Warsaw

Warsaw has the most developed infrastructure in Poland. Every day, over 40 percent of residents travel by public transport, which includes 279 bus lines, 29 tram lines, five major railway stations and 40 passenger stops. More than 100 kilometres of railway lines run within the city limits, carrying passenger trains. Two metro lines, comprising a total of 39 stations, form a key element of the transport system. Promising plans have recently been announced to increase the number of routes from two to five, which will give 17 of the city’s 18 districts access to the metro.

The capital also has a well-developed network of bicycle routes, currently exceeding 820 kilometres.

Warsaw is served by two airports: Chopin Airport and Warsaw-Modlin Airport. Work is also under way on the Central Communication Port, a planned transport hub between Warsaw and Łódź that will integrate air, rail and road connections. This investment will further strengthen Poland’s position as an attractive location for business.

Piotr Capiga

Associate, Senior Office Leasing Manager, Cushman & Wakefield

Expert commentary

Warsaw is intensively rebuilding its infrastructure, focusing on public transport and limiting car traffic in the city centre.

The removal of the tunnel at Złota Street, the narrowing of Marszałkowska Street and the redevelopment of Plac Pięciu Rogów are elements of a strategy to calm traffic and increase the space for pedestrians. At the same time, public transport is being developed – a tram line to Wilanów has been launched, the transfer hub at Western Railway Station is being expanded, and a metro station is planned to be built at the Eastern Railway Station, which will improve access to these areas of Praga district. In turn, the extension of Suwak Street has increased the accessibility of Służewiec office district.

These changes support the development of modern, well-connected office spaces and encourage companies to relocate to locations with better access to public transport, in line with the growing trend of restricting car access to the city centre.

Monika Starowieyska

Associate Director, Light Industrial, Poland, SEGRO

Expert commentary

The Warsaw warehouse and industrial real estate market, accounting for 20% of total stock and over 20% of annual demand in 2024 in Poland, is also the largest market in the country. Zone I, covering the area within the city limits and its immediate vicinity, remains stable with a low annual supply of around 50,000 m².

In recent years, the products offered on the Warsaw market have evolved – standard Big Boxes are giving way to Small Business Units, i.e. urban warehouses. Dynamic growth is expected in the Last Mile Logistics and Data Centres segments.

Since the 2000s, the Okęcie area and Białołęka district have been the most rapidly developing areas in Warsaw. The expansion of road infrastructure has enabled the development of further areas for warehouse construction (Ożarów vicinity, Konotopa, Janki, Nadarzyn, Grodzisk) and has opened up routes to the north and east of the city. We also see dynamic changes in new areas, such as the Huta Warszawa area, where there is potential for the growth of the aforementioned Last Mile and Data Centres segments.

The urban planning changes may limit new development, thus affecting land prices and rental rates, which for Zone I are already around 50% above average rates for other markets. Prices of warehouse real estate per square metre in Warsaw are around 30% higher than in other markets, which attracts investors. Of the EUR 1.3 billion invested in modern warehouse facilities in 2024, over EUR 250 million was spent on real estate in Warsaw, where the most attractive rates of return on the Polish market are achieved – currently at around 6.2%.

Joanna Blumert

Head of Leasing & Business Development, Leasing Agency – Office, Warsaw, Cushman & Wakefield

Expert commentary

In 2025, we see a continuation of the trends that have been visible in the Warsaw office market for the last 2-3 years.

Developers have significantly reduced the number of office buildings under construction, and their limited activity is mainly concentrated in the vicinity of Daszyńskiego Roundabout. The number of buildings designated for demolition and replacement with new residential or office developments is increasing. Following redevelopment of Empark complex and Curtis office building, Intraco and Prosta 69 will be demolished, which will be followed by demolition of Ilmet office building.

