To rent commercial space in Poland, first set your budget and size, then search listings in your chosen district, and finally view the property and sign the lease. Three things are key: a verified owner, clear rent with fees, and a handover report. This guide walks you through the entire process, from searching to negotiating.
The commercial real estate market in Poland works differently from the residential one. The owner looks at your business, not just whether you pay. If you are planning a clinic, café or warehouse, be prepared for questions about your company profile, expected foot traffic and lease duration. Most offers appear in Warsaw, Kraków, Łódź, Wrocław and Poznań, but rates per square meter vary even within a single district. Below you will find concrete steps: where to look, how to filter out fake listings, what to check on site and what to ask at the table.
- Start with a budget covering rent, operating costs, utilities and a deposit, usually equal to one to three months' rent.
- Filter listings by city and district, and verify the owner in the land register and by tax ID number.
- During the viewing, check the power connection, ventilation, ceiling height and renovation clauses.
- Read the contract for notice period, rent indexation and who pays for repairs.
Where to look for commercial space for rent
Listings for commercial space rental end up in three places: commercial real estate agencies, industry groups and portals, and classified ad sites. Each has a different entry cost and level of control over the offer. Properties in arcades and on main streets are found fastest, while the cheapest are in side blocks and on the outskirts of centers. In Warsaw, the largest selection is in Wola, Mokotów and Praga; in Kraków around Grzegórzki and Podgórze; in Wrocław in Krzyki and Nadodrze. Łódź and Poznań offer more square meters for the same amount, which matters for a warehouse or training room.
Filter listings by city and district, not by the whole country, because customer access is often more important than the rent itself.
Listings from owners and from agencies
An owner lists the property themselves when they know the market and want to avoid commission. An agency adds a fee, usually equal to one month's rent, but prepares documents and handles negotiations. A classified ad site works in between: the seller posts the listing, and you see their history and reviews from other users. On EX & GO, filters work by city and district, and you send messages through the site without sharing your phone number on a public forum.
You will find the rules for posting listings and moderation in the site terms. It is worth reviewing them before you start writing to owners, so you know what the platform does not allow. Phone numbers are verified, and content goes through moderation, which filters out some fake offers before publication.
How to recognize a fake listing and a fake agent
A fake listing most often asks for money before viewing the property. A real owner does not demand a deposit just to share the address, nor sends a contract to sign without a meeting. If someone writes from abroad, claims to be overseas, and offers to send keys by courier, that is a warning sign. Check whether the person claiming to be the owner appears in the land register. You can find the register number in the listing or ask for it in a message. If the property belongs to a company, ask for the KRS number and check who can represent it. A proxy should show a power of attorney in original, not a photo.
Warning signs in the listing content
A very low price per square meter in a good location is the first sign that something does not match the market. The second is missing photos or photos from the internet that you can find with a reverse image search. The third is a request for a transfer to a private account without a contract. The fourth is an agent who does not provide the agency name or professional license number.
UOKiK provides consumer materials on how not to get scammed when renting and how to pursue your rights. Visit UOKiK if you want to check letter templates and complaint rules. Do not sign a document you do not understand, and do not pay before you see the property with your own eyes.
What to check during a commercial space viewing
During the viewing, what matters is not the decor but the installations and documents. Bring a tape measure, a flashlight and a phone with a camera. Take photos of the meters, the distribution board and signs of moisture. Record the meter readings on the day of the viewing so you do not argue about overdue bills later. Check the power connection, because for gastronomy and workshops it is often a condition for operation. Ask about ventilation and the possibility of installing an extractor hood. Measure the ceiling height if you plan a mezzanine or shelving. Determine whether the property has a separate entrance and whether customers can use parking.
Checklist for the meeting
- Land register and owner's identity or power of attorney.
- Power connection, type of heating, ventilation, condition of electrical installation.
- Electricity, water and gas meters and how they are billed.
- Ceiling height, usable area, number of rooms, condition of sanitary facilities.
- Customer access: entrance, storefront, parking, building signage.
- Clauses on renovation and adaptation and who bears the costs.
- Consent from the community or cooperative to conduct business.
Ask whether a similar business already operates in the building and whether the community objects to a specific profile. A restaurant, club and workshop have different requirements than an office or beauty salon. If the property has been empty for months, find out why, because the answer is often more important than the square footage itself.
Commercial lease agreement: what it must include
A commercial lease agreement should specify the parties, the subject of lease, rent, additional fees, deposit, lease term and termination rules. Without these elements, it is difficult to pursue your rights. In Poland, commercial lease is governed by the Civil Code, and the parties have broad freedom to set the terms. Include in the contract the exact address and area, the method of billing utilities, and who is responsible for current and major repairs. Determine whether the rent is net or gross, because the difference can be significant. Make sure there is a clause on rent indexation, so you know by how much and when it can increase.
Deposit, fees and utilities
The deposit secures the owner in case of arrears and damage. It usually ranges from one to three months' rent. In the contract, specify the conditions and timeframe for returning the deposit after the lease ends. For the tenant, this is often the most important point of the entire contract. Operating costs in a commercial building can be higher than in an apartment. They include security, cleaning of common areas, elevator maintenance and heating. Ask for the previous year's statement to learn the real costs, not just the estimates from the listing.
Before you sign the contract, prepare a handover report with photos and a description of each room. A document signed by both parties resolves most deposit disputes at move-out.
