Guide · offices
How much does office space cost in Warsaw? Rents, extras and a worked example
Office rent in Warsaw in 2026 runs from about 53 to 141 zł per m² per month before VAT: cheapest in Służewiec, most expensive in Śródmieście and around Rondo Daszyńskiego (Knight Frank, June 2026). On top come a service charge of 18–38 zł/m², an add-on factor and 23% VAT. In the example below, 100 m² in Służewiec costs 12,552.71 zł a month including VAT.
Updated:
What makes up office rent in Warsaw?
Listings for business centres usually show one number: the headline rent per m² per month, excluding VAT. Every amount in this guide is in złoty; rates converted at the NBP average rate of 26 October 2026 (table 208/A/NBP/2026).
Your real monthly bill has five lines: base rent, service charge, add-on factor for common areas, 23% VAT, and parking. One-off costs come on top: a deposit or bank guarantee, fit-out and furniture, the move itself. Compare offices on the total monthly cost, never on the headline rate alone.
The building class drives almost everything: the rent, the service charge, the lease length, and how much the landlord will put into your fit-out.
Office classes
What classes A, B and C mean
The class describes the standard of the building. It drives the rent, the service charge, the lease terms and how soon you can move in. Each district below shows the office classes you find there most often.
Class A
Modern or fully refurbished office buildings: air conditioning, raised floors, a building management system, reception, underground parking, often BREEAM or LEED certification.
Pros
- Prestige for clients and staff
- Predictable management and security
- Energy efficiency and practical layouts
Cons
- Highest rents and service charges
- Leases usually 3–5 years
- Space to be fitted out is not ready at once
Class B
Older or less central buildings with a good but no longer new standard. Often former class A offices that have aged.
Pros
- Lower rent than class A
- More flexible terms and lease length
- Often quicker to move in
Cons
- Older building systems and finishes
- Fewer services in the building
- Higher energy costs, less parking
Class C
Offices in tenement buildings, former industrial buildings and residential blocks, without the full systems of an office building.
Pros
- Lowest price
- Small units and short leases
- Characterful interiors: lofts, high ceilings
Cons
- Often no air conditioning, sometimes no lift
- Little parking
- Less representative and less accessible
Office space for rent in Warsaw: asking rents by zone
Asking rents in modern office buildings by Knight Frank zone, mid-2026. The low end is older class B stock, the high end the best class A towers.
| Zone | Rent, zł/m² per month | Vacancy |
|---|---|---|
| Śródmieście, city centre (A · B · C) | 79–141 zł | 5.6% |
| Śródmieście, CBD by Warszawa Centralna | 79–123 zł | 6.4% |
| Wola, Rondo Daszyńskiego (A · B) | 88–123 zł | 2.0% |
| Mokotów excl. Służewiec (A · B) | 62–79 zł | 4.8% |
| Służewiec (A · B) | 53–75 zł | 17.0% |
| Aleje Jerozolimskie corridor | 62–79 zł | 11.1% |
| East, incl. Praga (B · C) | 57–75 zł | 8.0% |
| Suburbs within 30 km (A · B) | per building | — |
Rents exclude VAT and service charge, converted to złoty at the NBP average rate of 26 Oct 2026 (table 208/A/NBP/2026) and rounded. There is no separate market index for the suburbs, so we check rents building by building.
Knight Frank, Warsaw office market H1 2026 (data at end of June 2026) · NBP, table 208/A/NBP/2026 of 26 Oct 2026
Are Warsaw office rents rising in 2026?
Yes, the market is moving in landlords' favour. Prime headline rents in the centre stood at about 132 zł per m² in Q2 2026, and up to 86 zł outside it (BNP Paribas Real Estate). CBRE puts the average asking rent across Warsaw at about 77 zł, and at about 99 zł per m² in central class A and B buildings, up 3.7% year on year.
The reason is shrinking choice. At the end of September 2026 only 7.9% of modern space was vacant, a six-year low, and around Rondo Daszyńskiego about 2% (Knight Frank). In June, vacancy was 4.8% in central zones versus 11.8% outside the centre (PINK).
