Retail landscape of Warsaw city centre

Retail landscape of
Warsaw city centre
MAIN HIGH STREETS
Introduction3
High Streets in Warsaw
– an analysis of the retail offer
OFFER BY DISTRICTS
OFFER BY MAIN FUNCTION OF THE BUILDING
OFFER BY SECTORS
OFFER BY TENANT TYPE
VACANT SPACE
High Streets in Warsaw
– an analysis of the potential
FASHION
FMCG
GASTRONOMY & LEISURE
Conclusions and forecast
VARIOUS PROSPECTS…
CURRENT SHAPE FAR AWAY FROM EXPECTATIONS…
THE POTENTIAL DEPENDS ON THE SECTOR…
PRO-ACTIVE POLICY IS A CHANCE FOR A DEVELOPMENT…
Streets with good vibe
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Introduction
Warsaw is the largest and the most competitive retail
market in Poland. It consists of: shopping centres,
hypermarkets/supermarkets, street markets, market
halls, suburban retail parks and outlet centers,
department stores and shops on the ground floors
of residential and office buildings.
shoes and fashion accessories. Based on this, the
available retail-service-gastronomy offer in the analysed
districts was evaluated. Furthermore, conclusions and
forecasts in terms of further retail development in the
city centre were made in the context of existing and
future competitors in other sectors. Sectors with growth
potential were highlighted, as well as those that will
face difficulties if they are present on high streets in the
centre of Warsaw.
The renaissance of high street retail expected by city
government, investors, developers, tenants and residents
was a good reason for Colliers International to carry
out a detailed research and analysis of this market
sector. The analysis included a review of the competitive
position of the sector in comparison to other retail
distribution channels. We decided to make an attempt
to assess what chances this renaissance has and what
pace it may take. This report was conducted within the
cooperation with GfK Polonia, which helped us with
its know-how in the field of consumer habits and the
structure of spending of Warsaw residents.
The chapter ‘Streets with good vibe’ is a supplement to
this report and it showcases seven selected streets that
are neither main communication arteries nor main retail
locations in the city centre, but they are streets with their
own atmosphere, places where people spend their free
time and where you can implement innovative concepts
and alternative ways of doing business.
The authors are aware of the complexity of the
development of retail streets. The aspects described
in the report do not exhaust all the problems that
enterprises planning to expand in this segment face.
Legal, planning, communication and social aspects have
a great impact on the pace of high-street development.
When it comes to Warsaw, “the Bierut decree”2 is also
important and the consequent problem of claims from
former owners. Nevertheless, in our report we focused
mainly on the competitive aspect of high streets in the
context of changing consumer habits in Warsaw. Enjoy
the read!
The research was conducted in H1 2015 and covered
seven central Warsaw districts: Śródmieście, Mokotów,
Ochota, Wola, Żoliborz, Praga Północ and Praga
Południe. Within this area the most attractive retail
areas1 were identified and all tenants were recorded and
classified by their business profile. The buildings were
also classified by units and in terms of their function
(residential, office, commercial, other) and the basic
attributes of their attractiveness. Existing vacancies and
projects under construction were also recorded.
The next step was a description of consumers’ habits
in Warsaw prepared by GfK Polonia focusing on fashion,
Przemysław Dwojak
DIRECTOR | CUSTOMER ANALYTICS & SALES
STRATEGIES DEPARTMENT
przemyslaw.dwojak@gfk.com
+48 502 196 091
Dominika Jędrak
DIRECTOR | RESEARCH AND CONSULTANCY
SERVICES
dominika.jedrak@colliers.com
+48 666 819 242
Ewa Wasilewska
PROJECT MANAGER | CUSTOMER ANALYTICS
& SALES STRATEGIES DEPARTMENT
ewa.wasilewska@gfk.com
+48 22 43 41 481
Katarzyna Michnikowska
SENIOR ANALYST | RESEARCH AND CONSULTANCY
SERVICES
katarzyna.michnikowska@colliers.com
+48 607 559 587
1
Unbroken string of shops, services and restaurant points with the intensive pedestrian/car traffic
2
3
Nationalization law aimed, in theory, to reconstruct capital city after World War II
High Streets in Warsaw
– an analysis of the retail offer
OFFER BY DISTRICTS
Within the selected retail zones, new investments that
offer commercial premises on the ground floor for lease
are the exception. The limited amount of retail space
under construction or being modernised is one of the
factors limiting high-street development in Warsaw.
