Romania: Real estate transactions edge up in October, but remain below last year’s level

Romania recorded 58,502 real estate transactions in October 2025, according to data from the National Agency for Cadastre and Land Registration (ANCPI). The monthly total represents an increase of 3,242 transactions compared with September, but activity remained lower than a year earlier. The number of properties traded — including houses, land and apartments — was 9,496 fewer than in October 2024.

Bucharest continued to lead the market with 8,829 transactions, followed by Ilfov (3,981) and Cluj (2,929). The lowest activity was reported in Teleorman (56 transactions), Covasna (394) and Sălaj (411).

At city level, most sales were recorded in Cluj-Napoca (1,096 transactions), Brașov (1,079) and Iași (877). The smallest number of transfers took place in Alexandria (21), Slatina (64) and Slobozia (71).

Mortgage activity also slowed. A total of 34,084 mortgages were registered nationwide in October, down 4,268 compared to the same month of 2024. Bucharest again led with 4,381 mortgages, followed by Constanța (2,942) and Ilfov (2,876). The lowest numbers were recorded in Sălaj (82), Harghita (88) and Covasna (102).

Sales of agricultural land were most active in Dolj (1,341 transactions), Timiș (613) and Buzău (580).

Source: ANCPI

Strategic Shift in Slovakia’s Industrial Market: Efficiency Over Expansion

Rising vacancy rates, cautious occupiers and a slowdown in automotive production have reshaped Slovakia’s industrial and logistics market. Speculative projects completed in 2025 added significant new supply, just as demand from Germany weakened and e-commerce occupiers became more selective.

To explore how developers and investors are adjusting, CIJ EUROPE sat down with Tomáš Ostatník, Real Estate Executive at Holland & Company, a commercial leasing and development specialist active across Slovakia.

After an unprecedented wave of new industrial completions, Slovakia’s logistics property market has entered a new phase — one defined less by rapid expansion and more by strategic consolidation and technical efficiency. The surge in supply collided with a shift in tenant behaviour and weaker leasing activity from automotive suppliers, forcing both developers and occupiers to rethink how space is planned and used.

According to Ostatník, the market continues to function, but the conversation has changed. Instead of competing for any available space, tenants are now focused on specifications that support automation, lower operating costs and meet ESG requirements. “Demand hasn’t stopped,” he says. “But tenants now focus on quality — clear height, automation readiness, ESG — not just square meters.”

A recent relocation of a major e-commerce company from GLP Senec to Mountpark Bratislava illustrates this shift. The decision was driven not by rent levels, but by technical parameters: ceiling height, layout, and the ability to integrate automation systems.

The investment market is undergoing a similar transformation. Institutional demand is high, but buyers want long-term income security. The sale-and-leaseback transaction involving DSV in Senec demonstrated that assets leased for ten years or more remain highly competitive. Ostatník notes that more logistics and production companies are exploring built-to-own and then sell models: developing a tailored facility that fits their needs, then selling the property to an investor once it is operational. “This allows tenants to monetize development gains instead of simply committing to a long lease with a third-party developer,” he explains.

Geography is also evolving. Historically, development concentrated on the Bratislava–Trnava corridor. Now, attention is shifting eastward, driven by new investments connected to the Volvo automotive plant and, longer term, the anticipated reconstruction of Ukraine. While the western region will stay strong due to established logistics routes, Ostatník says the east “is where the new opportunities are forming.”

At the same time, tenant behaviour reflects a more cautious economic environment. Rather than moving into new facilities, many occupiers are renegotiating existing leases or seeking small expansions. Higher vacancy rates mean developers with speculatively completed stock are more willing to offer incentives to attract tenants, while build-to-suit landlords are maintaining firmer positions.

Sustainability and efficiency have become universal themes in negotiations. Tenants expect modern buildings to be energy-efficient, solar-ready and adaptable to advanced automation. Consolidation is accelerating, with companies looking to bring multiple smaller units into one larger, more efficient facility to reduce energy costs and transportation complexity.

Ostatník believes that the stabilization seen at the end of 2025 is healthy for market maturity. “Well-located assets will remain competitive, but the next wave will come from new regions and new occupier profiles,” he says. Urban-adjacent last-mile logistics and strategically positioned projects in eastern Slovakia are expected to generate the next phase of investment and leasing activity.

