Smíchov: new address for office rentals in Prague

Prague 5 - Smíchov is undergoing the biggest transformation of all Prague districts. Extensive construction of new office campuses and complete modernization of transport infrastructure are turning this location into one of the most sought-after addresses for office space in Prague.

From an industrial brownfield to a premium office district

The area between Anděl and Smíchovské nádraží metro stations has become the epicentre of the largest development activity in Prague in recent years. Where not long ago there were unused industrial buildings and railway areas, today Smíchov City is being built - a project of the Sekyra Group with a total investment of over fifty billion crowns. It is one of the largest development operations in the modern history of the Czech metropolis.

For companies looking for office space for lease in Prague, this transformation represents a major opportunity. The new office development is not being built in isolation, but as part of a complete urban organism - with shops, restaurants, cultural facilities and direct links to public transport. It is this context that is key for large employers: the working environment ceases to be just an address, it becomes part of the employee experience.

Česká spořitelna campus and ČEZ headquarters: signals that the market reads as confirmation

The most significant signal that the modern workplace in Smíchov has a future is Česká spořitelna's decision to move its headquarters here. Designed by the prestigious Austrian studio Baumschlager Eberle Architekten in collaboration with the Czech studio of Pavel Hnilicka, the campus consists of eight separate buildings connected by a public passage with shops, a cultural centre and spaces for public events throughout the year.

ČEZ is similarly ambitious, with its new headquarters to be built in the immediate vicinity of the savings bank campus. The three buildings by Swedish studio Tham & Videgård Arkitekter and Czech Schindler Seko architects will be completed in 2027. Both corporate relocations confirm that office leasing in Prague 5 Smíchov is no longer an alternative and is becoming the primary choice for the corporate sector. The decision by institutions of this calibre also reduces the risk perception of the location by other tenants: if big domestic players come here, the district has sufficient credibility.

Transport infrastructure as a decisive argument

Office space for lease in Smíchov has one comparative advantage that other Prague locations find difficult to overcome: exceptional transport accessibility. The district is served by two metro stations of line B, a dense tram network and - after the completion of the Smíchov Terminal - also a complex bus hub integrating international and regional connections.

The investment in the terminal amounts to CZK 5 billion and the construction will be completed by the end of 2030.

The new Dvorecký Bridge will also play a crucial role; when it becomes operational in April 2026, it will connect Smíchov with Prague 4 and open up new pedestrian and cycling corridors. For companies with more than 100 employees, where a variety of commuting modes is an operational reality, such multimodal accessibility is virtually irreplaceable when choosing new office space. With employees arriving by train, metro, tram, bike and car at the same time, no other location in Prague offers such a compact transfer hub in one place.

Smíchov vs. Karlín, Pankrác and Holešovice: a sober comparison

The office market in Prague has several established locations, with which Smíchov naturally compares. Karlín has a strong address value and a rich offer of restaurants, but suffers from a lack of larger comprehensive areas for companies with over 100 employees - the development is historically fragmented. Pankrác offered large floorplates in a skyscraper development, transport accessibility is good, but the urban context lags behind: the area around the office buildings is poor in daily amenities and pedestrian movement. Holešovice has undergone an interesting transformation, but some of the office space for rent here is located in older, renovated buildings with limited technical possibilities.

Smíchov offers what other locations cannot provide at the same time: large new areas designed for a modern way of working, excellent public transport accessibility, developing district amenities and an architectural standard comparable to Western European metropolises. This is a combination that is not found elsewhere in Prague and will only get stronger as Smíchov City is completed.

What this means for companies looking for offices for rent in Prague 5

Companies that are just starting to relocate or expand should keep Smíchov on their shortlist - especially if they are looking for office space to rent in Prague for a team of over 100 people. New office space in Smichov is being built with architectural ambition, environmental certifications and urban backgrounds that enhance the attractiveness of the location for employees. This is an argument that HR directors and C-level management hear more and more loudly when choosing a corporate headquarters.

Decisions made today will shape operational realities for the next ten to fifteen years - and by then, Prague 5 will look quite different than it does today. Companies that enter the site early will get better lease terms and the opportunity to play a role in defining the character of the district. This is an advantage that will fade with time.