Some of the largest projects that will bring new retail/
service/gastronomy space in the centre of Warsaw
are: the rebuilding and modernisation of DT Smyk on
Jerozolimskie Avenues, the Ethos office building on
Trzech Krzyży Square and Hala Koszyki on Koszykowa
Street, as well as the revitalisation of Art Norblin on
Żelazna Street and Koneser on Ząbkowska Street.
Moreover, office projects with a retail segment can be
added (for example Sienna Towers on Towarowa Street,
Centrum Marszałkowska and Astoria on Przeskok Street).
For the purpose of this report, 27 retail zones were
identified, where approximately 2,860 shops and service/
gastronomy units are located. The vast majority of
retail zones (20) and units (1,880) are located in the
Śródmieście district.
The greatest number of units, within the analysed area,
is located on Marszałkowska, Grójecka and Jerozolimskie
Avenues. Worthy of mention is the increase in the
attractiveness of retail zones and their units in the Praga
Północ district (10% share in the research), which is
caused by better accessibility because of the second line
of the Warsaw Metro underground system. A similar
phenomenon can be expected in the near future in Wola.
Due to the existing urban structure of the district,
it is difficult to identify attractive retail zones in Żoliborz.
Therefore, the share of units in Żoliborz is small
in the study.
Type of buildings with premises located on
the analysed high streets in 7 Warsaw districts
type of buildings
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
No. of premises on the analysed high streets
in 7 Warsaw districts
No. of premises on the analysed high streets in 7 Warsaw districts
2,000
1880
1,800
1,600
1,400
1,200
1,000
lokale
800
600
400
270
200
0
Śródmieście Praga Pn
240
Ochota
190
Wola
155
Mokotów
90
Praga Płd
79%
percentage
residential
10%
8%
office
other
3%
retail
Source: Colliers International, November 2015
OFFER BY SECTORS
The space available in the retail zones under analysis is
highly differentiated. The largest tenant group (23%) are
cafes, restaurants and bars. Services account for 16%
of the total (by number of units). The grocery sector is
also well represented (10%), as well as fashion (9%)
and finance (8%). Unfortunately, sports equipment and
children & maternity shops have almost disappeared
from high streets in the city centre.
35
Żoliborz
Source: Colliers International, November 2015
OFFER BY MAIN FUNCTION OF
THE BUILDING
Despite the wide variety of available space, some of the
streets under analysis can be said to have specialised
sectors. The most important one is gastronomy; within
the considered streets, the most ‘gastronomic’ one is
Szpitalna Street, where restaurants, bars and cafes
account for 71% by the number of units. The grocery
sector is quite visible on many high streets in the city
centre. Ząbkowska, Targowa and Grójecka Streets are
The premises under analysis are located on the ground
floor of buildings of various use. Residential buildings
prevail (79%), including old townhouses of a low
technical standard. The vast majority of premises (89%)
have shop fronts and entrances directly from the street,
which is the main advantage in terms of retail and
an additional value for services/gastronomy.
4
good examples. The street with the strongest fashion
offer is Mokotowska, where fashion stores account
for 29% of units. Chmielna is the leader in terms of
traditional shoe shops, which make up 13% of all retail
units. Contrary to popular belief, the financial sector has
not dominated central districts, even on Wilsona Square
(this place is often given as a negative example). Banks
and other financial institutions account only for 21% of
the total number of units there.
OFFER BY TENANT TYPE
The available space on the streets under analysis is
dominated by non-chain operators, which constitute
76% of all tenants. This is quite common in shoes
and leather accessories as well as the fashion sector,
which even though it is well represented, does not
compete with retail chains in shopping centres. Chains
are well represented in the financial sector (90%) and
groceries (40%). The data analysis confirms the dynamic
development of some sectors on high streets observed in
the last few years. The sectors growing most rapidly are
health & beauty, restaurants and accessories & jewellery
which represented 34%, 22% and 21% respectively.
Tenants’ business sector structure on the
analysed high streets in 7 Warsaw districts.
VACANT SPACE
There are 238 vacant units on the high streets under
analysis, most of which are in Praga Północ and
Śródmieście, where vacant units account for 9.6% and
9.1% of total stock respectively. On the one hand, the
vacancy rate on high streets in the city centre is derived
from the quantity and quality of stock, while on the other
hand from owners’ development policies.
Vacancy rate on the analysed high streets
in 7 Warsaw districts.