Slovakia’s industrial and logistics sector is no longer driven by the speed of development, but by performance. The focus has shifted toward flexibility, efficiency, ESG compliance and the ability to adapt to new supply chain models. In a maturing market, one constant remains: strong tenants and good locations always find capital.

© 2025 cij.world

Market value of Prague’s municipal development land reaches CZK 9.4 billion

Market value of Prague’s municipal development land reaches CZK 9.4 billion

The Prague Development Company (Pražská developerská společnost – PDS), the municipal organisation responsible for managing selected city-owned development sites, reports that the market value of its real estate portfolio has risen to CZK 9.409 billion as of 1 June 2025.

The valuation was conducted by Knight Frank and covers 757,000 sqm of land entrusted to PDS by the City of Prague, with most locations earmarked for future residential construction, including planned municipal rental housing. The updated valuation forms part of regular annual assessments, which are intended to support strategic decisions on asset management and financing structures for upcoming projects.

PDS has commissioned annual market valuations since 2021, when the portfolio was first assessed at CZK 2.939 billion. Subsequent valuations show continuous increases:

  • 2022: CZK 4.298 billion

  • 2023: CZK 7.123 billion

  • August 2024: CZK 8.843 billion

  • June 2025: CZK 9.409 billion

The increase is attributed both to active development preparation by PDS and to planning decisions made by the Prague City Council, particularly zoning changes approved in mid-2024 for the Nové Dvory and Palmovka areas, which expanded development potential on several sites.

One segment of the portfolio — ten locations included in the first valuation in 2021 — increased in value from CZK 2.993 billion to CZK 6.994 billion by 2024, representing a gain of more than CZK 4 billion.

Deputy Mayor for Spatial Development, Petr Hlaváček, stated that the city’s upcoming Metropolitan Plan aims to further strengthen the value and development possibilities of Prague’s municipal land. According to him, PDS is currently preparing projects that could deliver around 8,000 municipal apartments, while the new zoning plan identifies potential for roughly 50,000 apartments on municipal land in the longer term.

PDS director Petr Urbánek said that regular market valuations are a tool for transparent asset management and help the city select suitable financing models for planned projects. He noted that the increased valuation reflects proactive preparation of development sites, particularly in the Palmovka and Nové Dvory areas.

Prague’s Councillor for Property, Adam Zábranský, emphasised that the city’s current policy focuses on retaining ownership of municipal land rather than selling it to address budgetary pressures. Retaining ownership, he said, allows the city to control future development and use the land for municipal housing and other public-interest projects.

PDS was established in June 2020 as a contributory organisation of the City of Prague. It manages selected municipal land intended primarily for residential development, including rental housing for key worker groups and single parents. The organisation estimates that 6,000 to 8,000 new apartments could be developed on the entrusted land over the next 10–12 years.

GARBE appoints Zuzana Štěpánková as Business Development Manager in the Czech Republic

GARBE Industrial Real Estate is expanding its Czech team with the appointment of Zuzana Štěpánková as Business Development Manager. The company, active in logistics and industrial real estate across Central and Eastern Europe, is strengthening its local development and leasing activities.

Štěpánková previously worked at IO Partners (formerly JLL) between 2020 and 2025, where she held the role of Senior Consultant. Her responsibilities included advisory services and tenant representation in the leasing of industrial and logistics space, managing lease processes from initial contact to transaction completion.

In her new position at GARBE, Štěpánková will focus on business development, leasing support for current and planned projects, communication with tenants and market partners, and maintaining long-term client relationships.

Martin Stratov, Country Head Czech Republic & Slovakia at GARBE, commented that her market experience and client network will contribute to the company’s activity in the Czech Republic.

Romania’s Audit Market Enters a New Era: Efficiency, Transparency and ESG Drive Change

Romania’s audit and assurance market is undergoing a period of rapid change. Regulatory expectations are rising, investors are demanding deeper transparency, and the introduction of new standards — including the International Standard for Less Complex Entities — is reshaping how small and medium-sized businesses access professional verification. At the same time, digital reporting, ESG data requirements, SAF-T submissions, and new European regulatory frameworks are transforming how auditors work across Central and Eastern Europe.

