Net leases (tenant pays opex, taxes, insurance separately).

  • Typical lease length: 5 years.
  • Typical rent-free: 6 months.
  • Vacancy: 11.4%; trend rising.
  • Net leases (tenant pays opex, taxes, insurance separately).

Warsaw office lease norms

Net leases (tenant pays opex, taxes, insurance separately).

TL;DR

  • Typical lease length: 5 years.
  • Typical rent-free: 6 months.
  • Vacancy: 11.4%; trend rising.
  • Net leases (tenant pays opex, taxes, insurance separately).

Structure

Net leases (tenant pays opex, taxes, insurance separately). 5-7 year terms standard. Free rent of 4-9 months and TI of PLN 250-400/sqm typical.

Negotiating levers

Free rent and TI remain the most negotiable line items; landlords prefer concessions to face-rent cuts because they preserve headline rent and implied valuation. Always model effective rent (face minus PV of concessions).

Key facts

cityWarsaw
countryPoland
regionEMEA
classARentLocal1080 PLN/sqft/yr
classARentUsd$270/sqft/yr
vacancy11.4%
typicalLeaseYears5
typicalRentFreeMonths6
submarkets5
primeYieldPct5.6%

Frequently asked questions

What's a typical lease term in Warsaw?
5 years for institutional Class A. Shorter terms are achievable on smaller floor plates with stronger covenants.
How is rent quoted in Warsaw?
In PLN/sqft/year. We also publish a USD-normalised view ($270/sqft/yr) for cross-market comparison.

Editorial provenance

Reviewed by Samuel Okafor — EMEA contributing editor. Last updated 2026-04-15. See our methodology and editorial standards.

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