Recently, market focus has been on new high-rise office developments which are reshaping Warsaw’s skyline and attracting tenant interest. Analysis of market data reveals, however, that office campuses have enjoyed the strongest occupier demand, says global real estate services firm Cushman & Wakefield. Although they make up around 10% of Warsaw’s office stock, they accounted for as much as 16% of total take-up in the city in the first half of 2024. What criteria does an office project have to meet in order to qualify as an office campus and what makes office campuses so popular?
Another condition is that an office complex must provide a wide range of amenities for tenants so that it is almost independent of its surroundings or seamlessly complements them. It should essentially offer campus users everything they need from an office complex on a daily basis: cafés, restaurants, gyms, conference centres, clinics, kiosks, car washes or beauty services. With such amenities available on-site, an office fits into the theory of a ‘third place’, providing not only workspace but also leisure options,”
explains Piotr Capiga, Deputy Head of Occupier Services, Office Department, Cushman & Wakefield.
The term ‘campus’ is naturally associated with academic centres, and rightly so, as the concept of an office campus is modelled after such educational institutions where a variety of functions are integrated within a single complex. Beyond providing office workspace, office campuses can serve as venues for social interactions and relaxation, fostering more opportunities for employees to share ideas and experiences. The most sought-after feature of office buildings is a blend of diverse and accessible green areas with an urban atmosphere of internal shopping and service walkways. As a result, an office campus plays a placemaking role, thereby welcoming local residents and visitors,”
says Marcin Miazek, Associate Director, Office Department, Cushman & Wakefield.
The scale and multifunctionality of campuses attract tenants
Pandemic-induced changes coupled with an extremely low unemployment rate have made employee expectations and wellbeing increasingly important factors in selecting office space. The office can significantly impact the choice of employer, with an attractive location being a key HR tool. In addition, with hybrid work setups being quite common, amenities can be an important incentive for employees to come to the office more often, which is welcomed by a vast majority of organisations. Therefore, functional yet inviting campuses surrounded by greenery are an optimal location for many companies,”
explains Piotr Capiga.
LIXA offers large floorplates, some in excess of 3,000 sq m, giving tenants full flexibility in arranging workspace and significantly facilitating communication between departments within a company. This is greatly appreciated by our clients, many of whom looked for alternatives to office towers. Navigating between LIXA buildings feels like being at a university campus. Office buildings are typically associated with small adjacent areas, sometimes a plaza or a patio. LIXA is quite different - it features approximately 5,500 sq m of biodiverse green areas. Another hallmark of LIXA making it campus-like is the concept of LIXA City Gardens, which creates a completely new urban fabric and a unique public space open to everyone looking for an unusual place to spend time and relax. Within this concept, we have designed 4,000 square metres of modern space on the ground floors of the buildings (including along the 150-metre-long alley), featuring numerous retail, service, and dining establishments. It is also worth noting that LIXA is an open project with no unnecessary fencing, allowing for easy movement within the block bounded by Kasprzaka, Karolkowa, and Giełdowa streets,”
comments Marta Zawadzka, Leasing & Asset Management Director, Yareal Polska, which developed LIXA - the latest office campus project in Warsaw.