To understand how these developments are reshaping audit and ESG reporting, CIJ EUROPE turned to one of the sector’s leading voices: Claudia Bratu, FCCA — Audit & Advisory Partner and Head of ESG Services at TPA Romania.

In this Q&A, Bratu explain how the audit market is structured, how firms ensure proportional fees for low-activity companies, what every engagement letter must include to protect both auditor and client, and how the future of assurance will be shaped by technology, ESG reporting, and the new “less complex entity” standard.

  1. How is the auditing and assurance market structured in Romania and across CEE? How do professional service providers segment their offerings — from statutory audits and agreed-upon procedures to financial reviews or due diligence — depending on a company’s size, level of activity, and investor expectations?

There is a three-tiered audit and assurance market in Romania, built on a common framework of European regulation and international standards.

Romania’s audit market reflects the broader European structure, grounded in the EU Audit Directive, Law 162/2017 and the International Standards on Auditing (ISA).

Statutory audits are regulated and overseen by ASPAAS -the Statutory Audit Public Oversight Authority and conducted by auditors registered with CAFR – Chamber of Financial Auditors in Romania. It is worth mentioning that in Romania all the entities subject to statutory audit must have an internal audit function implemented and the internal audit reports shall be issued by an active member of CAFR. Noncompliance with the requirement might lead to penalties up to RON 100,000 (approximately EUR 20,000).

At the top, the Big Four dominate the audit of PIEs and large groups, banks and other financial institutions, offering not only statutory audits but also complex assurance services — from IFRS audits to assurance on sustainability reporting and IT controls and due diligence services.

Beneath them, a layer of mid-tier international networks serves medium-sized companies providing statutory audits, audits on the special purpose financial information, IFRS audits, limited reviews and agreed-upon procedures in most cases for subsidiaries of the multinational companies but also for local companies. Internal audit and assurance on sustainability reporting are also included in the offering of these mid -tier companies.

Finally, local and boutique practices often perform audits of local companies, limited reviews, or agreed upon procedures.

  1. Cases such as AUDIRE’s offer in Poland — a three-year “financial verification” priced at PLN 34,000 for a small, non-operating company — raise questions about proportionality. How do firms in Romania and CEE determine fair and appropriate fees for engagements involving micro or low-activity entities? Are there professional or ethical standards that guide such assessments to ensure alignment between cost, scope, and client size?

Across CEE, in general auditors base their fees not on company size alone, but on risk, effort, and professional responsibility. Even a dormant company triggers essential procedures: independence checks, risk assessment, documentation, and quality control under ISQM 1 These baseline requirements create a natural cost threshold below which professional quality cannot be maintained.

Ethically, firms are guided by the IESBA Code of Ethics, which requires that fees be reasonable and reflective of the nature and scope of work, without compromising independence or quality. Proportionality, in this sense, means aligning the engagement type with the client’s characteristics and industry in which it operates — not simply lowering prices. For very small entities, the solution often lies in adjusting the level of assurance rather than reducing audit quality: substituting a full audit with a limited review (ISRE 2400) or agreed-upon procedures engagement (ISRS 4400) focused on specific figures or transactions.

  1. One recurring issue in smaller due diligence or verification projects is the lack of clearly defined deliverables and methods. From your perspective, what are the minimum elements that a professional engagement letter or addendum should contain — in terms of methodology, liability, and scope definition — to ensure transparency and protect both the client and the auditor?

A well-drafted engagement letter is indispensable — it protects both auditor and client, ensuring that the scope and limitations of the work are understood from the outset.

At minimum, such a document should specify:

-The parties and scope of work of the engagement, including the intended users of the report.

-Applicable standards — whether ISA, ISRE 2400, ISRS 4400, or another framework.

-Deliverables and format of the report, with any confidentiality or distribution restrictions.

Responsibilities of both management and the auditor, emphasizing that the latter provides assurance, not absolute guarantees.

-Fees, timelines, and liability terms.

An annex listing all agreed-upon procedures can be particularly effective. It transforms what might otherwise be an informal “verification” into a structured, defensible engagement grounded in professional standards.

  1. With increasing use of digital tools, data analytics, and standardised reporting, how is the audit profession in Romania and the wider region adapting? Is there a noticeable convergence toward regional norms in pricing, timelines, and deliverable formats, or do national markets still differ significantly in how engagements are designed and costed?

