Warsaw’s hidden potential: the right bank of the Vistula as an alternative growth direction for the capital

16 April 2026

For decades, right-bank Warsaw has remained overshadowed by the left-bank city centre and has largely been perceived as a residential area. Today, this landscape is changing rapidly. Focus on Warsaw East: The Hidden Potential of the City, the latest report from global real estate services firm Cushman & Wakefield, reveals that right-bank districts are increasingly recognised as an integral part of the capital’s growth, offering a unique quality of life and work environment.

Transformation and housing

Right-bank Warsaw continues to undergo rapid urban transformation. It remains dominated by a model of integrated growth rather than isolated projects. Flagship mixed-use developments, including Port Praski, Koneser, Bohema, and the PZO Factory, are successfully transforming post-industrial sites into vibrant residential, cultural and business centres.

This potential has been recognised by residents, with approximately 671,000 people living in right-bank Warsaw. Importantly, its population grew by 11% between 2015 and 2024 – more than twice the 5% growth rate recorded on the left bank. This trend is also reflected in the housing market: the seven largest planned developments will deliver more than 20,000 new apartments. Historically, this growth has been driven by Białołęka, where the number of dwellings has risen by 48% over the past decade.

The right bank of the Vistula River is no longer seen as a periphery – it is becoming a conscious choice for thousands of Varsovians. The combination of a unique historical character, modern infrastructure and access to nature is creating a new urban quality that attracts both capital and new residents. Additionally, right-bank Warsaw is a green part of the capital, with tree cover accounting for up to 41% of its area, compared with just 24% on the left bank,”

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

An office oasis of stability and savings

From a business perspective, the East is one of the most stable yet also most promising office zones in Warsaw. Since 2016, its office stock has expanded by 57% to approximately 300,000 sqm. Despite market turbulence and the pandemic, the overall vacancy rate averaged less than 9% in 2015–2025, even falling below the rate in the city core in selected years.

Costs are emerging as another incentive for tenants. While rental rates reach EUR 25–28 per sqm in the rapidly growing area of Rondo Daszyńskiego, the East remains highly competitive, with rents at the upper end of the range standing at EUR 17 per sqm. Companies opting for this part of Warsaw can significantly optimise their budgets while locating offices closer to employees’ homes on the eastern side of the Vistula River.

Infrastructure as a magnet for investors

The report’s authors note that further growth is underpinned by significant infrastructure investment. The construction of the M3 metro line, the modernisation of Warsaw East Railway Station and the planned tunnel under Tysiąclecia Street will completely transform transport accessibility in this part of the city. Another potential driver of growth may come from the planned upgrade of the National Stadium in connection with Poland’s potential bid to host the Olympic Games in 2040 or 2044.

We are seeing a marked increase in institutional interest in the right bank of the Vistula, which is no longer an alternative market but an increasingly frequent destination for capital seeking projects with strong fundamentals and long-term value growth potential. The massive rental gap between the left and right banks, coupled with the upcoming transformation of public transport infrastructure, is making Praga an ideal location for strategies involving the relocation of operational and support teams to more cost-effective offices and for modern mixed-use projects, which are currently the most sought-after investment products,”

adds Jakub Grabara, Associate, Capital Markets, Cushman & Wakefield.

Praga Core – a vibrant heart of services

Although Cushman & Wakefield’s report covers a much larger area, it is worth noting that the heart of Praga – despite its already dense urban fabric – still has significant growth potential. Population density stands at 7,500 per km² (compared with the Warsaw average of 3,600), which supports the service sector’s growth. Residents and employees have access to more than 1,200 points of interest, including over 320 restaurants and cafés. PGE Narodowy remains an international magnet, attracting approximately 2 million visitors in 2025 through music concerts, sporting and business events, and tours.

The report demonstrates that Warsaw East has the capacity to continue developing as a modern, sustainable part of the city and to offer residents a unique ecosystem for living and working,”

explains Vitalii Arkhypenko, Market Analyst at Cushman & Wakefield.

For more insights, see the full version of the report at:

DOWNLOAD THE REPORT

About Cushman & Wakefield

Cushman & Wakefield (NYSE: CWK) is a leading global commercial real estate services firm for occupiers and investors with approximately 53,000 employees in over 350 offices and nearly 60 countries. In 2025, the firm reported revenue of $10.3 billion across its core service lines of Services, Leasing, Capital markets, and Valuation and other. Built around the belief that Better never settles, the firm receives numerous industry and business accolades for its award-winning culture. For additional information, visit www.cushmanwakefield.com.

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Karolina Samczyńska

Head of Marketing and Sales Enablement, Poland at Cushman & Wakefield