房地产 -2025年下半年布拉格灵活办公市场报告 Prague Flexible Offices Market Report H2 2025

CBRE

operatorsforNext

Generationworkplace

Introduction

quicklytoevolvingbusinessconditionsandhybridworkpatterns.Manyorganisationsareseekingshorterandmore

creatingattractive,experience-drivenenvironmentstosupportemployeeengagementoroutsourcingpartoftheirofficeoperationstospecialisedproviders.Thesetrendshighlighttherisingimportanceofagilityandworkplacequalityin

today'scompetitiveenvironment.

Atthesametime,thesupplyofcoworkingandflexofficesparticularlyinpragueremainsunderpressure.operatorsarenavigatinghigherfitoutcosts,limitedavailabilityofsuitablebuildings,andincreasinglyselectivelandlordrequirements.

Asaresult,securingtherightlocationoftenrequiresfasterdecision-makingandlong-termstrategicplanning.

Additionally,companiesareusingflexiblemembershipsasanemployeebenefit,offeringspacesnotonlyforproductive

workbutalsoforcollaboration,wellbeing,andprofessionaldevelopment.

Moderncoworkingcentresnowemphasisesustainabledesign,biophilicelements,outdoorterraces,andcommunity-drivenamenitiesthatsupportcreativityandsocialinteraction.operatorscontinuetoexpand,particularlyintolargercitieslike

Brnoandostrava,whilesomeareseekingnewlocationsinsmallerregionalmarkets.conceptsfocusedonenergy

efficiency,regionalsatellitehubs,orspecialisedusergroupscontinuetoenrichthevarietyofflexibleworkspaceoptionsavailableacrosstheczechRepublic.

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operatorsentiment

Leasingpatterns

Demandfromflexoperatorsremainsactive,thoughstillbelowpre2020peaklevels.prague'sflexmarketcontinuedtostabiliseandexpandingsteadilydespiteselectiveclosuresandshiftstowardhigherqualityspace.Demandpeakedin2022,dippedslightlyin2025.Hybridworkandcostflexibilitycontinuedtodriveinterest.Themarketisincreasinglypremium-oriented,withmostflexspacenowclassifiedaspremium,reflectingongoingupgradesandrepositioning.

operatortake-upofspace,prague(Rolling4quarteraggregate)

source:CBREResearch

Marketpenetrationratescontinuetoedgeup

TheEuropeanflexpenetrationrate(flexofficestockasapercentageoftotalofficestock)increasedby20basispointsinthefirsthalfoftheyear,reaching2.52%ofthe31marketstrackedbycBRE.

Amsterdam(+26bps)andwarsaw(+22bps)sawthefastestgrowthinpenetrationratesinthesixmonthstotheendofQ22025.

Flexstockandpenetrationrates

uFlexofficestock●penetrationrate(rhs)

source:CBREResearch,CBREFlex

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pragueFlexible

ofcesize

Asoftheendof2025,thetotalvolumeofflexibleworkspaceinmodernoffice

buildingsinpraguereachedalmost

131o00sqm,reflectingasteadyexpansionofthesector.

Thisrepresentsjustover3%ofthecity'soverallmodernofficestock,andwith

demandforadaptableworkplacesolutionscontinuingtorise,thisshareisexpectedtogrowfurtherinthenearfuture

pragueflexibleofficestock(sqm)2018-2025

stockFlex%ofTotalstock

source:CBRE,PRF,Q42025

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FlexMarketTake-up

TrendsinFOCUS

Totalsizetakenupinofficehubs

overthepasteightyears,theInnercitysubmarkethasemergedasthe

dominanthubforflexibleofficespace,accountingfor65%oftotaltake-up.Thecitycentresubmarketfollowedwitha27%share,whiletheouter

citycontributedjust7%oftheoverallleasedarea.

Theriseindemandcontinuestoreflectoccupiers'growingneedfor

adaptability,costefficiencyandworkplacestrategiesthathelpattractandretaintalent.

since2018,themostactiveflexclustersremainconcentratedinprague'sestablishedofficedistricts,withcontinuedstrongactivityincentraland

inner-citylocationsthatoffergoodconnectivityandhigher-qualityspace.Themostactivehubshavebeen28%oftotaltakeUp,followedbycitycentrewith27%andkarlinwith13%oftotaltake-up.