It is clear that digitalization is reshaping how audits are performed across CEE. In Romania, most large and mid-sized firms now use audit platforms, data analytics, and secure portals for client communication and document exchange.

This digital shift is also fostering regional convergence. The use of common standards (ISA, ISRE, ISRS) and shared templates by international networks has aligned methodologies, deliverable formats, and reporting styles across borders.

However, significant differences persist in pricing, timelines, and market maturity. While methodologies may now look similar from Warsaw to Bucharest, actual fee levels remain anchored in local cost structures and competitive dynamics.

  1. Looking ahead, what do you see as the main trends shaping the future of audit and assurance services for SMEs and micro-enterprises? How can smaller companies — including those with little or no revenue — still access proportionate professional verification without facing corporate-scale costs?

The audit profession faces both challenges and opportunities. As regulatory expectations evolve, the demand for “right-sized assurance — proportionate, transparent, and technology-enabled — will continue to grow.

In recent years, the audit profession — governed by the International Auditing and Assurance Standards Board (IAASB) — has recognized that the traditional, one-size-fits-all application of International Standards on Auditing (ISAs) can be overly burdensome for small or less complex entities (LCEs). These are companies that have straightforward business models, simple financial reporting, and limited internal control structures — such as family-owned businesses, start-ups, or micro-enterprises with low transaction volumes.

To address this, the IAASB introduced the “International Standard on Auditing for Audits of Financial Statements of Less Complex Entities” (ISA for LCE), finalized in 2023. The standard is designed to maintain the same quality and credibility expected under the full ISAs, but with a simplified, risk-based approach that is scalable and proportionate to smaller businesses. The standard will become effective for audits of financial statements beginning on or after 15 December 2025, in jurisdictions adopting or permitting its use.

In Romania, statutory audits are not mandatory for micro-entities, except for banks, insurance companies, and other regulated financial institutions. Most small companies are not required to undergo a statutory audit of their financial statements. However, many such businesses still face increasing demands for financial credibility — from investors, lenders, or European grant providers — and seek a form of professional verification that is both credible and proportionate.

Under this context, some key trends shaping the future of audit and assurance for SMEs and micro-entities include:

  • Modular and scalable assurance services — tailored specifically to smaller businesses through flexible formats such as agreed-upon procedures (AUPs), limited reviews. This enables small and micro-entities to obtain professional services  focused on specific risks or on reporting areas, without the cost of a full audit.
  • Standardized and template-based engagements — using structured methodologies and digital templates (such as VSME for voluntary sustainability reporting) to deliver consistent, high-quality outcomes while keeping engagements efficient and affordable.
  • Growing demand for ESG and sustainability assurance — even among smaller companies, as banks, investors, and supply chains increasingly require verified sustainability or carbon data to support lending, procurement, or compliance decisions.
  • Digital transformation and automation — with cloud accounting, data analytics, and AI-assisted testing allowing auditors to review transactions more efficiently, reduce manual work, and improve the quality of insights provided to Small and micro entities.
  • Transparent pricing models — offering micro and small entities clear, tiered service options aligned to their size, complexity, and assurance needs, helping to ensure proportionality and predictability in costs.
  • Collaborative based approaches — where professional bodies, regulators, and technology providers develop shared tools, guidance, and digital platforms to support the consistent delivery of proportionate assurance across the SME sector.
  • Focus on education and capacity building — as professional organizations invest in training auditors to apply simplified, risk-based standards (like the new ISA for Less Complex Entities) effectively while maintaining the integrity and credibility of the assurance process.
  • Use of new data sources introduced through fiscal legislation — such as the SAF-T declaration — is becoming an emerging trend in the Romanian audit landscape. As companies are now required to submit extensive, standardized financial and tax data in electronic format, auditors have access to richer, structured datasets directly from client systems. The SAF-T file (Standard Audit File for Tax) enables more efficient analytical procedures, automated reconciliations, and risk assessments, significantly improving both audit quality and efficiency.

For small and low-revenue companies, proportional assurance need not mean “cheap” — it means fit for purpose. By combining scalable methodologies, digital efficiency, and ethical fee-setting, auditors across Romania and CEE can provide credible verification that aligns with client needs and market realities, without imposing corporate-scale costs.

