In recent years, the Bratislava office market has undergone significant transformation. Developers now face the challenge of delivering office projects that not only meet tenants’ expectations in terms of layout, design, and technology but also comply with evolving sustainability standards.
According to the latest data from global real estate advisory firm CBRE, this trend still has room for improvement. Which standards currently dominate the market? Which sectors are driving occupancy? What is the status of office development in Bratislava, and how are prime rents expected to evolve? These questions are explored in the latest Bratislava Office Figures Q1 2025 report.
Leasing activity in Bratislava reached 62,847 square meters in the first quarter, representing a year-on-year increase of 36%, and the largest transaction was a lease renewal of 17,000 square meters in the CBD submarket.
The quarterly volume of net take-up (excluding renegotiations) amounted to 23,402 square meters.
Leasing volume continued to be dominated mainly by renegotiations, which accounted for as much as 63% of all transactions.
While new leases made up 35%, expansions accounted for only 2%.
The highest transaction volume was recorded in the CBD submarket, where deals totaling 36,721 square meters were signed.
The consumer goods sector dominated with the largest share of leased space, occupying 30% of rental space.
It was followed by the financial sector with 22% and the IT sector, which accounted for 18% of the space.
The results also confirmed strong demand for high-quality office space – up to 85% of leases involved buildings of A and A+ standard.
“Approximately 41% of office space holds a BREEAM or LEED sustainability certificate, which continues to reflect demand for ecological and energy-efficient workspaces,” explains Oliver Galata, Head of Office Leasing at CBRE Slovakia.
By the end of the first quarter, the overall vacancy rate slightly increased to 12.63%, indicating stable demand in the market.
The lowest vacancy rate was recorded in the City Center submarket at 7.05%, indicating strong demand. This was followed by the South Bank area with a vacancy rate of 8.53%. On the other hand, the Outer City area showed a positive shift, as the vacancy rate dropped after a longer period, down to 17.39%.
Construction activity on the Bratislava office market is currently low – only three projects are under construction. While the completion of the Dunaj project by CTP (6,400 sqm) is expected by the end of 2025, the Chalupkova Offices by Penta Real Estate (18,200 sqm) and Ganz House by JTRE (9,400 sqm) will be completed in 2026.
“Given the limited new construction, 2025 will be historically the weakest year in terms of new supply to the market. In 2026, a certain increase in completed projects is expected, but volumes will likely remain below the historical average,” added Peter Slovák, Research Manager at CBRE Slovakia.
Despite a relatively high vacancy rate of 12.63%, the supply of modern high-quality offices remains limited, which is creating pressure for growth in prime rents. These currently stand at €20 per square meter per month, representing an 8% year-on-year increase. “Persistent demand for premium space, combined with limited supply, will continue to support further price growth in the near future,” adds Galata.
The Bratislava office market continues to show resilience – characterized by strong demand in key sectors, increased focus on quality and sustainability of space, and a gradual trend of rental growth – despite challenges on the supply side.