In practice: Służewiec and the Aleje Jerozolimskie corridor offer plenty of choice and more flexible terms. For a good office in the centre or in Wola, start looking 6–9 months before your move.
What you pay on top of the rent
These lines appear in almost every office lease in a business centre. Ask for them before the viewing.
Service charge
Security, cleaning of common areas, building maintenance, property tax and building insurance. Usually 18–38 zł per m² per month plus VAT (Knight Frank, June 2026). It is an advance payment: once a year the landlord reconciles actual costs and bills the difference or refunds it.
Add-on factor
Your share of the floor's lobbies, lift halls and toilets, added to your area. Listings in 2026 show 4.75–5.17%, so for 100 m² you pay for roughly 105 m².
23% VAT
Charged on rent, service charge and parking. A VAT-registered company can normally reclaim it, so businesses compare offers net of VAT.
Parking
Charged per space per month. In 2026 listings an underground space costs about 790 zł net in Wola and about 1,320 zł in Śródmieście. Spaces are limited, for example one per 40–69 m² of office.
Electricity and telecoms
Electricity inside your unit is usually metered and billed separately from the service charge. You order internet and phone lines yourself.
Worked example: monthly cost of 100 m² and 300 m²
This shows how the cost is calculated; it is not our offer. Rents, service charges and add-on factors come from two real listings from 2026. Parking, electricity and the deposit are not included.
| Item | 100 m², Służewiec | 300 m², Wola |
|---|---|---|
| Rent, net | 63.84 zł/m² | 94.66 zł/m² |
| Service charge, net | 33.20 zł/m² | 25.50 zł/m² |
| Add-on factor | 5.17% | 4.75% |
| Billable area | 105.17 m² | 314.25 m² |
| Rent per month, net | 6,713.81 zł | 29,745.62 zł |
| Service charge per month, net | 3,491.64 zł | 8,013.38 zł |
| Total, net | 10,205.45 zł | 37,759.00 zł |
| VAT 23% | 2,347.26 zł | 8,684.57 zł |
| Total per month incl. VAT | 12,552.71 zł | 46,443.57 zł |
| Per m² of your office, incl. VAT | ≈125.53 zł | ≈154.81 zł |
| Deposit, if 3 months incl. VAT | ≈37,658 zł | ≈139,331 zł |
Rents: 63.84 and 94.66 zł per m² per month, at the NBP average rate of 26 Oct 2026 (table 208/A/NBP/2026). VAT is calculated separately on rent and service charge. A three-month deposit is common, but the landlord sets the amount.
Listing on Domiporta, Służewiec, July 2026 · Listing on Domiporta, Wola, October 2026 · NBP, table 208/A/NBP/2026 of 26 Oct 2026
One-off costs when you move in
| Cost | Benchmark | Depends on |
|---|---|---|
| Deposit or bank guarantee | usually about 3 months of rent and service charge incl. VAT | your company finances, lease length, building class |
| Landlord fit-out contribution | 1,100–3,300 zł/m² in new buildings | lease length and size; little or none on short leases |
| Full fit-out cost | average ≈5,780 zł/m² | spec, furniture, IT and meeting rooms; partly covered by the landlord |
| Rent-free period | 1.5–2 months per year of lease | mostly in new buildings on 3–5 year leases |
| Furniture, IT, the move | per quote | lower if you take over a fitted office from the previous tenant |
Amounts converted to złoty at the NBP average rate of 26 Oct 2026 (table 208/A/NBP/2026), rounded.
Knight Frank, Warsaw office market H1 2026 (data at end of June 2026) · Cushman & Wakefield, Office Fit Out Cost Guide 2026 (March 2026) · NBP, table 208/A/NBP/2026 of 26 Oct 2026
How much is a desk in a serviced office or coworking space?
For a small team or an uncertain horizon, paying per desk is simpler: furniture, internet, cleaning, utilities and reception are included.
| Format | City centre | Outside the centre |
|---|---|---|
| Hot desk in coworking | ≈1,000 zł/month | ≈700 zł/month |
| Desk in a private office | ≈1,900 zł/month | ≈1,400 zł/month |
| Private office for 4 | ≈7,600 zł/month | — |
Average Warsaw prices from the Colliers report. When comparing a specific offer, check what the package covers: meeting rooms, parking, a registered address.
