From CEE’s Largest Office Hub to a Sustainable Urban District
A New Chapter for Służewiec: Embracing Sustainable, Mixed-Use Development
Służewiec, once the largest office district in Central and Eastern Europe, is undergoing a remarkable transformation. Moving away from its office-centric identity, the area is evolving into a vibrant, sustainable urban district that thrives 24/7. This shift is driven by the rapid growth of the residential and institutional rental sectors, a strategic reduction of outdated office stock, and significant investments in social and transport infrastructure.Infrastructure Catching Up with Urban Growth
Służewiec is bridging long-standing infrastructure gaps. A prime example is the opening of Warsaw’s first developer-funded school on Konstruktorska Street. The district now boasts over 1,100 service and public utility points. Recent improvements include new road connections—such as Logarytmiczna Street—and an expanded network of bike paths. Planned rail transport upgrades and a future metro line connecting Służewiec with Białołęka and Wilanów will further enhance connectivity across Warsaw.Office Market: Strategic Reduction for Long-Term Value
According to Cushman & Wakefield experts, Służewiec’s office space is undergoing a controlled reduction. By 2030, the total stock may decrease by over 200,000 sq m—an 18% drop from its 2020 peak. This is largely due to the withdrawal of obsolete buildings and the limited profitability of new office developments in the area.
Despite this, Służewiec remains a cost-effective alternative to central Warsaw, with average rents at €14.5/sq m compared to €26/sq m in the city center. This price gap—nearly doubling since 2019—creates opportunities for both tenants and property owners. Modernizing well-located buildings to meet sustainability standards is a key strategy. The Nefryt building, for instance, maintains high occupancy thanks to active management and a BREEAM In-Use Excellent certification.
Służewiec continues to rank among Warsaw’s top three office zones in terms of tenant demand, particularly from the IT (18%), finance (15%), manufacturing (12%), transport and logistics (12%), services (11%), and pharmaceutical (11%) sectors.
Residential Boom and a New Social Fabric
Służewiec is now one of Warsaw’s fastest-growing residential areas. Its population has more than doubled in the past decade—from 15,000 in 2015 to over 31,000 today—and is projected to exceed 40,000 by 2030. Over the next five years, more than 4,000 new residential units are expected to be delivered.
In Q2 2025, every second apartment sold in the Mokotów district was located in Służewiec, with an average asking price of PLN 20,245/sq m—15% above the Warsaw average. The area is also a key hub for the Private Rented Sector (PRS), accounting for 20% of Warsaw’s total PRS offering. Nearly 2,000 rental units are currently operational, with another 1,200 in the pipeline. The student housing segment is also expanding, with two existing facilities offering 1,100 beds and two more under construction set to add another 1,000.
Służewiec: A Strategic Investment Opportunity
Służewiec offers strong potential for investors seeking value-add opportunities. With competitive pricing, high occupancy rates, and the ability to significantly increase asset value through modernization, the district is ideal for those who understand long-term urban and commercial trends.
Interested in exploring investment opportunities in Służewiec? Contact our team of experts today.
