2021-10-07-莱坊-Warsaw_city_attractiveness_and_office_market_Q3_2021_8页_5mb
报告摘要
Warsaw: City Attractiveness and Office Market Analysis (Q3 2021)
Core Content
Warsaw is a highly attractive city for investment and business, with a strong focus on quality of life, business environment, and office market dynamics. The city has shown resilience in the post-pandemic recovery, maintaining a competitive edge in both rankings and real estate development.
Investment Attractiveness
Warsaw has consistently ranked high in several key categories:
- 1st place in fDi ranking for Eastern European Cities of the Future 2020/21 – Best City in Eastern Europe category.
- 1st place in Deutsche Bank ranking for Smart City with over 500k inhabitants – Smart City Awards 2019.
- 3rd place in the most vegan-friendly city in Europe, 6th in the world – HappyCow 2020 ranking.
- 1st place in the most friendly city in Europe for people with disabilities – Access City 2020 ranking.
These rankings highlight Warsaw's appeal as a modern, inclusive, and innovative city.
Office Market Overview
Key Statistics
- City Area: 517.2 sq km
- Population (2021): 1,794,166
- Population Forecast (2030): 2,132,000
- Population Forecast (2050): 2,249,000
- GDP Growth (2018): 7.4%
- GDP per Capita (2018): PLN 163,372
- Average Salary (Gross): PLN 7,051
- Migration Balance: +2,526
- Unemployment Rate: 2%
Supply and Vacancy
- Existing Office Stock: 6.16m sq m
- Supply Under Construction: 353,000 sq m
- Vacancy Rate: 12.5%
- New Supply (Q1-Q3 2021): 293,000 sq m
- Take-Up (Q1-Q3 2021): 398,000 sq m
Major Office Concentration Areas
| Area | Existing Stock (sq m) | Supply Under Construction (sq m) | Vacancy Rate | Monthly Asking Rent (EUR/sq m) |
|---|---|---|---|---|
| CBD | 960,000 | 121,000 | 13% | 20-25 |
| City Centre (Excluding Daszyński Roundabout) | 1.04m | 63,500 | 11.3% | 15-22 |
| Daszyński Roundabout | 710,000 | 87,000 | 16.2% | 16-25 |
| Służewiec | 1.09m | 32,000 | 18% | 10.5-15 |
| Mokotów (Excluding Służewiec) | 365,000 | 0 | 9.5% | 12-16 |
| Jerozolimskie Corridor | 747,000 | 0 | 8.5% | 12-15 |
| East | 257,000 | 23,300 | 10.7% | 11-15 |
New Supply in Q3 2021
- Skyliner: 48,500 sq m (Karimpol Polska)
- Generation Park Y: 44,200 sq m (Skanska Property Poland)
- Warsaw UNIT: 56,400 sq m (Ghelamco)
- Widok Towers: 28,600 sq m (S+B Gruppe)
The majority of new supply (80%) was located in central zones, indicating strong interest in urban development.
Lease Market Trends
- Lease Agreements Signed in Q3 2021: ~150,000 sq m
- Take-Up Volume (Q1-Q3 2021): ~400,000 sq m
- Vacancy Rate (Q3 2021): 12.5% (down from Q2 2021)
- Pre-Lease Contracts in Total Demand: 10% (lower than the 20% average for 2011-2020)
- Renegotiation of Lease Agreements: ~41% of total leased space in Q3 2021
The market saw a slight stabilization in vacancy rates, but tenant activity remained lower than pre-pandemic levels.