Office tenant activity remains stable. The most popular are new office buildings in central locations that provide excellent access to public transport and amenities for the building users, as well as those with high technical parameters. The supply gap and tenants’ focus on new, centrally located office buildings have resulted in dynamic growth in rental rates in this market segment, by as much as over 5% year-on-year. Since the beginning of 2025, tenants’ attitudes towards the office usage model have changed. More and more companies signal that they expect employees to return to the office in a hybrid model, with a predominance of work from the office.

Anna Korwin-Kulesza

Head of Asset Management & Leasing, Globalworth Poland

Expert commentary

The office market in Warsaw is currently in a unique situation – development activity is at a record low, and new supply of office space is practically non-existent. This creates space for buildings constructed 10–15 or more years ago, which, with appropriate modernisation, can effectively compete for tenants. An attractive location remains a key factor, but technical issues and the building standard – from energy efficiency, through the possibility of making effective layout adjustments, to the comfort of users – also become more and more significant in the decision-making process.

At the same time, a flexible approach to lease becomes increasingly important. Companies are seeking solutions that allow them to adapt their office space to current projects and ongoing business needs. A comprehensive offer, including traditional leases, serviced offices, and coworking spaces, available in Globalworth’s portfolio in Poland under the Ace of Space brand, gives tenants freedom of choice and greater cost efficiency. This type of flexibility becomes an important element of competitive advantage for buildings that respond to diverse market expectations.

From the point of view of a long-term investor such as Globalworth, the priority is to maintain, develop and regularly improve the quality of assets. Well-thought-out, consistent modernisation, adaptation to the evolving needs of tenants and sustainable management allow buildings from the first and second decades of the 21st century to remain a competitive and attractive option. This enables them not only to maintain their stable position on the market, but often to become the preferred choice for companies looking for proven, high-standard locations.

Ewa Andrzejewska

Chief Operating Officer of the Polish Chamber of Commercial Real Estate (PINK)

Expert commentary

As an organisation bringing together entities from the commercial real estate sector, we closely monitor development of cities, both in terms of investment opportunities and in the context of the legal environment. Warsaw remains at the top of the investors’ list. The Polish capital city is a friendly place for both landlords and tenants of commercial real estate, not only because of concentration of qualified employees, but also because of its well-developed infrastructure. Commercial real estate also includes the living sector, which is particularly evident in Warsaw. Institutional lease is a supplement and an alternative to owned apartments. It is a part of a whole, diverse ecosystem. Projects carried out and managed by commercial entities help co-shape the lease market and have a positive impact on it through standardisation of quality and transparency of lease terms. The occupancy rate for the existing projects indicates high demand and encourages investors to undertake further projects, which is a response to the evolving needs of the younger generation, i.e. students and people entering the labour market.

We shall not forget about private student dormitories, which also increase the pool of housing resources. They are a response to the development of academic centres and are conducive to building a base of young professionals needed by businesses located in the capital city. They also often allow older buildings to be adapted to new functions and, after modernisation, reintegrated into the urban fabric.

The availability of attractive land in the city centre may be a potential barrier to business development in Warsaw. The market is looking for solutions to this problem, which will increasingly involve modernisation of existing buildings in accordance with ESG requirements, but also with the EU directive on the energy performance of buildings, which will soon be implemented in Poland.

Thanks to effective cooperation between the business sector and public administration, Warsaw stands out as a city that actively supports entrepreneurship. It has implemented a range of initiatives aimed at creating a business-friendly environment while offering various forms of support.

As part of the #Warsaw2030 Strategy, the city plans to support innovative projects by providing information and advisory assistance and by facilitating the development of interdisciplinary cooperation networks between businesses, public entities, representatives of the local community and scientists. Warsaw also promotes the use of municipal premises for business incubation and networking, which is an element of its strategy to support local businesses. Through these measures, it strengthens its position as a business-friendly city offering comprehensive support for business development.

In the 2024/2025 academic year, Warsaw strengthens its position as a leading academic centre in Poland, characterised by close cooperation between universities and the business sector, as well as numerous national and international awards.

