The Bratislava office market entered 2025 with a new methodology for calculating the office space supply, which does not include owner-occupied buildings, including state-owned properties. It focuses exclusively on commercially available spaces, thereby providing a more accurate picture of the real supply. This stems from the latest report by the real estate advisory company CBRE.
According to the original methodology, the total volume of office space in Q3 2025 reached 2.05 million m². After excluding almost 283,000 m² of own and state-owned buildings, the revised supply decreased to 1.76 million m².
The trend in the office building market is the relocation of tenants to modern, energy-efficient, and sustainable spaces. Despite a slight increase in vacancy, the supply of quality offices remains limited. Due to this, the highest achievable rent in the best locations is holding at €20.50 per m² per month, and a slight increase is expected by the end of the year.
In the third quarter of 2025, a total of 24,835 m² of office space was leased in Bratislava, representing an 11% decrease compared to the same period last year. Of this volume, net new activity (i.e., new contracts without counting extensions of existing contracts) was 12,655 m². The market was balanced, with nearly equal shares of new lease agreements (48%) and renegotiations, i.e., renewals of existing contracts (49%). A smaller share went to pre-leases (2%) and company expansions (1%). The largest realized transaction was the renewal of the lease of an IT company on an area of 3,702 m² in the Inner City location.
The vacancy rate of office space slightly increased to 12.65%. The lowest share of vacant spaces is in the city center, specifically in the City Center (7%) and South Bank (7.22%) zones. Conversely, in the outskirts of Bratislava (Outer City), almost 19% of the space is vacant. If only commercially leasable buildings are taken into account in the calculation, i.e., without own and state-owned properties, the adjusted vacancy reaches 14.41%.
A limited amount of new office space is expected to be introduced to the market in the near future. The Zváračák project, with approximately 4,000 m², should be completed in 2025. In 2026, two new projects will be added – Dunaj with an area of around 6,400 m² and Ganz House with almost 9,400 m².
A larger increase in new supply is expected only in 2027, when larger projects such as Chalupkova Offices (approximately 18,200 m²), Istropolis Atrium (15,500 m²), and Nesto (3,500 m²) are to be completed.
"Prime rent, i.e., the highest achievable rent, remains at €20.50/m²/month. Compared to the previous quarter, it stagnated, but year-on-year, it is an 8% increase. We predict a further slight increase by the end of the year," said Oliver Galata, Senior Director, Head of Office Sector at CBRE Slovakia.
"The limited availability of modern spaces and the shift in demand to A+/A buildings will continue to differentiate rents between the top product and the rest of the market."
