The Bratislava office market recorded its strongest quarterly performance in the past 5 years

• The overall office vacancy rate declined to 14.09%, representing a quarter-on-quarter decrease of 0.38 percentage points.

• Vacancy remains lowest in the South Bank (8.09%) and City Centre (9.06%) submarkets, while Outer City increased to 20.38%.

• Demand continues to be driven by high-quality A+/A buildings, accounting for approximately 72% of total take-up; by sector, financial services lead (22%), followed by the public sector (19%) and professional services (15%).

• Prime rents (headline rents achieved in best-in-class locations) increased by 2.5% quarter-on-quarter to €21.00/sq m/month, reflecting an 8% year-on-year growth.

Leasing activity in Bratislava recorded its strongest quarterly performance in the past five years

Leasing activity reached a total volume of 146,622 sq m in Q4 2025, marking the strongest quarterly result in the past five years and a year-on-year increase of 131%.

Oliver Galata Head of Office Sector, CBRE Slovakia

“This performance was driven by the renewal of a public sector lease for 21,500 sq m in the CBD. In Q4 2025, net take-up on the Bratislava office market totalled 44,421 sq m of office space, representing a year-on-year increase of 47%.”

Renewals of existing leases dominated the market, accounting for 70% of all transactions, followed by new leases (16%), pre-leases (12%), and expansions (3%). The largest leasing volume was recorded in the CBD, totaling 82,000 sq m. By sector, financial services led (22%), followed by the public sector (19%) and professional services (15%). Tenant demand remained focused on quality, with approximately 72% of all leased space directed to A+ and A-grade buildings.

The office market is expected to gradually recover, as only one project was completed in Q4 2025

Developer activity remained subdued during the fourth quarter, with only one office project – Zváračák, approximately 4,000 sq m – completed. Despite the lowest level of new supply in the past two years, the mid-term outlook points to gradual recovery. In 2026, the Dunaj project (6,400 sq m) and Ganz House (9,400 sq m) are expected to come online. A more significant increase in new supply is anticipated in 2027, with the completion of Chalupkova Offices (18,200 sq m), Istropolis Atrium (15,500 sq m), and Nesto (3,500 sq m).

Prime rents in Bratislava rose to €21.00/sq m/month, representing a 2.5% quarter-on-quarter increase and an 8% year-on-year growt. Strong tenant demand, limited construction activity, and a clear shift toward sustainable and modern workspaces continue to support rising rents in the Bratislava office market,” added Galata, CBRE Slovakia.