The University of Warsaw offers a wide range of research programmes carried out in cooperation with enterprises. The university actively participates in technology transfer projects and supports the development of start-ups through its innovation centres.

The Warsaw University of Technology is a leader in technical sciences and carries out numerous research and development projects in cooperation with the industry sector. The university also offers internship and work placement programmes for students, enabling them to gain practical experience in renowned technology companies.

The Warsaw School of Economics maintains its high educational standards and holds prestigious international accreditations such as EQUIS and ACCA. The university cooperates with global educational and business institutions, offering international exchange programmes and consulting projects for companies.

The University of Economics and Human Sciences in Warsaw has gained popularity, becoming the most frequently chosen non-public university in Poland in the 2024/2025 academic year. AEH was also recognised for having the best-qualified academic staff in the “Perspektywy” ranking.

SWPS University continues its mission of combining science with practice, offering programmes in psychology, law, linguistics and cultural studies. The university works with international experts such as Robert Cialdini and Philip Zimbardo, who have been awarded honorary doctorates by SWPS University.

Warsaw’s universities consistently strive to integrate science with business practice, offering internship programmes, workshops and research projects carried out jointly with enterprises. This approach not only enhances the quality of education but also strengthens Warsaw’s position as a dynamic centre of innovation and entrepreneurship.

Fabian Pietras

Business Unit Director, IT Services Antal

Expert commentary

Warsaw is the leader in Polish academic education – in the Perspektywy 2025 ranking, the University of Warsaw took 1st place and the Warsaw University of Technology took 3rd place, excelling in science, engineering, IT, economics and linguistics. The University of Warsaw offers as many as 16 of the best degree programmes in the country, while the Warsaw University of Technology regularly collaborates with the industry sector on research and development projects of international significance.

Graduates of capital city’s universities are valued for their language skills, digital competencies, innovation and ability to work in a multicultural environment. Warsaw universities actively combine science with business: in IT, they develop AI, cybersecurity and IoT; in medicine – telemedicine, 3D bioprinting and regenerative medicine; in the green energy and transport sectors – energy storage, autonomous vehicles and recycling technologies.

The quality of life in Warsaw is also important, as it is also rated as one of the best in the country, which further enhances Warsaw’s relocation potential.

Warsaw is developing rapidly and is the clear leader in investment in Central and Eastern Europe. A highly qualified workforce is undoubtedly a key factor contributing to its strong employment potential.

The main areas where many new job offers emerge are sales departments and the IT industry. There are also plenty of job opportunities in sectors such as finance, business services, technology, media, education and tourism. The abundance of employment opportunities makes Warsaw attractive both to skilled professionals and to those just starting their careers.

Michał Borkowski

Business Unit Manager, Finance & HR, Antal

Expert commentary

Warsaw is strengthening its position as one of the most competitive labour markets in Europe, with very low unemployment and record labour force participation. There is still a high demand for experts in the AI, fintech, BPO/SSC, renewable energy and professional services sectors. In recent years, Poland has become an important logistics hub, which also benefits the capital city.

There is a growing shortage of experts in new technologies, logistics and data analysis. At the same time, changes in the market and the increasing flexibility of the labour market, for example greater openness to hybrid working, mean that highly competent candidates can expect significant concessions.

Local and international companies strive to centralise and automate processes, which naturally translates into improved operational efficiency. This is reflected in the performance, e.g. by reducing employment costs, which are particularly significant in the services sector. Comparing the cost of living to remuneration, Warsaw performs very well compared to many European cities, and companies can compete for employees not only from the Polish market. For several years now, we have seen an increasingly clear trend of filling regional roles in Poland, most often in Warsaw. They do not only concern operating activities, but are increasingly strategic in nature. These are mainly regions covering the Baltic countries and Central and Eastern Europe. The consequence of such decisions is expansion of departments and an increase in employment.