Despitesoliddemand,themarketfacesashortageofsuitablespaceasoperatorsincreasinglyupgradeintopremiumstock.Asupplygapis

expectedtopersistinto20262027,withlimitednewadditionsandongoingpressureonavailablecapacity.

Take-upwithinbuildingswithflexoperator,prague,in2018-2025bysubmarkets

source:CBRE,PRF,Q42025

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FlexibleworkspaceDemandinprague

Take-upbyFlexibleofficespaceoperatorsinpragueofficeHubs

since2017,praguehascontinuedtoseesteadygrowthintheflexibleofficesector.Bytheendof2025,thetotalvolumeofflexibleworkspacereachedalmost131,000sqm,confirmingprague'spositionasoneofthemostestablishedflexmarkets.

Demandformanagedandservicedofficeshascontinuedto

strengthen,drivenbyoccupiersseekingturnkeyandagile

solutionsthatbalanceprivacywithoperationalflexibility.Thistrendmirrorsbroaderworkplacepreferences,withtenants

prioritisingadaptability,shortercommitments,and

servicerichenvironments.

corehubssuchaspankr⃞c

karlinremainkeyareasforflexactivity,supportedbystrongtransportaccess,aconcentrationofcorporateoccupiersandconsistentdemandforamenitisedworkspace.

overall,thedistributionandevolutionofflexibleworkspaceacrosspraguehighlightsanongoingshiftinoccupier

behaviourtowardadaptableworkplacestrategies,furtherintegratingflexiblesolutionsintothemainstreamoffice

source:CBRE,PRF,onlymodernAandBclassstock,Q42025

market.

Totalofsize(sqm)newlyleasedin2017-2025inpragueofficehubsandprimeflexofficeratesinQ42025(⃞/ws/month),theaveragerateperwsinaprivateoffice

Dejvicemm

stock:4,500sqm

Rate:

stock:13,700sqm

Rate:

citycentre

stock:36,300sqmRate:400

karlin

stock:19,800sqmRate:390

●

vinohrady

stock:2,400sqmRate:350

-smichovstock:12,300sqmRate:375

Butovice-stodilkystock:4,500sqm

Rate:330

Jinonice-stock:1,400sqm

Rate:350

stock:39,500sqmRate.375

chodov-opatovstock:2,500sqmRate:350

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occupiersector

Inour2025Europeanofficeoccupiersentimentfindings,occupierscontinuetoshifttowardflexibleleasingmodelsaspartoftheirrealestatestrategies.Flexibleleasingtypically

involvingcommitmentsundertwoyearsandturnkey,fullymanagedspaceremainsapreferredapproachfororganisationsseekingagilityandreducedoperationalburden.

Thetechnologysectornowdominatescoworkingactivityinprague,accountingfornearlyhalfofalldeskstransacted,reflectingasharpriseindemandcomparedtopreviousyears.Thissectorhasbecomethestrongestdriverofflexibleworkspaceusage,underscoringitsneedforscalable,quicklydeployablesolutionsthatsupportongoinggrowth.

Bycontrast,thefinancesectorrepresentsaround9%oftransactions,continuingadownwardtrendasmoretraditionalcorporateoccupiersslowtheiradoptionofflexibleworkspace.

professionalservicesshowanevenmoresignificantdecline,makinguponly4%ofactivity,asubstantialdropcomparedwithpreviousyears.Theseshiftshighlightaredistributionofflexdemandtowardsectorsprioritisingspeed,adaptabilityandlowerupfrontinvestment

Dealsizebydesks,prague,2024-2025(24months)

sectorAveragedealsizebysector(desks)