Rent Trends
- Asking Rents: Stable, with slight corrections in Q1 2021 (~EUR 0.5)
- CBD Asking Rents: EUR 20-25/sq m/month
- Prime Office Space (Top Floors): EUR 27-28/sq m/month
- Non-Central Areas: EUR 10-15/sq m/month
- Effective Rents: ~20% lower than asking rents due to incentives
Investment Incentives
Warsaw offers a comprehensive support package for investors, including:
- Individual approach and assistance throughout the investment process
- Back office support and information on public aid
- Real estate tax exemption program introduced in 2017
Key Areas of Support
-
Information Activities:
- Assistance in obtaining data
- Industry know-how and city information packs
-
Office Space Acquisition:
- Access to municipal real estate information
- Support in choosing a location
- Cooperation with real estate agencies
-
Recruitment Activities:
- Collaboration with academic institutions and universities
- Cooperation with HR agencies
- Coordination of joint activities with universities
-
Post-Investment Support:
- Assistance in day-to-day operations
- Joint sector development activities
- Corporate social responsibility projects
Quality of Life
Warsaw is known for its high quality of life, with:
- 113 museums and art galleries
- 37 theatres and music institutions
- 30 cinemas
- Over 3,500 restaurants
- Over 1m sq m of commercial retail space
- 308 outdoor gyms
- 56 water parks and 16 ice rinks
- 6 beaches along the Vistula
- Water trams and ferries, canoes, and water skis
Public Transport
- 2 metro lines, 3 Szybka Kolej Miejska (SKM) lines, and 301 bus lines
- Over 1,880 vehicles, including >230 hybrid and electric buses
- 26 tram lines with >410 trams
- 4,500 city bikes and 300 bike stations
- 3rd largest electric car system in carsharing in Europe (500 cars)
- Over 686 km of bike paths and 40% green areas
Quality of Life Rankings
- 1st in Europolis 2019 as a Youth-friendly City
- 1st in Smart City Awards 2019 for cities with over 500k inhabitants
- 3rd in the world and 6th in Europe in vegan-friendliness (HappyCow 2020)
- 1st in Europe for being the most friendly city for people with disabilities (Access City 2020)
IT Recruitment Trends
- Increase in IT Job Offers: Over 36% rise in the number of job offers
- Most Vacancies in Warsaw: Over 65% of the candidates presented by the firm preferred B2B contracts
- Salary Trends: IT specialist salaries increased by 30–40% compared to early 2020
- Mid-Level Positions: Demand has exceeded 50% of total offers
Top IT Job Roles
- Java Software Engineer/Developer
- DevOps
- SAP Consultant/Engineer/Operations Manager
- Salary Range (Gross): PLN 14,000–25,000, PLN 15,000–27,000, PLN 17,000–30,000 respectively
Recruitment Trends
- Digital Transformation: Over 99% of recruitment procedures are now conducted online
- Remote Work Impact: Video interviews and online sessions have become standard
- Post-Pandemic Recovery: A major upward trend in recruitment, with more companies planning to return to offices in hybrid formats
- Motivation Focus: Interviewers place emphasis on candidate motivation and alignment with company values
Contact Information
- Knight Frank Poland
- Commercial Agency – Office:
- L-REP: Janusz Garstka (janusz.garstka@pl.knightfrank.com)
- T-REP: Jakub Denus (jakub.denus@pl.knightfrank.com)
- Other Contacts:
- Capital Markets: Krzysztof Cipiur (krzysztof.cipiur@pl.knightfrank.com)
- Property Management: Izabela Miazgowska (izabela.miazgowska@pl.knightfrank.com)
- Compliance: Magdalena Oksanska (magdalena.oksanska@pl.knightfrank.com)
- Project Management: Urszula Łuszpińska (urszula.luszpinska@pl.knightfrank.com)
- Valuation & Advisory: Grzegorz Chmielak (grzegorz.chmielak@pl.knightfrank.com)
- Strategic Consulting EMEA: Marta Sobieszczak (marta.sobieszczak@pl.knightfrank.com)
- Research: Elżbieta Czerpak (elzbieta.czerpak@pl.knightfrank.com)
- Website: www.knightfrank.com.pl
- Contact in City: www.biznes.um.warszawa.pl
- Michael Page: www.michaelpage.pl | contact@michaelpage.pl
- Commercial Agency – Office:
Summary
Warsaw stands out as a highly attractive city for investment and business, supported by strong rankings in quality of life, business friendliness, and digital transformation. The office market is robust, with a significant supply of new office space, particularly in central zones. Despite the challenges posed by the pandemic, the market has shown signs of recovery, with a stable vacancy rate and a slight increase in tenant activity. The city offers a range of incentives and support services for investors, and its quality of life is a key factor in its appeal. The IT sector is experiencing a surge in job offers and recruitment activity, with a strong focus on digital tools and hybrid work models.
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