Poland office fit-out and refurbishment market 2026: market value, cities and costs
Poland’s office fit-out and refurbishment market in 2026 includes not only new-space fit-outs, but also relocations, lease renegotiations combined with alterations, adaptations after previous tenants and the repositioning of vacant space. Poland’s modern office stock is approximately 13.04 million m², of which approximately 1.78 million m² is available space. This stock creates potential for new fit-out projects, refurbishments and the preparation of offices for another leasing cycle. Ecoffices Model structures and assesses this potential using proprietary cost benchmarks, indicators and indices.
The office fit-out market covers the full process of making space ready for use
Preparing an office is not simply the final stage of construction. In practice, it is an investment decision connecting floor area, workplace programme, technical specification, time, entry cost, working model and operational risk. The market therefore includes not only new offices, but also relocations, renegotiations, refurbishments, refreshes, adaptations after previous tenants and the reactivation of vacant space.
From this perspective, the relevant question is not how many new offices were built. It is how much office space requires adaptation, alteration, specification improvement or preparation for another leasing cycle. The full process is explained in our article what office fit-out is.
- new offices in newly developed buildings,
- relocations into completed or partly completed space,
- headquarters projects and larger consolidation decisions.
- alterations to existing offices,
- refreshes after several years of occupancy,
- adaptation to hybrid working.
- space left by previous tenants,
- offices requiring a new test-fit,
- stock that needs to regain competitiveness.
The Ecoffices Model structures the market through stock size, availability, modernisation pressure and cost benchmarks. It then assesses project, adaptation and refurbishment potential and estimates the value of the office fit-out market.
More than 13 million m² of offices forms the base for relocation, refurbishment and adaptation
Poland’s modern office market comprises approximately 13.04 million m² of space, including approximately 6.28 million m² in Warsaw and approximately 6.76 million m² across the main regional markets. The Ecoffices Model uses stock scale, available space and tenant activity to assess the potential for relocations, refurbishments, adaptations and the preparation of offices for another leasing cycle.
Approximately 1.78 million m² of available space can be treated as a potential future adaptation, refurbishment or repositioning market. Not every vacant square metre requires a full fit-out, but every square metre that is to compete again for a tenant needs to be assessed in terms of specification, programme, entry cost and technical risk.
Indicative modern office stock in Poland, forming the base for relocations, renegotiations, refurbishments, adaptations and fit-out projects.
Indicative available space that can be analysed as an adaptation, refurbishment and repositioning market.
Illustrative annual volume of floor area that may trigger fit-out, relocation, refurbishment or alteration in the Ecoffices Model.
Poland’s annual office fit-out and refurbishment market may be worth PLN 1.4–4.2bn net
The modelled market value depends on two variables: the floor area triggering works and the CAPEX benchmark. With an annual volume of approximately 600,000–800,000 m² and costs ranging from PLN 2,260/m² to PLN 5,200/m² net, the potential value of the office fit-out, adaptation and refurbishment market is indicatively in the range of PLN 1.4–4.2bn net.
This value includes more than construction alone. It also covers design, coordination, budgeting, construction and MEP works, FF&E, AV and IT, logistics, technical adaptation, building approvals and scope risk. Cost ranges for a specific office are discussed in our analysis of how much office fit-out costs in 2026.
- 600k m² of active floor area,
- Eco Start: PLN 2,260/m²,
- approx. PLN 1.4bn net.
- 700k m² of active floor area,
- Eco Flow: PLN 3,080/m²,
- approx. PLN 2.2bn net.
- 800k m² of active floor area,
- Eco Signature: PLN 5,200/m²,
- approx. PLN 4.2bn net.
The PLN 1.4–4.2bn net range illustrates the scale of office decisions that may trigger investment budgets. Not every project falls into the same specification level, so the market should be read through specification, scope and programme complexity.