Agnieszka Zielińska

Director at Polish HR Forum

Expert commentary

Warsaw is the largest labour market in Poland, with high employment potential. The capital is home to nearly 250,000 students and each year produces tens of thousands of university graduates, supplying the market with young, well-educated professionals. More than 577,000 companies are registered here, which confirms strong business dynamics.

In 2024, average employment in the enterprise sector reached 1.1 million people, and the unemployment rate was only 1.4 percent. The largest number of jobs is generated by service industries: trade, finance, IT, modern business services (BPO/SSC) and public administration. The development of the ICT sector is particularly visible – Warsaw is the headquarters of many international technology companies, and the demand for programmers, data analysts and cybersecurity specialists is growing rapidly.

There is also high demand for staff in logistics and construction, especially in connection with ongoing infrastructure investments. Warsaw attracts both Polish and foreign employees – about 15 percent of those working in the capital are people from outside Poland. Competition between employers supports flexible forms of employment, such as remote and hybrid work, and investments in employer branding. Thanks to this, Warsaw remains one of the most attractive places to live and work in Central and Eastern Europe.

In this year’s FDI ranking, the Polish capital moved up to the top three, improving its position by one place compared to the previous year. Warsaw ranked second in two key categories – human capital and lifestyle, and business friendliness – second only to London.

The city stands out among all European metropolises with the largest number of jobs created in the last five years thanks to foreign direct investment (FDI). Global companies such as Google and Visa played a significant role in this process.

Warsaw also plays an important role in the software development industry. According to fDi Markets data, since 2020 more than one billion dollars of FDI has been invested in this sector. The city’s dynamic economic growth is reflected in the labour market – the unemployment rate was just 1.4 percent in June 2024, according to the municipal statistical office. Warsaw was also honoured with the title of The Best Destination in New Europe during the Conventa 2025 trade fair in Ljubljana. This prestigious award highlights the capital’s dynamic development as a key business hub in Central and Eastern Europe. The city’s transformation, modern infrastructure and the professionalism of the local MICE (Meetings, Incentives, Conferences, Exhibitions) industry attract event organisers from around the world. The award further strengthens Warsaw’s position on the international business stage, promoting its investment potential and appeal to companies seeking fast-growing markets.

Magdalena Kramarz

Director Group Business Services, VELUX Group

Expert commentary

Warsaw has been one of the key investment centres in the CEE region for years, attracting both global corporations and dynamic SMEs.

The capital city’s advantages undoubtedly include an excellent location, developed infrastructure and a wide network of business connections. From the point of view of VELUX Group and the shared services centre (Group Business Services), however, highly qualified staff and a strong base of universities, which are talent incubators, are particularly valuable.

Poland plays an important role on VELUX Group’s investment map. Although the company is known worldwide as a manufacturer of roof windows, the Warsaw-based company is also the location from which we conduct global business operations, integrating people, processes and technologies across the entire enterprise.

We serve 36 VELUX entities from 19 countries, and our team of specialists proficient in multiple languages supports key financial, tax and purchasing processes, as well as projects.

The knowledge of Polish engineers, their creativity, flexibility and ability to implement modern technological solutions constitute an invaluable added value for Warsaw as a centre of innovation and business. In my opinion, it is the availability of highly qualified staff that determines the potential for doing business in the capital city.

Rhonen Azoulay

General Manager, Czech Republic & Poland, Lufthansa Group

Expert commentary

Warsaw is rapidly emerging as a prime destination for foreign investors seeking business opportunities in Europe. With a robust infrastructure, a skilled workforce, and a vibrant economic landscape, Warsaw is perfectly positioned for businesses aiming to scale and thrive. At the Lufthansa Group, we are proud to support Warsaw’s business community with our extensive global network. Through our major hubs, we link Warsaw to over 300 destinations around the world, and connect people, cultures and economies. The city’s strategic location, coupled with its commitment to innovation and development, makes it an attractive hub for industries ranging from technology to manufacturing. Investors will find a welcoming environment and a dynamic market ready for new ventures. Warsaw’s unique combination of historical charm and modern amenities further enhances its appeal, offering a high quality of life for expatriates and local professionals alike. We highly recommend investing in Warsaw to take advantage of its unparalleled offer for businesses, and to be part of a thriving economic future.

