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A RT I C L E
Tenants have a greater choice of office space in recently constructed build-
ings than in those existing constructed. This is process visible in all mature
markets. Owners take decisions to renovate office buildings, improve com-
munication with tenants, extend the range of services and make working
environments more comfortable. They invest significant amounts of money
modernising buildings in order to maintain technical functionality, modern
design and a friendly atmosphere. Renovation of common space is con-
sidered good practice, however it is not standard, as still there are many
neglected buildings with visible signs of wear.
Quality and timeless architecture are elements attributed to some older build-
ings. They are mainly associated with carefully selected materials during the
construction phase, attention to detail in the architectural planning phase
with assumed longevity of a building between 15 to 30 years. In Warsaw, we
have both good and bad examples. There are buildings designated for fur-
ther refurbishments with the goal to refresh common areas or to modernise
reception lobbies in order to maintain high quality.
A good example of an office building, which for years has been one of the most
iconic elements of theWarsaw skyline, is theWarsaw Trade Tower (WTT) con-
structed in the late ‘90s and the third tallest office building in the CEE region.
The owner of the building commissioned a survey among 1 297 tenants to
investigate their needs and expectations. Based on the data collected, a new
canteen operator expanded the offer of healthy meals, and the space in front
of the building was reserved for food trucks selling simple and tasty food. For
people who bring their own meals to work, a common dining room was cre-
ated; and for active individuals, a room for exercises and relaxation is planned.
On the 35th floor, which offers wonderful views across Warsaw, there will be
an event space – a place for interesting initiatives and meetings. Jaroslaw Pilch,
associate in the Office Agency department at Savills, responsible for leasing
WTT, says: –
Over the years, Warsaw Trade Tower has set trends by good
example in the office market in Warsaw. Its position is still strong thanks to
a property management strategy focused entirely on fulfilling tenants’ needs.
Another example is Warsaw Financial Center (WFC), for many years recog-
nized as one of the best performing buildings in the city center. It is a popular
choice for both law firms and IT companies. The building was developed by
American investor Golub with experience in skyscrapers including the John
Hancock Center and 55West Monroe in Chicago. WFC successfully competes
with Rondo 1, a much younger but equally remarkable building. ‘The differ-
ence in age’ is not of great relevance. The current owner decided to modern-
ise the entrance lobby, which gave a breath of modernity to the building. The
lobby is bright, spacious and above all, indicates to tenants that the building
is well-kept and well-maintained.
Well-designed buildings enjoy contin-
ued interest. Appropriately designed
floor size adjusted to expectations of
tenants, well thought-out common
space of the building and function-
al layouts play a major role and are
verified in the commercialization pro-
cess. At this point it is often too late
for changes and bad design results in
unnecessary hallways and common ar-
eas, which reduce the attractiveness of
the project.
Property management influences
the occupancy levels in the building.
Currently over 786,000 sq.m office
space is under construction, mainly in
the centre, in proximity to the second
metro line and Wola district. Thus ef-
fective management of existing build-
ings increases in importance, as such
buildings have to compete against
schemes that offer more modern
and energy-efficient technologies.
The quality of management may result in the loss or maintenance of both
tenants and market position. Good management means verification of op-
erating costs, necessary system improvements and the verification of service
providers’ costs and prices – the role of management cannot be underesti-
mated in the leasing process.
Let’s take Tulipan House as an example. Floor plans provide very good day-
light access and lack of structural columns guarantees flexible office space ar-
rangement. Dariusz Karwański, associate in the Office Agency team at Savills,
comments:
–
The investor keeps the building in good condition. Thanks to
the BREEAM In-Use “Very Good” certificate, service charges are at good lev-
els. Further investments are planned, including refurbishment of the recep-
tion lobby
.
Particularly with regards to architecture, one cannot neglect the timeless
International Business Center (IBC). The complex fits in well with the land-
scape of Rondo Jazdy Polskiej and is well-recognized by Warsaw residents.
This is a good example of a building that is still popular despite age. High
technical standards, as well as the possibility of leasing up to 3,300 sq.m of
office space on one floor are highly valued by more and more demanding
tenants. Only a few centrally located buildings offer such a possibility. This is
evidence of how well-thought out planning pays for years. Both receptions in
the IBC building will be soon refurbished and adjusted to the highest standard
for the sake of comfort and prestige of tenants.
In fact, attractiveness of office buildings has little in common with age. Of
course today’s technologies and solutions differ from those used several years
ago, but many of the developers at the planning phase thought long term
about design, plans and materials, ect. to ensure longevity. Convenient lo-
cation; classic, timeless architecture; and additional differentiating elements
give almost 100% certainty that the office building will sustain their attrac-
tiveness for years.
Dorota Ejsmont
Associate director, Landlord Representation, Savills
