Newffice: Work environment of the future at Colliers’ new headquarters in Warsaw

The rapid transformations we’ve experienced in recent years—driven by events like the COVID-19 pandemic and accelerated advancements in artificial intelligence—have fundamentally reshaped our needs as employees and consumers. We now seek greater flexibility, modern technology to enhance our comfort, and meaningful human interaction. Simultaneously, mindful of climate change, we are altering our habits to minimize environmental impact—and expect our workplaces to follow suit.

Colliers’ new headquarters in Warsaw responds directly to these evolving demands, embodying the future of office environments through the “Newffice” concept—a harmonious integration of innovative technology, flexible spatial design, and sustainable development principles. Located within the state-of-the-art FORM building, this office space is tangible proof that modern workplaces can effectively address today’s challenges while charting a progressive path toward a balanced coexistence of technology, people, and the planet.

Global Expertise, Local Presence: Colliers’ New Chapter in Warsaw

Colliers, a global leader in commercial real estate advisory and investment management, has been steadily building trust among clients in Poland for nearly three decades. With a robust presence in Warsaw and six major regional cities (Krakow, Katowice, Gdansk, Poznan, Lodz, and Wroclaw), Colliers significantly influences the Polish real estate landscape.

The project for the new headquarters set ambitious objectives for Colliers’ interdisciplinary teams, aiming not merely to create an office but an innovation lab responding to modern organizational needs and a rapidly changing world.

Project goals included:

• Supporting hybrid work and the company’s dynamic growth while enhancing integration within and across teams.
• Tailoring spaces to diverse team-specific working styles and requirements.
• Ensuring optimal conditions to boost employee well-being and productivity.
• Integrating cutting-edge technology and sustainable practices.
• Demonstrating Colliers’ expertise in interior design, ESG solutions, modern technologies, and comprehensive fit-out contracting.

Located at 97 Pańska Street in Warsaw’s Wola district, the new headquarters occupies the 8th floor of The FORM building, covering 2,650 sqm plus a nearly 200 sqm terrace.

A Comprehensive Approach to Design

Colliers mobilized its top resources, collaborating at every project stage—from defining the work environment and site selection to lease negotiation, interior design, and fit-out. Remarkably, fit-out completion took just 7.5 months from space acquisition to the official opening, synchronized meticulously with building acceptance procedures.

Initially, the Colliers Office Tenant Representation team identified the ideal site through detailed analyses using GIS technology, assessing factors such as ESG criteria, technology infrastructure, and commute times for employees. Ultimately, The FORM building was chosen for its high environmental standards, excellent public transport connectivity, proximity to bike routes, and extensive nearby amenities that support work-life balance. Colliers Define handled the entire design and fit-out process, collaborating closely with the People and Places Advisory team for workspace planning and change management, Architecture & Planning experts for interior design and branding, and the Design & Build team for construction management.

Technology implementation—such as dynamically assigned lockers, reservation systems, and video conferencing solutions—was overseen by Colliers Strategic Advisory Technology & Innovation, while sustainability initiatives, including carbon footprint analysis and WELL Certification, were managed by the ESG team.

Harmony of Two Worlds

Newffice redefines office spaces by seamlessly blending two distinct yet interconnected zones: the Client Area and Employee Area.

• Client Area: Inspired by upscale hotel lobbies and boutique cafes, this vibrant space facilitates meetings, workshops, and events, replacing the traditional reception with a welcoming concierge service. It features intimate seating areas, flexible event space (Bloom), and the Partners’ Room, emphasizing Colliers’ commitment to direct and enduring client relationships.

• Employee Area: Designed around the Newffice concept, this space promotes dynamic flexibility, enabling teams to reserve “team hubs” for collaborative days or utilize coworking-style resources for daily tasks.

Three distinct microenvironments cater to various workstyles:

Supernomad Ecosystem: For highly mobile professionals attending brief meetings or needing temporary workstations.

Nomad Environment: For those balancing meetings with focused work, featuring project tables and personal lockers.

Anchors Habitats: For professionals requiring dedicated, quiet spaces for analytical and focused tasks.

The office integrates advanced hybrid meeting technologies and offers extensive social spaces, including a large central kitchen, relaxation areas, and abundant greenery—all within a 10-meter reach of any workspace—to foster employee well-being.

Commitment to Sustainability

Designed in alignment with Colliers’ global sustainability strategy, the new office incorporates reused materials from the previous location and achieved a carbon footprint of 238 kg eCO2/m². The space earned WELL Precertification, highlighting adherence to stringent wellness standards regarding air quality, acoustics, ergonomics, and more. Real-time monitoring systems for air quality further ensure a healthy, energy-efficient environment.

New Reality

Colliers’ new headquarters combines cutting-edge design, sophisticated technology, and sustainability practices, actively enhancing productivity, fostering community, and adapting flexibly to evolving team and business needs. Additionally, it serves as a living showroom for clients to explore and experience firsthand the future of workplace solutions—from ergonomics and hybrid functionality to sustainable architecture.