Poland Pharma grows in Warsaw’s office scene

In 2020–2024, they accounted for 5 pct of the total office take-up. Such firms are also showing a clear preference for locations outside the city centre.

The pharma sector in Poland: growing role and high ambitions

Poland’s pharmaceutical sector still has strong growth potential, driven by rising health spending, an ageing population and increased demand for medicine and healthcare services. The country is currently home to over 700 pharmaceutical companies, including 221 based in Warsaw. According to 'The Medical Devices and Pharma Sector in Poland Report 2024' from PARP (the Polish Agency for Enterprise Development), total employment in the Polish pharmaceutical sector is estimated at between 80,000 and 100,000 people, with annual revenue reaching EUR 11.5 bln.

Although pharmaceutical manufacturing accounts for just 0.97 pct of the total manufacturing employment in Poland – lower than the EU average of 1-3 pct – anticipated growth in production, support for the generics market and plans to relocate supply chains within Europe provide a solid foundation for the sector’s continued expansion in Poland.

Health spending: Poland is catching up

In 2023, Poland spent 5.7 pct of its GDP on healthcare, nominally representing 41 pct 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 pct between 2014 and 2023, with annual growth over the coming years expected to average 8 pct.
Vitalii Arkhypenko, a market analyst at Cushman & Wakefield in Warsaw

Public healthcare spending in Poland is heavily weighted towards hospital costs, which account for 61 pct of the total expenditure – compared with the EU average of 44 pct – while spending on research and development remains relatively low, at just 1.4 pct of GDP versus the EU average of 2.2 pct

Warsaw attracts pharma leaders

The Warsaw office market remains a key destination for the pharmaceutical sector. Nineteen of the twenty highest-revenue pharmaceutical companies in Poland in 2022 have offices in Warsaw – clear evidence of the sector’s strong interest in the capital.

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 almost 172,000 sqm in 2020-2024. This growth was also driven by the expansion of shared service centres within the sector.
Ewa Derlatka-Chilewicz, head of research, Cushman & Wakefield

Stable tenants in non-central locations: a characteristic of the pharmaceutical industry

Non-central locations account for the vast majority (74 pct) of the pharmaceutical sector’s office footprint. By comparison, the financial and IT sectors tend to opt for the city centre. Key location factors for pharmaceutical companies include the availability of parking spaces and easy access to the airport – especially important for organisations with large vehicle fleets and international operations.

Top locations:in terms of leased space

· Służewiec – 40 pct

· Centre West – 16 pct

· Żwirki i Wigury – 11 pct

Between 2020 and Q1 2025, lease renegotiations accounted for as much as 62 pct of all transactions concluded by pharmaceutical companies in Warsaw – a significantly higher proportion than the market average of 41 pct. 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.
Piotr Capiga, the deputy head of occupier services Warsaw in the office agency of Cushman & Wakefield

According to Cushman & Wakefield experts, manufacturing and logistics are central to the pharmaceutical industry, impacting corporate decisions on the location of offices, warehouses and manufacturing plants.

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.
Tomasz Bulej, the leasing manager and associate of the industrial and logistics agency of Cushman & Wakefield

Health- and future-oriented offices

Cushman & Wakefield’s report also highlights evolving trends in office space design. A growing number of companies are adopting hybrid work models, pursuing WELL certifications and setting ESG goals for themselves, creating space that fosters collaboration and employee wellbeing. This, in turn, is naturally shifting occupier focus towards modern buildings.

Almost half (48 pct) 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 incentivise 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.
Katarzyna Lipka, the head of the strategic consulting and ESG advisory of Cushman & Wakefield

Polish pharma among Europe’s front-runners

The average office lease size for pharmaceutical companies in Poland is 1,560 sqm, placing Warsaw near the upper end of the Western European range (1,000–1,700 sqm). This confirms that the Polish capital is becoming an increasingly competitive market for global pharma players.