Warsaw has the greatest scale, while regional markets create demand for refurbishment and selective office preparation
Warsaw remains Poland’s main office fit-out market because it combines the largest stock, the greatest leasing liquidity, the broadest tenant base and the highest number of higher-specification projects. Regional markets are equally important to the analysis: Krakow, Wroclaw, Tricity, Katowice, Poznan and Lodz show different versions of the same process. Some demand comes from new occupancies, some from refurbishment, some from cost optimisation and some from vacancy pressure.
| City | Office stock | Under construction / new supply | Project Opportunity Index | Vacancy Adaptation Index | Modernisation pressure | Dominant potential | CAPEX benchmark |
|---|---|---|---|---|---|---|---|
| Warsaw | approx. 6.28 million m² | approx. 120,000 m² | 96/100 | 89/100 | 78/100 | headquarters, relocations, refurbishments, premium projects | Eco Flow / Eco Signature |
| Krakow | approx. 1.85 million m² | approx. 51,500 m² | 88/100 | 70/100 | 72/100 | technology, service centres, hybrid offices | Eco Flow |
| Wroclaw | approx. 1.37 million m² | limited space under construction | 82/100 | 81/100 | 84/100 | refurbishment of existing stock | Eco Flow / refurbishment |
| Tricity | approx. 1.07 million m² | approx. 36,000 m² | 80/100 | 66/100 | 68/100 | regional relocations, services, technology | Eco Flow |
| Poznan | approx. 0.68 million m² | approx. 73,800 m² | 78/100 | 64/100 | 62/100 | new occupancies, relocations, cost and specification | Eco Start / Eco Flow |
| Katowice | approx. 0.78 million m² | approx. 15,600 m² | 74/100 | 73/100 | 70/100 | optimisation, service-sector projects | Eco Start / Eco Flow |
| Lodz | approx. 0.65 million m² | selective | 66/100 | 77/100 | 74/100 | renegotiations, refurbishments, cost control | Eco Start / Eco Flow |
| Lublin | approx. 0.22 million m² | low / selective | 52/100 | 54/100 | 60/100 | cost-focused projects and refurbishments | Eco Start |
| Szczecin | approx. 0.19 million m² | low / selective | 48/100 | 49/100 | 58/100 | selective fit-outs and refreshes | Eco Start |
Eco Start, Eco Flow and Eco Signature describe market value better than one cost-per-square-metre figure
The office fit-out market should not be described by one anonymous cost-per-square-metre figure. A cost-controlled office after a previous tenant is different from a new business-specification office, and both differ from a representative headquarters with numerous meeting rooms, glazing, AV, a server room and higher-quality materials. The difference between the construction base and the full all-in cost is shown in our 2026 office fit-out CAPEX benchmark.
A cost-rational variant for projects with tighter scope control, a simpler layout, limited glazing and strong emphasis on budget efficiency.
Benchmark for business projects: a fuller workplace programme, more meeting rooms, higher specification, AV, IT and a better user experience.
A variant for representative offices, headquarters and projects with more glazing, technology, bespoke detail, higher-grade materials, meeting rooms and client-facing functions.
Vacant space is a future adaptation and repositioning market
Vacancy is one of the most important components of the office fit-out market. Vacant space rarely returns to the market without intervention. Sometimes it only needs a refresh, but often it requires a new test-fit, MEP adaptation, meeting-room changes, replacement of finishes, better acoustics, a new entrance zone, AV and IT changes or full repositioning for a different tenant.
A high level of availability does not have to be only a landlord problem. It can also generate demand for the fit-out market: every square metre that is to compete again for a tenant must be prepared for a new use cycle. Before deciding on adaptation, the layout and capacity should be checked using the office test-fit and workplace capacity calculator.
- when the existing specification does not meet tenant expectations,
- when the previous tenant’s layout is inefficient,
- when the building competes with newer office stock.
- when it requires major CAPEX without a clear strategy,
- when it has technical constraints,
- when it fails the test-fit for the new working model.
Fit-out vacancy is vacant office space whose real value depends on whether it can be prepared quickly, cost-effectively and technically safely for the next tenant.
Three indicators that structure office fit-out potential across Poland’s largest cities
Office stock alone is not enough to assess a city’s attractiveness for fit-out projects. A large market may have limited new-project potential if tenants remain inactive and available space does not require substantial alteration. A smaller market may generate strong modernisation pressure if existing stock loses competitiveness against changing tenant expectations.
The Ecoffices Office Fit-Out Market Index 2026 therefore evaluates the market using three measures: Project Opportunity Index, Vacancy Adaptation Index and Modernisation Pressure Index.
