Pharma sector – sixth-largest office occupier in Warsaw – clearly favours non-central locations

In 2023, Poland spent 5.7% of its GDP on healthcare, nominally representing 41% of the EU average in per capita terms. Although the country still ranks among those in EU with lower spendings, cumulative public health expenditure grew by an impressive 145% between 2014 and 2023, with annual growth over the coming years expected to average 8%,'

says Vitalii Arkhypenko, Market Analyst, Cushman & Wakefield.

Our data confirms a rapid increase in office demand from pharmaceutical companies, with office take-up rising from 100,000 sqm in 2010–2014 to 150,000 sqm in 2015–2019 and nearly 172,000 sqm in 2020-2024. This growth was also driven by the expansion of shared service centres within the sector,'

says Ewa Derlatka-Chilewicz, Head of Research, Cushman & Wakefield.

Between 2020 and the first quarter of 2025, lease renegotiations accounted for as much as 62% of all transactions concluded by pharmaceutical companies in Warsaw – a significantly higher proportion than the market average of 41%. Despite this, pharmaceutical companies are among the most demanding occupiers. Both the office location and nearby amenities are carefully analysed to ensure maximum employee satisfaction. Equally important is the quality of the office space itself, which must meet high standards, provide access to cutting-edge technologies and feature sophisticated design. These requirements are further complemented by green certifications that increasingly cover not only the entire office building but also the tenant’s individual space,'

comments Piotr Capiga, Deputy Head of Occupier Services Warsaw, Office Agency, Cushman & Wakefield.

Logistics plays an absolutely critical role in the pharmaceutical sector – from identifying needs to delivering finished medicines to patients. The industry’s rapid expansion, along with growing requirements such as increased demand for cold chain supply solutions, is driving the need for more modern, highly specialized warehouses. These facilities must meet stringent safety and quality standards to ensure that patients have uninterrupted access to vital pharmaceuticals. Investment in advanced logistics infrastructure is key to supporting the pharmaceutical sector’s overall growth and resilience,' 

notes Tomasz Bulej, Leasing Manager, Associate, Industrial & Logistics Agency, Cushman & Wakefield.

Nearly half (48%) of the office space occupied by the pharmaceutical sector is located in buildings completed after 2014. Over the coming years, companies based in older properties are likely to relocate to newer or upgraded spaces that meet today’s environmental and workplace quality standards. This will incentivize owners of older buildings to refurbish them – not only to retain existing tenants and attract new ones but also to prevent their assets from losing market relevance,'

explains Katarzyna Lipka, Head of Strategic Consulting and ESG Advisory, Cushman & Wakefield.