How much you will pay to rent commercial space in Poland
The rental price depends on the city, district, size and standard of the property. In the centers of large cities, rates are highest; on the outskirts they drop by even half. You add operating costs, utilities and deposit to the rent, so the real entry cost is often higher than the amount in the listing.
| City | Typical location | What to watch out for |
|---|---|---|
| Warsaw | Wola, Mokotów, Praga | High operating costs and parking |
| Kraków | Grzegórzki, Podgórze | Traffic zone and delivery restrictions |
| Łódź | Śródmieście, Polesie | Technical condition of tenement houses |
| Wrocław | Krzyki, Nadodrze | Competition in the same industry |
| Poznań | Jeżyce, Stare Miasto | Noise and business hours |
When looking for cheaper options, consider properties in the second row from the main street. The rent is often lower, and customers still find the place. Compare several offers in the same district to learn the real price range. On the listing platform, you see the price, photos and city side by side, which makes comparison easier.
It is worth checking commercial real estate and comparing several locations before making a decision. If you are looking for premises for a specific business, commercial real estate in Warsaw will help narrow the choice to districts with suitable customer traffic.
Is it better to rent commercial space through an agency or directly?
Directly from the owner, you usually pay less, but you handle documents and negotiations yourself. An agency charges a commission but manages the entire procedure and knows the market. A classified ad site with seller history offers an intermediate model: you contact the owner yourself, but you see how others rate that person. We see that you most often ask about the deposit amount and who pays for renovation before opening a business. These are two points worth putting in writing before signing the contract.
Comparison of three routes to a property
| Channel | Cost | Control | When to choose |
|---|---|---|---|
| Directly from owner | No commission | Full, but you handle documents yourself | You know the market and have time |
| Real estate agency | Commission, usually one month's rent | Agency handles the procedure | You are looking for a rare property |
| Classified ad site | No commission | You see seller history and reviews | You want to compare many offers |
When choosing a channel, consider time and experience, not just price. An agency can be faster when the property is hard to find. An owner will give more flexibility in negotiations if they care about a specific tenant.
How to negotiate lease terms
Negotiate before signing the contract, not after. That is when you have the most to offer: a stable tenant who will stay for years. A commercial owner values predictability more than the highest rate per square meter. You can discuss rent, lease term, deposit and scope of renovation. If the property requires adaptation, propose cost sharing or a longer notice period in exchange for lower rent. For a longer contract, ask for a fixed rate for the first months. Determine who pays for minor repairs and who for replacing installations. Include in the contract the rules for deposit return and the settlement deadline. Ensure the right to sublet if you plan to share the premises. Financial terms and settlement rules are also described in the site terms of use.
Frequently asked questions about renting commercial space
Is a written contract required to rent commercial space?
An oral agreement is valid, but in a dispute it is hard to prove its terms. A written contract protects both parties and should include the parties, the subject of lease, rent, fees, deposit, lease term and termination rules. Without a document, you have no basis for a claim if the owner changes the terms or keeps the deposit. A signed handover report supplements the contract, it does not replace it.
How much is the deposit for commercial space?
The deposit usually ranges from one to three months' rent. Its amount depends on the standard of the premises, the scope of equipment and the risk perceived by the owner. In the contract, specify the conditions and timeframe for returning the deposit after the lease ends. Ask for confirmation of payment, preferably by bank transfer, to have proof in case of a dispute.
Can the owner raise the rent during the lease?
They can if the contract includes a rent indexation clause. Such a clause specifies when and by how much the rate may increase, for example once a year by the inflation rate. Without an indexation clause, changing the rent requires mutual agreement or terminating the contract under the conditions described in it. Read this point before signing.
Who pays for renovation and adaptation of commercial space?
It depends on the arrangements in the contract. Often the tenant finances the adaptation for their business, while the owner is responsible for major repairs and installations. In the contract, specify the scope of work, the division of costs and whether the tenant can remove equipment when moving out. With a longer lease, it is easier to negotiate the owner's contribution to costs.
Can commercial space be sublet?
Only with the owner's consent, unless the contract states otherwise. Subletting without consent may be grounds for termination. If you plan to share the premises with another company, include this in the contract before signing. Consent should be in writing and specify who is responsible for obligations to the owner.
How to check if the premises are suitable for my business?
Check the local zoning plan and the designated use of the premises. Ask at the municipal office whether your business profile is permitted in that building. Obtain the consent of the community or cooperative if required. For gastronomy and sanitary services, there are additional sanitary requirements, which you should ask about at the sanitary-epidemiological station.
Where to find listings for commercial space rental?
You can find listings on classified ad sites, on commercial real estate agency websites and in industry groups. Filter offers by city and district to avoid wasting time on distant locations. Check whether the seller has a history and reviews, as this helps filter out fake offers. Compare several listings in the same area to learn real rates.
Summary
Renting commercial space comes down to three decisions: where to look, what to check and how much to pay. Start with a budget including deposit and fees, filter listings by district, and verify the owner in the land register. During the viewing, use the checklist, and in the contract clarify rent, indexation, deposit and scope of renovation.
Do not sign a document without a handover report and do not pay before viewing the property. Compare at least three offers in the same area to know real rates. If you are looking for commercial space in Poland, check listings on a site with visible seller history and reviews. Good preparation shortens the search and reduces the risk of a costly mistake.