Q4 2025: Bratislava Office Market Overview
The office market was exceptionally active in 2025, with activity up 35% year-on-year. In Bratislava, lease transactions exceeded 271,000 sqm, driven mainly by renegotiations. A high share of pre-leases reflected limited prime supply, long relocation timelines, and efforts by tenants and landlords to reduce risk in an uncertain market.
The year 2025 was exceptionally active. Compared to 2024, which had previously been the most active year since market tracking began, overall market activity increased by as much as 35%. In Bratislava alone, lease transactions exceeding a total area of 270,000 square metres were signed, with renegotiations of existing lease agreements accounting for the dominant share.
A significant component of market activity also consisted of pre-leases, i.e. agreements for future office space in projects that are still under construction. This trend is not coincidental and is linked to several factors currently shaping the office market.
One of the key drivers is the time-intensive nature of relocating large corporate occupiers. Such processes often begin up to four years before the expiry of an existing lease, primarily due to the limited availability of office space capable of accommodating occupiers with requirements of around 10,000 square metres. The pandemic temporarily halted or significantly delayed many relocation decisions. However, following the easing of restrictions, these projects resumed, with their outcomes becoming fully evident in 2025.
Another major factor influencing market activity in 2025 was persistent uncertainty. The development of new office space has slowed due to high construction costs, and the supply of high-quality office space remains limited. Both landlords and tenants are acutely aware of this situation. Occupiers are seeking to secure their future premises well in advance in order to obtain quality offices under favourable conditions. Landlords, on the other hand, increasingly prioritise the retention of existing tenants, as tenant turnover often entails substantial costs related to the refurbishment and adaptation of space for new occupiers.
In an environment where the future development of the market is difficult to predict, both parties aim to minimise risk and secure stability. This is one of the key reasons why office market activity in 2025 reached exceptionally high levels.
Janka Machová, Director, Office Agency
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