Estimate your office budget in 15 minutes
Work out the area
Desks, meeting rooms, kitchen, storage. With hybrid work you may need fewer desks than people.
Pick a zone
Take the rent range from the table above: the centre and Wola sit at the top, Służewiec and the corridors at the bottom.
Add the extras
Service charge 18–38 zł/m², add-on around 5%, 23% VAT, parking per space.
Add one-off costs
Deposit, fit-out above the landlord contribution, furniture, the move.
Spread it over the lease
Subtract rent-free months and divide by the number of months. That effective cost is the number to compare.
How we help you price an office
Leave a request in the form at the bottom of the page with your headcount, preferred district and timing, or message us on WhatsApp if you prefer. We clarify what you need, check that the offices are still available, and send a shortlist where each option shows every line: rent, service charge, add-on, VAT and parking.
We work in your language. The lease will be in Polish, and we explain every clause on money, indexation and security in your language before you sign.
Read next
- Office space for rent in WarsawAll districts, classes and office formats.
- Śródmieście (A · B · C)Central offices: towers, tenement buildings, both metro lines.
- Wola (A · B)The business district around Rondo Daszyńskiego and M2.
- Mokotów · Służewiec (A · B)Wide choice and lower rents.
- Office lease agreement in PolandIndexation, deposit, guarantees and break options.
- Serviced office vs leaseWhen paying per desk makes more sense.
Questions and answers
How much is office rent in Warsaw per m²?
In mid-2026, asking rents in modern buildings ran from about 53 zł per m² per month in Służewiec to 141 zł in the best central towers, excluding VAT (Knight Frank, in złoty at the NBP rate of 4.4026 on 26 Oct 2026). Add a service charge of 18–38 zł/m², the add-on factor and 23% VAT.
Are Warsaw office prices quoted with VAT?
No. Rent and service charge in listings are almost always net. 23% VAT is added to rent, service charge and parking. A VAT-registered company can usually reclaim it, so the net figure is what matters for most businesses.
What does the service charge cover?
Building security, cleaning of common areas, maintenance of building systems, property tax and insurance. In Warsaw it is usually 18–38 zł per m² per month plus VAT (Knight Frank, June 2026). You pay monthly advances that are reconciled against actual costs once a year.
How much does an office for 10 people cost?
It depends on location and format. In the example in this guide, 100 m² in Służewiec costs 12,552.71 zł a month including VAT, before parking. In a serviced office, a desk in a private office averages about 1,400 zł a month outside the centre and 1,900 zł in the centre (Colliers, May 2026).
What deposit do Warsaw landlords ask for?
Most often a cash deposit or a bank guarantee of about three months of rent and service charge including VAT. On a larger lease the landlord may ask for a parent company guarantee. The form and amount are agreed before signing, see our guide to the office lease agreement.
Can I lower the cost of an office lease?
Yes, mostly through terms rather than the rate: 1.5–2 rent-free months per year of lease, a landlord fit-out contribution of 1,100–3,300 zł/m² in new buildings (Knight Frank, June 2026), fewer parking spaces, or a longer term. Central vacancy is low, so there is more room to negotiate in Służewiec.
Sources
- Knight Frank, Warsaw office market H1 2026 (data at end of June 2026)
- Knight Frank via Eurobuild CEE, 20 Oct 2026 (end of September 2026)
- BNP Paribas Real Estate Poland, Office Market Warsaw Q2 2026 (August 2026)
- CBRE, Warsaw Q2 2026 Office Figures (July 2026)
- PINK via CEO Magazine Poland, 14 Jul 2026 (Q2 2026)
- Cushman & Wakefield, Office Fit Out Cost Guide 2026 (March 2026)
- Colliers, Flex Guide 2026 (May 2026)
- Listing on Domiporta, Służewiec, July 2026
- Listing on Domiporta, Wola, October 2026
- Listing on Domiporta, Śródmieście, 2026
- Polish VAT Act, ustawa o podatku od towarów i usług (isap.sejm.gov.pl)
- NBP, table 208/A/NBP/2026 of 26 Oct 2026
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