Startup Kitchen Talks: Andrew Peirson on Corner Offices, Phone Booths and Prague — What Office Demand Looks Like in 2025

Prague office decisions in 2025 are increasingly shaped by planning discipline, workplace functionality, and total occupancy cost—not just headline rent. In Startup Kitchen Talks, Andrew Peirson (iO Partners) explains how occupier needs, cost realities, and district dynamics are reshaping what “good office space” means in Prague.

What occupiers do differently

Office searches start earlier because approvals, design, and fit-out timelines are hard constraints, especially for larger teams. Peirson describes that many companies benefit from starting well ahead of lease expiry, while late starts often push firms toward already fitted solutions rather than fully bespoke offices.

Workplace priorities now

A core shift is toward quieter, more private space—small rooms, phone booths, and settings that support focused work and confidential calls. Peirson frames this as a behavioural change: people increasingly avoid desk-side conversations, which changes how offices should be planned and how space is allocated.

The cost lens: fit-out matters most

Peirson stresses that fit-out cost is frequently underestimated and can rival multiple years of rent, making it a decisive variable in many office decisions. He also links Prague’s changing rent environment to rising construction costs and the economics of delivering new buildings at historic rent levels.

Prague context: districts and demand

For startups and smaller growth companies, Peirson emphasises centrality and the surrounding ecosystem as a key driver of location choice, not remote office parks. He points to Karlín as a major example of district transformation driven by private development and changing demand patterns over time.

FAQ

How early should a company plan an office move in Prague?
Peirson highlights the need for earlier planning due to approval cycles and fit-out lead times.​ Ideally 18 months in advance.

What office layout trend is rising fastest?
More quiet rooms and phone-booth style spaces to support privacy and focused work.

What do companies underestimate most in office costs?
Fit-out costs, which can be significant compared with rent alone.