with Warsaw and Cracow showing slightly higher market shares at around 4 percent. The growing interest in flexible offices is largely attributed to high office fit-out costs and evolving workplace models, prompting further expansion of this segment in the coming years.
Poland’s flex office market is undergoing a shift toward more diverse and sophisticated leasing formats. Subscription-based models and satellite office solutions—offices located near employees’ homes—are gaining traction. Flexible spaces are also increasingly incorporated into traditional office buildings to better utilize available space and increase appeal.
Tenants are now viewing flexible offices as a viable long-term alternative to conventional setups. Some businesses have opted to fully transition to flex spaces, driven by the need for cost control, scalability, and faster operational readiness.
Warsaw remains the largest flex market in the country, with about 235,000 square meters of space. Cracow follows with nearly 70,000 square meters, and additional growth is seen in cities like Wroclaw, the Tri-City, Poznan, Lodz, and Katowice. In total, regional cities outside of Warsaw offer nearly 190,000 square meters of flexible space, equal to around 23,000 workstations.
In 2024, flex office leasing activity in Warsaw grew by roughly 70 percent compared to the previous year. Further expansion is anticipated, particularly through new developments in major regional hubs. Central locations with strong public transport links, such as metro access, are seeing the highest demand. Most tenants seek private office spaces for teams of 3 to 15 people, with growing interest also observed in larger units used by project-based teams or foreign companies entering the Polish market.
The sector is dominated by tenants from IT, e-commerce, marketing, consulting, finance, and the startup ecosystem. In regional cities, demand is led by tech firms and companies in the SSC/BPO sector. Flex office operators are maintaining relatively low vacancy rates—generally around 8 to 10 percent—and are often able to commercialize new space more quickly than traditional landlords.
New local operators continue to enter the market, including The Shire, BeIN Offices, and Puzzle Office. Developers are also launching their own flex brands to complement their office portfolios. Global players such as Regus, WeWork, and Mindspace are active in Poland, alongside local brands like Chilliflex, Loftmill, OmniOffice, Business Link, and CitySpace.
Flexible office offerings now include co-working desks, serviced offices, project-specific offices, and virtual office services. Premium providers such as Brain Embassy, The Nest, and Mindspace offer high-end spaces that include wellness areas, cafés, and concierge services.
Monthly rental rates for flex space vary based on location and quality. In Warsaw’s city center, prices for a desk typically range from EUR 300 to 475, while regional cities see rates between EUR 200 and 375. Prices generally cover rent, utilities, internet, and access to shared amenities. Contracts tend to be short-term, with tenants expecting flexibility, transparency, and streamlined services.
Walter Herz supports both companies seeking flexible workspaces and operators looking to lease space from building owners. The firm has recently worked on projects such as The Shire in Cracow and BeIN Offices in Poznan, with additional projects underway in Wroclaw, the Tri-City, and Cracow.
