Bratislava office tenants are moving again instead of just renegotiating. Renegotiations fell from 53% of leasing in Q2 to 29% in Q3, according to the Bratislava Research Forum (BRF), while pre-leases and new leases took a combined 63%. Total take-up held at 53,810 sqm, roughly the same as the 52,931 sqm result in Q2.
The biggest deal was a 15,938 sqm pre-lease at Pribinova 1 by a company BRF identified only as a financial-sector tenant. As it happens, Tatra banka announced in August that it will move its headquarters into the JTRE building in Eurovea City. JTRE also landed the second-largest deal, a 2,850 sqm new lease at its Pribinova 34. Finance accounted for a third of all leasing, ahead of IT (16%) and professional services (15%).
Vacancy rose almost a full point to 14.40%, from 13.42% in Q2. The forum blames this on the completion of JTRE’s 9,400 sqm A+ Ganz House and two large tenants consolidating into fewer premises. The class split shows where the moves are going: A+ vacancy is 9.56%, while older Class A sits at 18.79%, well above Class B at 12.94%. Nearly 80% of take-up went to A and A+ buildings, and the Dunaj building will soon add about 8,000 sqm more.
Prime rent held at €22.00/sqm a month, up from €20.50 in mid-2025, and BRF expects more growth by year-end as A+ space stays scarce and little is under construction. “The limited supply of prime office space and rents of €22 per square meter per month highlight the importance of early planning,” says Janka Machová of iO Partners.
Like other cities, the problem for Bratislava’s office market isn’t demand. It’s the older Class A stock that tenants are now walking away from. The BRF is made up of CBRE, Colliers, Cushman & Wakefield and iO Partners.