Vacancy Rate
12%
10%
9.6%
9.1%
8%
7.2%
6.3%
5.7%
6%
LEGEND (SECTOR STRUCTURE IN %)
pustostany
5.2%
23%
GASTRONOMY
4%
MULTIMEDIA
16%
SERVICES
2%
SHOES,
LEATHER & BAGS
10%
GROCERIES
2%
ACCESSORIES
& JEWELLERY
9%
FASHION
2%
HOME ACCESSORIES
8%
FINANCIAL SERVICES
1%
ELECTRONIC
EQUIPMENT
8%
VACANTS
1%
ENTERTAINMENT
& LEISURE
7%
OTHERS
1%
CHILDREN
& MATERNITY
5%
HEALTH
& BEAUTY
1%
4%
SPORTS EQUIPMENT
2%
0%
1.1%
Praga Pn
Śródmieście
Wola
Ochota
Żoliborz
Mokotów
Praga Płd
Source: Colliers International, November 2015
Source: Colliers International, November 2015
5
Selected high streets and retail schemes in seven
central districts of Warsaw
NAME, LOCATION
Shopping centres that
were built within the last
20 years have become
permanent fixtures on the
retail map of the capital
city and the way they are
used has permanently
changed the shopping
habits of Warsaw
inhabitants.
ARKADIA
Śródmieście
GALERIA MOKOTÓW
Mokotów
ZŁOTE TARASY
Śródmieście
BLUE CITY
Ochota
ARKADIA
GROCERIES
GASTRONOMY
GALERIA
WILEŃSKA
WOLA PARK
Wola
DOM MODY KLIF
WOLA PARK
FASHION
ENTERTAINMENT
& LEISURE
FORT WOLA
KING CROSS
PRAGA
WARS SAWA JUNIOR
ZŁOTE
TARASY
DOM MODY
VITKAC
ATRIUM REDUTA
PLAC UNII CITY
SHOPPING
BLUE CITY
CH GOCŁAW
ATRIUM
PROMENADA
SADYBA BEST MALL
Mokotów
GALERIA WILEŃSKA
Praga Północ
ATRIUM REDUTA
Ochota
KING CROSS PRAGA
Praga Południe
HOME ACCESSORIES
SHOPPINGENTERTAINMENT
CENTRE
ATRIUM PROMENADA
Praga Południe
TESCO
CH GOCŁAW
Praga Południe
DOM MODY KLIF
Wola
SHOPPING CENTRE
DEPARTMENT STORE
HYPERMARKET
HIGH STREET
COMMUNICATION HUB
HANDLOWOWE
PLAC UNII CITY
SHOPPING
Mokotów
GALERIA
MOKOTÓW
SADYBA
BEST MALL
WARS SAWA JUNIOR
Śródmieście
DOM MODY VITKAC
Śródmieście
FORT WOLA
Wola
TESCO
Praga Północ
KEY OFFER
High Streets in Warsaw
– an analysis of the potential
The research carried out by GfK Polonia between 2011
and 2014 and the latest research carried out among
2,100 inhabitants of Warsaw from across the whole
agglomeration indicate that all of them visit shopping
centres3. The only differences are in the frequency of
visits. One of the main categories of goods bought in
shopping centres are fashion, shoes and accessories.
Therefore, this sector was analysed in detail in the
following chapter in terms of high streets, shopping
centres as well as different customers types.
The purchasing power for fashion per capita in Warsaw
exceeds the national average by nearly 70%. The
spending power of customers and their attitude towards
shopping for fashion brands determines the level of
expenditure on these goods. Based on the results of the
consumer survey, taking into account income, we can
distinguish three types of fashion customers in Warsaw –
economic, mainstream and premium.
Types of fashion customers in Warsaw
FASHION
The main channel for fashion shopping are shopping
centres, chosen by approximately 54% of Warsaw
residents. Their advantage over hypermarkets is
significant with only 13% of Warsaw population choosing
the latter. The distance between successive positions is
much smaller. The third position is held by chain stores
and non-chain retailers located in street locations.
