A New Perspective on Bratislava's Office Market

Starting Q1 2025, the Bratislava Research Forum (BRF) implemented a significant change in how office stock is measured. The new methodology now excludes "owner-occupied" buildings – spaces fully owned and utilized by a single entity, such as corporate headquarters. This strategic shift aims to provide a more accurate representation of commercially available office space, crucial for tenants and investors, by removing properties not accessible on the open market.

Previously, these buildings were included for comprehensive market monitoring. However, the focus has now sharpened to reflect the true dynamics and potential of the market in terms of availability.

Bratislava's Modern Office Stock: The Updated View

Under the revised methodology, the total office stock in Bratislava now stands at 1.76 million m², a significant adjustment from the previous 2.05 million m². This re-evaluated stock comprises:

  • 22% Class A+
  • 39% Class A
  • 39% Class B

Overall, modern office spaces commercially available represent 86% of the total, accounting for the 1.76 million m² figure, with approximately 4% of buildings being state-owned.

Sustainability Takes Centre Stage: Green Office Buildings

Bratislava is making strides in sustainable office development. A substantial 851,720 m² of office space – representing 48% of the total volume (or 45 out of 273 buildings) – holds valid green/sustainable building certifications. This commitment to sustainability is evident in the diverse certifications:

  • 60% BREEAM certified
  • 2% BREEAM/WELL GOLD combination
  • 38% LEED certified

For those seeking the pinnacle of sustainability, Bratislava boasts three buildings with the prestigious BREEAM Outstanding rating: Twin City Tower, Pribinova 40, and Pradiareň 1900. Additionally, Einpark Offices stands out as the sole holder of both LEED Platinum and LEED Zero Carbon certifications.

Businesses prioritizing environmental responsibility will find a growing selection of high-standard green offices in Bratislava. The Bratislava Research Forum plans to revise certified office building data in Q4 2025 to align with the latest certification standards.

Q3 2025 Office Market Activity: Take-up and Demand

The third quarter of 2025 saw a total office take-up of 24,835 m². This figure indicates a quarter-on-quarter decrease of 32% and an 11% year-on-year decline in leased area. Despite the fluctuations, the market remains active, with a strong focus on existing spaces:

  • 49% of transactions were renegotiations
  • 48% were new lease agreements
  • 2% were pre-leases
  • 1% represented expansions

Demand was primarily driven by the IT sector, accounting for 5,388 m² of leased space, followed by Professional Services and the Financial sector. The largest transaction, a renegotiation in the IT sector, covered 3,702 m². Overall, eight transactions exceeding 1,000 m² were concluded.

Interest remains high for premium spaces, with 63% of leasing transactions occurring in Class A buildings, followed by Class B (25%) and Class A+ (12%). This confirms the market's preference for higher-standard facilities.

Office Vacancy Rates: A Realistic View

The introduction of the new methodology has refined the understanding of office vacancy. Using the original 2.05 million m² stock, the vacancy rate was 12.65%. However, with the new methodology focusing on the 1.76 million m² of commercially available space, the vacancy rate for Q3 2025 stands at 14.47%.

This difference is primarily because the excluded "owner-occupied" buildings were largely fully utilized, and their removal from the total available stock naturally increases the vacancy rate for the remaining commercial inventory. Both methodologies saw a slight quarter-on-quarter increase in vacancy. For market continuity, data according to both methodologies will be published until the end of 2025.

By building class, the vacancy rates are:

  • Class A+: 8.43%
  • Class A: 18.64%
  • Class B: 13.74%

Prime Rents: Stability with an Upward Trend

Prime rent in Bratislava remained stable in Q3 2025, holding at 20.50 EUR/m²/month. However, market experts anticipate a potential increase in prime rents towards the end of the year.

Conclusion: Bratislava's Evolving Office Landscape

Bratislava's office market in Q3 2025, viewed through its new, more refined methodology, presents a clear picture of a dynamic environment. With a strong emphasis on sustainability, a diverse range of high-quality spaces, and a robust demand from sectors like IT, Bratislava continues to be an attractive location for businesses seeking modern office solutions. The revised data offers greater transparency, enabling more informed decisions for prospective tenants and investors.

Source: kancelarie.sk