Mariusz Pietrzak

Vice President, Elekta Business Services

Expert commentary

In my opinion, Warsaw, as the capital city of Poland, stands out from other cities in Poland and the region due to its exceptional investment attractiveness. Key factors include high-quality infrastructure – availability of offices, transport, catering, accommodation, availability of qualified specialists and a dynamically developing technology market.

The city attracts both global corporations and start-ups, offering extensive collaboration opportunities and institutional support. The central location with a good network of air connections is undoubtedly of key importance, as it facilitates conducting business on an international scale.

Warsaw is investing in modern transport and environmentally friendly solutions, which further enhances its competitiveness compared to other European metropolises. I believe that locating a business in Warsaw is a great opportunity for dynamic growth and a stable future.

Agnieszka Zielińska

Managing Director, Scandinavian – Polish Chamber of Commerce

Expert commentary

With a population of 1.8 million and a total agglomeration population of 3 million potential consumers, Warsaw is a leader in investment and business, not only for the Polish economy but also for the entire CEE region. It is the largest and most diverse city in Poland, featuring a vibrant business environment.

According to a diagnosis of the economic potential of the Warsaw agglomeration, developed for the Capital City of Warsaw, the most promising sectors over the next 15 years will be: the creative sector, modern business services, the municipal economy and the agri-food sector; Warsaw will also become a start-up support centre for Eastern Europe. Already today, Warsaw is a major hub for software development, boasting 356 business service centres. These include many Scandinavian companies, such as DSV – a leader in the logistics sector, SEB bank, Danske Bank, Nordea and Pandora.

In the coming years, Warsaw is expected to draw increasing interest from the Health and MedTech sectors supported by its strong network of research institutions, medical universities, and R&D centres. The city is becoming an important location for companies specialising in biotechnology, pharmaceuticals, medical devices, and digital healthcare solutions (Astra Zeneca, Medicover, Demant Technology Center are examples of Nordic countries’ investments). Government incentives for research and innovation, combined with access to highly skilled staff, are likely to accelerate the development of this sector and strengthen Warsaw’s position as a regional leader in health-related technologies.

Wiktor Doktór 

CEO, Pro Progressio 

Expert commentary

Warsaw is one of the most diverse cities in Poland in terms of the industries represented. Over the past 30 years, both manufacturing and, above all, services have steadily developed in the capital of Poland.

Warsaw’s business potential continues to grow. The city has the largest office property base in the country, and despite the transition to remote and hybrid work models, office space continues to attract strong tenant interest.

Warsaw is also a city with one of the largest academic bases and a wide variety of fields of study, providing many industries each year with access to well-educated professionals.

In the modern business services sector, according to data from BSSIndex.com, both in outsourcing and in-house models, the capital of Poland ranked first in the number of new investment projects in the past two years. The city’s attractiveness has remained consistently high for many years, and there is no indication that this trend will change.

Warsaw is a bustling city. The multitude of cultural attractions, the availability of theatres, cinemas, concerts and sporting events offer a variety of choices. A wide range of beautiful parks, monuments and the Vistula River running through Warsaw offer many interesting ways to spend time outdoors.

The city in figures

• Europe’s No. 1 destination to visit.
• 16 million tourists annually.
• over 1800 tourist accommodation facilities.
• over 120 hotels.
• nearly 100 museums.
• over 100 parks, squares and communal gardens.
• 92% of Warsaw residents perceive their place of residence as safe and peaceful.