Places preferred by Warsaw residents for
buying fashion, shoes & accessories
RANK
POSITION
1
2
3
4
5
CHANNEL
PLACES OF
PURCHASE MOST
OFTEN INDICATED
BY CUSTOMERS (%)
Shops in the shopping
centres
54%
Hypermarket
13%
Individual chain shops on
high street/non central zone
Individual non-chain shops
on high street/non central
zone
Internet
Street markets/market halls
small markets in residential
area
Outlet centres
7%
Supermarket
Discount
Other
THE SHARE OF
SEGMENTS IN
WARSAW SOCIETY
THE ANNUAL BUDGET
ON FASHION BY
SEGMENT**
Economic
PLN
700 – 1,000*
20%
75% of the
average of Warsaw
budget
Mainstream
PLN
1,500 – 3,000*
50%
95% of the
average of Warsaw
budget
Premium
- over 3,000*
30%
130% of the
average of Warsaw
budget
SEGMENTS OF
CUSTOMERS
Source: GfK Polonia, November 2015, *declared net income per capita,
** as a percentage of the average budget
The largest group of customers is in the mainstream
segment, which includes half of Warsaw population.
The premium segment is the wealthiest and represents
30%. Its potential for fashion shopping exceeds the
budget of the economy sector by approximately 75%.
6%
Shopping centers are the main channel for purchasing
“fashion” items for all customers, regardless of their
budget. Nevertheless, with the decline of wealthy buyers,
shopping centres are giving ground to other channels.
The loss of customers from shopping centres to other
channels stands at 34% for the economy segment, 22%
for the mainstream segment and 15% for premium4 one.
The importance of other distribution channels, such as
hypermarkets, market halls, street markets, second-hand
shops, supermarkets and discount stores is increasing
for poorer segments.
5%
5%
4%
2%
2%
2%
Source: GfK Polonia, November 2015. Based on a question: „Please, tell us
where do you buy goods of this category most often? One answer only.”
The research data confirms that the position of retail
chains on high streets is increasing with the growing
affluence of buyers. At the same time, the position
3
Source: GfK Polonia, based on the question „How often do you visit shopping centres located in Warsaw and in the suburbs”. Answer: “I do not visit Warsaw shopping centres” was never chosen
4
Source: GfK Polonia, based on the question „Are you buying clothes in shopping centres in Warsaw?
7
of non-chain shops is weaker in the corresponding
locations. For the mainstream and premium segments,
shops on high streets have the highest ranking, and
for the economy segment their ranking drops.
GASTRONOMY & LEISURE
The purchasing power for eating out in Warsaw exceeds
the national average by over 2.5 times. In the gastronomy
category premises near high streets and in residential
areas have an advantage over those in shopping centres.
Restaurants, bars and other gastronomy premises are
chosen by 55% of Warsaw inhabitants while similar
services in shopping centres are chosen by 45% of
respondents.
Increasing consumer’s wealth results in the growth in
importance of high streets, but it must be remembered
that the importance of high streets for respondents,
as noted at the beginning, is low for those surveyed.
This means that tenants located on high streets have
their own narrow target group of premium customers,
and compete for them with shopping centres. As for
economic segment, apart from shopping centres, local
markets, non-chain shops and second hand shops
compete with each other for customers’ money. Fashion
retail chains occupy a lower position here.
The purchasing power for leisure services in Warsaw
exceeds the national average by less than 2.5 times.
Most popular are fitness clubs and gyms on street and in
residential locations, which attract 70% of users. At the
same time, fitness clubs in the shopping centres provide
their services for 30% of customers. Bowling, billiards
and discos in shopping centres are chosen by 40% of
respondents, while 60% prefer city centre locations.
FMCG
The purchasing power for FMCG goods in Warsaw
exceeds the national average by approximately 30%,
while for health & beauty goods alone the rate is
approximately 60%.
Chosen debuts on high streets in the
centre of Warsaw
Hypermarkets and discount shops are the main places
where people do grocery shopping in Warsaw. Nearly
80% of Warsaw inhabitants choose them the most often
(45% and 35% respectively). Specialised chains on high
streets as well as in residential locations are shopping
places for only a few percent of Warsaw inhabitants.
• DQ, restaurant, Nowy Świat
• Paul, restaurant, E. Platter
• Totomato, groceries, Piękna
• Desquared 2 Kids, children & maternity,
Trzech Krzyży Square
Household chemicals and health & beauty goods are
most willingly bought in hypermarkets by approximately
30% of customers. Nevertheless, the second position is
held by specialised shops located in shopping centres
– approximately 25% of customers. Specialised chains
on high streets and in residential locations are chosen
by approximately 15% of Warsaw inhabitants and this is
the third shopping channel in terms of popularity. As far
as cosmetics are concerned, quite a strong position is
held by specialised stores: retail chains stores located
in shopping centres are in first position. The second
position is held by chain stores located on street and in
residential areas. They are chosen by 40% and 20% of
Warsaw inhabitants respectively.