Technology

Manufacturing

construction/Development

Advertising/Media30

source:CBRE,2025

proportionofflexdeskstransactedbysector,prague,20242025(24months)

source:CBRE,2025

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Flexibleoccupiers

MarketDemand

Flexibleworkplacetransactions20192025

Thesustainedincreaseindemandobserved

since2020reflectsaclearshifttowardgreateroperationalflexibilityandimprovedcost

predictability.Thechartshowsastrongupwardtrajectoryculminatinginapeakin2022,

followedbyatemporarymoderationin2023

and2024,beforedemandstrengthenedagainin2025.Thispatternindicatesabroaderstrategicresponsetoevolvingworkplaceexpectations,

withorganisationsincreasinglyusingadaptableworkspacesolutionsnotonlytomanage

financialriskbutalsotoenhancetheir

competitivenessinattractingandretainingtalentwithinatightlabourmarket.

Totalofdeskstakenthroughflextransactionsin2019-2025

.Q1Q2Q3wQ4

Note:onlytransactionsmonitoredbypRFareincluded;theabovegraphisnotshowingthewholemarketstatistics,butmorethemarkettrend.

source:CBRE,PRF,Q42025

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FlexDeskpricing

pricinglevels,selectedEuropeanmarkets,H12025VSH12024*

city

year-on-yearchange(%)

Highestpriceperdeskpermonth(H1'24)

Amsterdam

Barcelona

Berlin

Birmingham

Brussels

Dublin

London

Madrid

Milan

Munich

paris

3%

prague

13%

warsaw

11%

sourceCBREFlex

Note:Flexdeskpricingisdeterminedbyabroadrangeoffactors,includingsublocation,buildingquality,sizeofrequiremenoperatordeskdensity,amenity,lengthofcommitment,etc.Therefore,pricingcanvarysignificantlywithinamarket,

reflectedinlargeranges.

Acrosstheczechofficemarket,coworkingcentreshaveshiftedfromnicheofferingstostrategicinfrastructurewithinlarge

officecampuses.

Thismodelhasproventobeatrue

symbiosis:flexibleworkspaceproviders

injectdynamismandinnovation,while

landlordsgainenhancedtenantattractionandlongtermresilience.·

LenkaFerguson

coworking,CBREprague

Privateofficeswillremainthedominantproduct,drivenbyongoingdemandforprivacy,focusspace,andteamspecificconfigurations

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predictions

privateofficeswillremainthedominantproduct,drivenbyongoingdemandforprivacy,focusspace,andteamspecificconfigurations.

smart-workspacetechnologyautomation,Al-drivenbookingsystems,anddata-led

spaceoptimizationwillcontinuetoenhanceoperationalefficiencyandpersonalization.

well-beingwillfurtherexpand,withgreateremphasisonrelaxationareas,fitnessamenities,andhealthyfoodoptionsintegratedintodailyworkspaceofferings.

Designqualitynaturalmaterials,biophilia,andflexiblelayoutzoningwillbecomeevenmorecentralasoccupiersseekhigher-end,experience-drivenenvironments.

partnershipmodelsbetweenlandlordsandoperatorswillgrow,supportingtherolloutofturnkeyflexsolutionswithinnewandrefurbishedofficeschemes.

sustainabilityandenergyefficiencywillbecomekeydifferentiators,withoperatorsincreasinglyrequiredtomeetstricterstandardssetbyoccupiersanddevelopers·

coworkinghubswillstrengthentheirroleascommunityanchors,expandingeventprogramming,networking,andcollaborationopportunitiesformembers

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Helena

HeadofA&Toffice

contacts

Radouc

HeadofprojectManagement

simonorr

A&Toffice,Director

simon.orr

zuzana

HeadofpropertyManagement

z

LenkaFerguson

Headofclientcare/sr.cons,coworking

lenka.ferguson@

Jakubstanislav

HeadofInvestmentproperties

jakub.stanislav@

Jana

HeadofResearch

Jana

Researcher

Jakubst⃞pan

Headofvaluation

jakub.stepan@

ondiejstrej⃞ek

workplaceconsultant

ondrej.strejcek@

©Copyright2026.Allrightsreserved.Thisreporthasbeenpreparedingoodfaith,basedonCBRE’scurrentanecdotalandevidencebasedviewsofthecommerc