© 2025 cij.world

Specialisation shifts office demand in Poland’s BPO/SSC sector

Poland’s business services sector is moving into a new stage of development, with companies shifting away from traditional cost-driven outsourcing toward high-value functions such as IT, advanced analytics, cybersecurity and R&D. This evolution is changing the structure of employment and altering office leasing strategies across the country, according to market observations from Walter Herz.

Rising labour costs and higher operational expenses mean that Poland is no longer chosen primarily as a low-cost outsourcing destination. At the same time, automation and the growing use of AI are reducing the need for repetitive transactional roles. Instead, business service centres are expanding into specialised activities that require highly qualified talent and deliver higher added value. Industry data indicates that more than 435,000 to 450,000 people are currently employed in business services in Poland, with the sector still adding new jobs despite global relocation trends. Rather than withdrawing, companies are upgrading the complexity of services delivered from Polish locations.

This transformation is strongly influencing the office market. Poland’s regional office cities, which previously attracted large-scale outsourcing projects, are seeing higher vacancy rates as demand for extensive back-office space decreases. Nevertheless, business services remain one of the most important groups of tenants, accounting for roughly 16 percent of total office demand nationwide. Kraków and Wrocław continue to record the highest leasing activity among regional markets, supported by renegotiations from companies such as Motorola Solutions and Shell.

Tenant behaviour is shifting from expansion to consolidation. Companies are opting for smaller but better located office spaces, choosing modern Class A buildings with strong transport accessibility and workplace amenities that support collaboration. The trend is particularly visible in Warsaw, where the vacancy rate in the city centre has fallen to approximately 6.9 percent. With very limited new supply under construction, competition for premium space is increasing.

At the same time, leasing strategies are changing. Instead of occupying large, single-purpose office space, companies are organising their portfolios around a central office that serves managerial and cultural functions, complemented by flexible space used for temporary projects or recruitment needs. Subleasing is gaining popularity as firms optimise underused space. Relocations typically involve a reduction of around 20 to 30 percent in leased area, although expectations around hybrid work and return-to-office policies can limit the scale of these reductions.

As Poland solidifies its position as a competence hub rather than a cost-based outsourcing market, investment decisions are shifting toward improving workplace standards, supporting advanced processes and prioritising ESG compliance. The sector is no longer expanding its office presence through added floor area, but through higher-quality, more efficient and more specialised workspace environments.

Author: Mateusz Strzelecki, Partner / Head of Tenant Representation at Walter Herz

German hotel market shows mixed sentiment as polarisation increases

The outlook for the German hotel investment market remains divided, according to the 13th HospitalityInside Investment Barometer, a survey conducted annually by Union Investment and HospitalityInside. The results indicate that expectations are recovering in some areas, while uncertainty persists in others.

The Development Index, which reflects perceptions of market and investment momentum, increased significantly compared to last year. Thirty percent of respondents now assess future development as good or very good, up from 17% in the previous survey.

In contrast, the Operations Index, which reflects expectations for hotel revenue performance, has continued its downward trend since 2023. Only 39% of respondents forecast positive revenue development, compared with 55% in the previous year, while 30% now expect weaker performance.

Despite this divergence, the combined results of the index survey point to a modest improvement in overall sentiment, with selective opportunities expected rather than broad-based growth.

Investor focus is shifting toward specific markets and hotel categories. Southern Europe continues to attract attention, particularly Spain, driven by strong demand in both leisure and business segments. Yield compression in Spain is increasing interest in Italy, while the DACH region (Germany, Austria, Switzerland) remains important for domestic investors.

There is also a clear polarisation in preferred hotel types. Investor interest is concentrated at both ends of the pricing spectrum — budget/economy hotels and luxury or lifestyle concepts — while the midscale segment faces stronger competition.

According to Andreas Löcher, Head of Investment Management Operational at Union Investment, concepts positioned in the budget and luxury segments are generally outperforming midscale hotels. He notes that midscale projects will require strong locations and well-recognised operators to remain competitive.

The survey gathered responses from hoteliers, investors, owners and consultants. Eighty-five percent of participants completed the survey, and 56% are primarily active in the DACH region. Data collection took place from 26 September to 28 October 2025.