• Loake, shoes & leather accessories,
Chmielna
The choice of shop with daily products such as
groceries, household chemicals and cosmetics is
determined by a good location – near home/workplace.
It is the fourth factor determining customer spending in
this category. It affects the choice of shop for 30% of
Warsaw inhabitants.
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Potential of Warsaw high
streets in numbers
DISTRICT
Residents
5
Newcomers
49,000
220
6
GfK Purchasing
White collars8
Power Index7
109.2%
12,000
New workplaces
9
0
n/a
In 2014, 2.8 million of tourists visited Warsaw, 67% of whom were
the Polish. The remaining 37% were foreign tourists, including those
from the United Kingdom (10%), Germany (9%) and the USA (9%).
The district that benefits most from this is Śródmieście.
Foreign tourists
10
ŻOLIBORZ
67,300
PRAGA PŁN
250
PRAGA PŁD
138,500
2,220
109.2%
53,000
2,400
100,500
300
116.6%
41,000
0
131,400
120,100
1,080
0
99.5%
8,400
12,000
300
11,600
90
128.2%
126,000
3,000
660,900
OCHOTA
MOKOTÓW
Mokotów has the largest population (approximately 220,000 people)
but the pace of residential development in Wola has caused 2,200
people to move there in H1 2015. Those people do their shopping
in Wola and use services and food points.
The purchasing power in the Śródmieście district is 28.2%
higher than the average for Warsaw – it is one of the reasons
why the largest shopping centres are there, as well as
department stores and shops with the highest prices are there.
Source: 5 GUS;
6
GUS, Colliers International, November 2015 the estimated number of residents in residential projects completed in H1 2015;
7
Gfk Polonia, November 2015, * 100% average for Warsaw
8
Colliers International, November 2015 the estimated number employees in Class A and B
9
Colliers International, offices completed in H1 2015
10
GUS, Foreign tourists in tourist accommodation in 2014
178,300
4,000
WOLA
ŚRÓDMIEŚCIE
84,300
90.9%
219,000
1,130
119.5%
137,000
8,000
55,500
Mokotów is the district with the greatest number of office employees
who work in A and B-class offices in Warsaw. Moreover, the pace of
office development is the fastest here – approximately 8,000 people will
find jobs in offices that were delivered to the market in H1 2015. This
translates into additional potential for retail, services and gastronomy.
Conclusions and forecast
traffic. In the case of smaller formats, usually
only foot traffic based on potential client
streams. The key factors are availability and
visibility.
VARIOUS PROSPECTS…
When considering the potential of high streets, two
types of prospects should be differentiated: from the
point of view of large retail chains, as well as from the
point of view of local businesses. These two groups
have a different attitude to assessing a retail location.
In both cases, the bottom line, or more specifically the
potential to generate turnover, is decisive when it comes
to opening or closing a shop. The division into large
retail chains and smaller non-chain shops is essential in
determine the status of high streets and analysing their
development potential.
GfK Polonia, November 2015
Criteria for choosing streets by retail chains –
gastronomy & leisure
A catchment area derived from a potential
client stream. It is not so important where
customers come from but the fact that they
spend time near that location. In case of
a large chains, the elimination of potential
competition from other chained catering
points by opening own units. Where smaller
chains are concerned, city centre traffic
supports the placement of units close to each
other.
Units that are available on high streets in Warsaw in
most cases do not meet the location criteria of the
largest retail chains in Poland or those planning to
enter the market. They are attractive mainly for local
businesses. A large catchment area based on inhabitants
and/or foot traffic, which provides a critical mass of
potential customers, is the key to the success of retail
chain tenants. Local businesses are characterised by
being dispersed on secondary shopping streets and by
the lack of standardisation. For these types of stores,
rental rates for the best locations on high streets are
often an insurmountable barrier. Due to being satisfied
by much lower revenues, they almost always lose out
to retail chains when it comes to paying higher rent.