Project Opportunity Index
The Project Opportunity Index shows which cities concentrate the greatest potential for relocations, new fit-outs, refurbishments and Design & Build projects.
- Warsaw96
- Krakow88
- Wroclaw82
- Tricity80
Vacancy Adaptation Index
The Vacancy Adaptation Index assesses how much available space may realistically trigger adaptation, refurbishment or repositioning works.
- Warsaw89
- Wroclaw81
- Lodz77
- Katowice73
Modernisation Pressure Index
The Modernisation Pressure Index measures pressure to update existing offices. A high score indicates that part of the stock may require alteration, refreshing or better adaptation to hybrid working.
- Wroclaw84
- Warsaw78
- Lodz74
- Krakow72
A high score does not automatically mean the most expensive market. It indicates a market where fit-out, refurbishment or adaptation projects are more likely because of stock size, availability, competitive pressure and changing tenant expectations.
How is office fit-out market potential calculated?
The Ecoffices Model structures three market layers: the scale of office stock and available space, investment triggers and budget level. Proprietary benchmarks, indicators and indices are then used to assess project, adaptation and refurbishment potential in individual cities and the probable scale of real investment.
- city office stock,
- available space,
- space under construction.
- relocations,
- renegotiations combined with refurbishment,
- adaptations after previous tenants.
- Eco Start,
- Eco Flow,
- Eco Signature.
Market value, city potential and index scores are estimates generated by the Ecoffices Model. They are intended for comparing scenarios and assessing investment potential across market segments, not for pricing a specific office.
Poland’s office fit-out market is shifting from new supply towards smarter adaptation of existing stock
The report’s central conclusion is straightforward: the future of Poland’s office fit-out market is not limited to new office buildings. It lies in existing stock, vacancy, offices left by previous tenants, renegotiations, refurbishments and the need to adapt space to new ways of working.
For tenants, this means calculating total lease cost rather than rent alone. For landlords, it creates pressure to prepare space that passes a test-fit and makes economic sense. For management teams, it means treating the office decision as an investment decision. Buildability and budget control before procurement are explored in our articles on office design cost and on office designs that fail to reach constructionIf a company remains in its current location, an appropriate scenario may be refurbishment of the existing office.
Translate the market into your own decision: CAPEX, total lease cost and workplace capacity
The report looks at the market at national and city level. Ecoffices calculators translate this logic into a specific decision: how much office preparation costs, whether staying or relocating is more economical and whether a space can actually accommodate the required workplace programme.
Office Fit-Out Cost Calculator
Estimate office preparation cost under Eco Start, Eco Flow and Eco Signature, including programme, specification and landlord contribution.
Office Lease TCO Calculator
Compare staying, refurbishing and relocating using entry cost, exit cost, cash concentration, NPV and decision risks.
Office Test-Fit & Workplace Capacity Calculator
Check whether a space can accommodate the team, workplace programme, meeting rooms, booths, support functions and technical layer.
Office Fit-Out Warsaw
See how Ecoffices manages office design, budgeting, coordination and construction through a Design & Build model.
Office Fit-Out Carbon Footprint Calculator
Check how design decisions, refurbishment, asset retention, materials and systems affect the office carbon footprint.
Frequently asked questions about the Ecoffices Office Fit-Out Market Index
What is the Ecoffices Office Fit-Out Market Index?
It is a proprietary Ecoffices Model that structures the value and potential of the relocation, refurbishment, adaptation and office repositioning market using cost benchmarks, indicators and indices.
Why is the office fit-out market not the same as new office supply?
Because office fit-out is also triggered by renegotiations, refurbishments, adaptations after previous tenants, reductions in occupied area, changes in working model and the reactivation of vacant space.
How is the office fit-out market value estimated?
The Ecoffices Model combines an assumed annual volume of floor area triggering works with the Eco Start, Eco Flow and Eco Signature benchmarks. This produces an indicative estimate of the office fit-out and refurbishment market value.
Is vacant office space part of the fit-out market?
Yes. Vacant space often needs adaptation, refreshing, alteration or repositioning before it can compete effectively for another tenant.
What do Eco Start, Eco Flow and Eco Signature mean?
They are three Ecoffices budget variants. Eco Start is cost-controlled, Eco Flow is balanced business specification and Eco Signature is representative or more technically demanding.