Silverton secures full occupancy at office property in Meerbusch

Silverton Group has completed leasing at its office property on Otto-Hahn-Straße 10 in Meerbusch, achieving full occupancy of the approx. 3,100 sqm building. Two new tenants — Lehmann Natur GmbH and Bolton Deutschland GmbH — have signed long-term leases for a combined 950 sqm of office space.

Bolton Deutschland will occupy around 500 sqm and will establish its administrative headquarters at the location. The lease was brokered by Aengevelt Immobilien GmbH & Co. KG.

Lehmann Natur, which specialises in organic food production, has leased approximately 450 sqm of office space within the same building. The space will be fitted out to contemporary workplace standards. The company has also taken storage areas, parking spaces and a kitchen located in the basement. Legal advisory for the landlord was provided by Dentons Europe (Germany).

The building is part of the Elephant portfolio, acquired in 2019 by Silverton together with EPISO 5, a fund managed by Tristan Capital Partners. Silverton acts as the asset manager for the property. The building holds a BREEAM “Good” certification and is also home to GEL Express Logistik GmbH and Corall Ingenieure GmbH.

According to Silverton Asset Solutions Managing Director Sebastian Steinert, achieving full occupancy reflects the results of active asset management and positions the property for further improvements through targeted fit-out and maintenance measures.

The three-storey office building was constructed in 2006 and includes 64 outdoor and 19 underground parking spaces, with electric vehicle charging points. The property has direct access to the A44 motorway and nearby public transport connections.

AFI begins construction of rental housing project in Prague’s Strašnice

AFI Czech Republic has started construction on AFI Home V Korytech, a new rental residential development in Prague 10–Strašnice. The project will deliver 519 apartments of various sizes, from studios to four-room layouts. Nearly half of the units will be 2+kk or 2+1, reflecting the current demand for medium-sized rental apartments.

Construction is divided into two phases, both of which have commenced. The first phase is scheduled for completion in the second quarter of 2028, with the second phase expected to finish in 2029. The general contractor is Metrostav DIZ.

The development consists of two residential buildings designed by m4 architekti. Shared facilities will include an underground garage with approximately 400 parking spaces, tenant storage rooms, and seven ground-floor commercial units. A reception and on-site property management services will be available to residents.

The design incorporates sustainability features such as green roofs and photovoltaic panels, aimed at reducing the building’s operational energy use. The scheme includes charging points for electric vehicles, bicycle storage, and a landscaped internal courtyard reserved for residents.

Strašnice is a well-connected residential district with access to metro, tram, and train services. The area is set to undergo additional public infrastructure improvements, including a planned conversion of a former railway corridor into a pedestrian and cycling route linking Strašnice and Vršovice.

AFI Czech Republic continues to expand its rental housing portfolio in Prague, with several projects under preparation or construction in the city.

Pytloun Hotels acquires building on Wenceslas Square for new five-star hotel

Pytloun Hotels has purchased the building at Wenceslas Square 33 in Prague and plans to convert it into a five-star hotel scheduled to open in 2027. The property was acquired from VN33 Building, part of the Alca Group. Both parties agreed not to disclose the transaction price.

The building currently includes retail units, including a store operated by the fashion chain C&A. According to the company, the retail space will remain part of the scheme after the renovation. The planned hotel is expected to offer around 220 rooms. The acquisition will be financed through a combination of company funds and bank financing.

Pytloun Hotels already operates a hotel on the lower part of Wenceslas Square — the Pytloun Boutique Hotel Prague, opened in 2018. The company currently operates 15 hotels across the Czech Republic, mainly in Prague and Liberec, along with several restaurants. Pytloun Hotels was founded in 2003 by Lukáš Pytloun.

Alca Group, the seller, stated that its intention was to find a partner able to redevelop the building and give it a new use appropriate to its location.

Recent market data indicates increasing investor activity in the Czech hotel sector. According to figures published earlier by Cushman & Wakefield, hotel transactions in 2024 totalled EUR 153 million, a 28% increase year-on-year, although still below the 2019 pre-pandemic peak.

Tourism in Prague continues to recover. In 2024, accommodation facilities in the capital recorded 8.1 million guests, an 8.6% year-on-year increase, surpassing 2019 levels by roughly 35,000 visitors, according to the Czech Statistical Office.

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