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The office market in Katowice maintains a strong position among Poland’s regional cities. At the end of 2025, total office stock amounted to 742,000 sq m, allowing the city to retain its position as the fourth-largest regional office market in Poland. Stable demand for office space for lease in Katowice, combined with the lack of new supply in 2025, resulted in a decrease in the vacancy rate to 21.6%.
For companies considering office leasing in Katowice, the current market environment means growing competition for the best-quality space while headline rents remain stable.
Supply: no completions and limited development activity
At the end of 2025, Katowice’s total office stock stood at 742,000 sq m, representing approximately 6% of Poland’s total office resources. No new office buildings were delivered during the year, clearly distinguishing Katowice from some other regional markets.
More than 30,000 sq m of modern office space remains under construction across three projects. The largest of these is the Eco City Katowice complex (18,000 sq m), developed by Górnośląski Park Przemysłowy.
Limited new supply in the short term may further reduce the availability of vacant space, particularly in buildings offering the highest technical and environmental standards.
“The absence of new supply in 2025, combined with rising tenant activity, naturally leads to a gradual reduction in available space and strengthens the negotiating position of owners of the best-located assets,” comments Iwona Kalaga, Leasing Manager at Knight Frank.
Demand: strongest quarterly result in three years
Demand for office space in Katowice reached nearly 55,600 sq m in 2025, marking a 17% increase year-on-year. As a result, Katowice accounted for 7% of the total leasing volume recorded across Poland’s regional cities.
The fourth quarter was particularly strong, with 22,600 sq m leased – the best quarterly result in almost three years.
The transaction structure reflects growing tenant optimism:
- new leases – over 76% of total volume,
- renegotiations – over 20%,
- expansions – 3.5%.
The dominance of new leases indicates an increased willingness among companies to relocate and upgrade the standard of their office space. In practice, this translates into higher market churn and an active search for attractive office space options in Katowice.
“The clear increase in the share of new leases shows that companies are not only extending existing contracts, but are increasingly deciding to relocate in order to optimise costs and improve office standards,” adds Iwona Kalaga.
Vacancies: declining, yet still the highest in Poland
At the end of Q4 2025, the vacancy rate fell to 21.6%, down by 1.8 percentage points quarter-on-quarter and by 1.6 percentage points year-on-year. The reduction in available space was driven by the lack of new supply and relatively strong demand.
Despite the noticeable improvement, Katowice remains the market with the highest office vacancy rate in Poland. On the one hand, this still provides a wide range of options for companies planning to lease office space in Katowice; on the other hand, it maintains competitive pressure among building owners.
The limited volume of space under construction may further constrain the availability of modern office modules in the coming quarters.
Rents and occupancy costs
At the end of Q4 2025, headline asking rents in Katowice remained stable, typically ranging between EUR 10.00 and EUR 14.50 per sq m per month.
Service charges also remained stable, ranging from PLN 14.00 to PLN 26.00 per sq m per month.
Stable rental levels, combined with a declining vacancy rate, create a relatively predictable environment for companies planning business expansion in Katowice – both in the city centre and within larger office complexes.
Outlook for the Katowice office market
Katowice benefits from the strong position of the Silesian metropolitan area, well-developed transport infrastructure, and a stable presence of the business services sector and modern technology industries.
In the short term, a further gradual decline in the vacancy rate can be expected, particularly if tenant activity remains high. The limited number of projects under construction may result in greater selectivity of available Class A space.
For companies analysing office leasing opportunities in Katowice, the current market conditions may offer a good opportunity to secure space on attractive terms – especially in the case of larger units and longer lease agreements.
Get in touch with our expert:
Iwona Kalaga
Leasing Manager
M.: +48 503 809 448
E-mail: iwona.kalaga@pl.knightfrank.com
