Offices of 15–150 m²
Small office space for rent in Warsaw
A small office of 15–150 m² in Warsaw can be a unit in a modern office building, space in a Class B building, or an office in a tenement house in the centre. Leases are usually shorter and simpler than for a full floor, but good small offices in the centre go fast: only 4.3% of central office space was vacant at the end of Q3 2026 (PINK). We find options for your team and explain every term in your language.
Who a small office is for
A small office suits teams of 2 to 15: the Polish branch or representative office of a foreign company, an accounting or law practice, a tech team, a studio, or a specialist who sees clients. Unlike coworking, you get your own private space, your own address and the freedom to set it up your way.
When sizing the space, count more than desks. You will want room for meetings, storage and perhaps a kitchenette. Polish health and safety rules require at least 2 m² of free floor area and 13 m³ of room volume per employee. This is general information, not legal advice.
Where to find a small office in Warsaw
Small units turn up in different kinds of buildings. In brackets: the typical office classes in each district.
Śródmieście (A · B · C)
Units in office buildings and offices in tenement houses near metro lines M1 and M2. A prestigious address, but limited choice and the highest rents.
Wola (A · B)
Small units are rare in the new towers; you will more often find them in Class B buildings away from Rondo Daszyńskiego.
Mokotów · Służewiec (A · B)
Many buildings in Służewiec split floors into smaller offices, so units from 50 m² with parking are easier to find.
Żoliborz and Praga (B · C)
Offices in villas, residential buildings and lofts in former factories, with character and a calmer pace.
A unit in an office building or an office in a tenement house
Unit in an office building (A · B)
- Reception, security, air conditioning
- Shared meeting rooms and kitchens on the floor
- Parking on site
- Service charge and add-on factor on top
- Leases more often 3 years or longer
- Few small units available
Tenement house or loft (B · C)
- Lower rent, often 1–3 year leases
- Interiors with character
- City-centre location without the towers
- Air conditioning and lifts not guaranteed
- Little parking
- Heating and wiring need checking
What does a small office cost?
The cost is built the same way as for larger offices: rent per m² net of VAT, service charge, add-on factor, 23% VAT and parking. In office buildings the service charge is most often 18–38 zł per m² per month (Knight Frank, H1 2026). In tenement houses and smaller buildings, landlords sometimes quote a single figure including utilities, and we check exactly what it covers.
On a small floor area, the add-on factor and any mandatory parking make a bigger difference to the total. So for each office we work out the full monthly cost and the cost per workstation.
What to check before you sign
- What the payment covers: service charge, heating, water, cleaning, internet
- Air conditioning, or at least mechanical ventilation
- Building access in the evening and at weekends
- Whether you can register your company at the address and put up a sign
- Kitchen and washroom: private or shared on the floor
- Parking: mandatory or optional, and how many spaces
- Term, indexation, deposit and early-exit terms
A small office for seeing clients
If clients visit you, look beyond floor area. A visible entrance and sign, a lift or step-free access, somewhere for guests to wait and a meeting room all matter. In an office building, reception and shared meeting rooms cover this; in a tenement house, look for a street entrance or a ground-floor unit.
For an office, choose premises registered as commercial space (lokal użytkowy) rather than an apartment. Apartments may come with restrictions from the owners' association, property tax is higher for business use, and not every owner will allow a company to be registered there. This is general information, not legal advice.
When to start looking
A ready-to-use small office can be occupied soon after signing. If you need layout changes, new wiring or furniture, allow more time. Starting 2–3 months before your target date lets you compare several options instead of taking the first one available.
How we find your small office
We work in your language throughout. The lease is in Polish, and we explain each clause before you sign.
Your request
In the form at the bottom of the page, or on WhatsApp: headcount, district, budget, move-in date.
Shortlist
After a short call about your needs, we check the offices are still available and send them with the monthly cost worked out.
Viewings and lease
We show you the offices, negotiate terms with the landlord and stay with you until the keys are handed over.
See also
- Office space for rent in WarsawRents, classes, districts and lease terms.
- Serviced offices and coworkingReady offices and desks from one month.
- Śródmieście (A · B · C)Offices in central Warsaw.
- Mokotów · Służewiec (A · B)An office district with plenty of choice.
- What an office really costsHow to work out the full monthly cost.
Questions and answers
Can I rent a 20 m² office in Warsaw?
Yes. Offices that size exist in tenement houses, villas and Class B buildings, and sometimes in office buildings where a floor is split into units. Serviced office centres also offer small private rooms.
How long is a lease on a small office?
In Class B and C buildings and tenement houses, leases are often 1–3 years. Class A buildings usually ask for 3 years or more, even for small units. A serviced office can be taken from one month.
What is included in the price of a small office?
In an office building: rent, service charge, add-on factor and 23% VAT, plus electricity and parking. In smaller buildings landlords sometimes quote one figure including utilities, and we check exactly what it covers.
How much space does each person need?
Polish health and safety rules require at least 2 m² of free floor area and 13 m³ of room volume per employee. In practice, you also need space for meetings, storage and a kitchenette. This is general information, not legal advice.
Can we register our company at the office address?
Usually yes, if the landlord agrees. Check this and put it in the lease before signing, along with the right to a sign at the entrance.
Sources
Shortlist
Get a shortlist that fits your brief
Send a request: what you need, district, budget and dates. We check the properties are available and send you the ones that fit.