GfK Polonia, November 2015
CURRENT SHAPE FAR AWAY
FROM EXPECTATIONS…
The current shape of high streets in Warsaw is derived
from the weakness of real estate management policy
and spatial planning for retail needs, the relatively low
affluence of mass consumers and changing shopping
habits. The fact that chain tenants (the creators of
shopping habits) are not interested in high streets
is caused by the lack of long-term strategies for their
construction/revitalization. Non-chain shops fill this
gap by offering cheaper alternatives to chain stores
that have to deal with higher business costs. Such
a multidimensional state of affairs is a serious obstacle
for the development of high streets in Warsaw.
Criteria for choosing high streets by retail
chains - fashion
The required critical mass of potential
customers, which in Poland is provided by
a location in a shopping centre that attracts
a lot of people due to its catchment area based
on residents. In terms of high streets, a location
with high pedestrian traffic and a wide range
of shops that complementary as well as
competitive offer is essential.
THE POTENTIAL DEPENDS ON
THE SECTOR…
According to analysis from the previous chapters, the
existing potential of high streets in Warsaw varies
depending on the retail sector. Shopping centres
that were built within the last 20 years have become
permanent fixtures on the retail map of the capital city
and the way they are used has permanently changed
the shopping habits of Warsaw inhabitants. Additionally,
the next challenge that both shopping centres and high
GfK Polonia, November 2015
Criteria for choosing streets by retail chains FMCG
A smaller catchment area is needed, depending
on the size and type of shop. Often, a mixed
location that is residential with high foot
10
street retail will face is the increase in the popularity of
e-commerce. The higher level of competition does not
mean that retail, services and gastronomy will totally
disappear from the capital’s streets, but their structure
and function will change.
policies of owners in terms of real estate management
is a barrier to its further development. Services will
therefore grow selectively, depending on the availability
of units and the expected level of rent.
PRO-ACTIVE POLICY
IS A CHANCE FOR A
DEVELOPMENT…
Gastronomy is and will stay a catalyst for the
development of high streets in the centre of Warsaw.
Nevertheless, a fluctuation of tenants will be observed,
mainly within individual concepts. High streets are the
main target of the expansion of gastronomy chains, those
which are present in the market and those entering it:
mainly cafe chains, confectioneries, fast food restaurants
and bistros.
High streets in the central districts of Warsaw have an
opportunity to develop provided that they will be profiled
and the real estate management policy will be pro-active
and cooperative with the largest owners. Depending on
a street’s character, intensity of the pedestrian traffic and
inhabitant and business structure, its retail offer should
be profiled towards “daily shopping”, “a place to spend
free time” or “exclusive shopping”.
On high streets in Warsaw the development of small
grocery stores (including franchises) will be observed
and they will actively search for retail units for their
business. New residential investments in the central
districts of Warsaw as well as modernisations and
renewals of old stock will encourage the development
of the grocery sector.
The development of high streets in Warsaw is
a process that will last for many years and will be
full of experiments and spectacular successes and
failures. There is no unique idea for high streets, but
their diversity and uniqueness as well as an individual,
old-fashioned approach to the customer may become
their strength, mainly in comparison with the existing
repetitive offer of shopping centres and anonymous
e-commerce.
The health & beauty sector will continue its expansion,
which started a few years ago – both in the form of
drugstores and perfumery chains as well as non-chain
pharmacies and cosmetics stores. Warsaw streets are
witnessing the return of health and beauty services such
as clinics, medical surgeries, spas, beauty salons and
hairdressers.
10 most popular retail chains on the
analysed high streets (excluding financial
institutions)
In the coming years, we should not expect rapid
development in the fashion and shoes sectors on high
streets in Warsaw. Nevertheless, micro–locations for
exclusive fashion and design aimed at selected groups
of customers will appear. Apart from the supply of
older units, new office investment in the city centre will
translate into space availability for this type of retail. For
most chain stores, shopping centres will remain the main
place to trade.
• Carrefour Express
• Costa Coffee
• Galeria Wypieków Piotr Lubaszka
• Green Caffee Nero
• Poczta Polska
The sport, electronics and multimedia sectors have an
opportunity to develop on high streets depending on
whether they specialise and combine their offer with
other types of business. That way they will stand out
from competitors who offer mainly mass goods without
added value such as advisory and additional services.
• Rossmann
• Społem
• Starbucks
• Subway
• Żabka
Goods for children, jewellery, accessories and home
accessories will develop on high streets in Warsaw
to a limited extent; however such retailers will need
a unique idea and a non-repetitive offer. Therefore,
the forecast development of individual initiatives as an
alternative to chain retail offer is expected.
Although the service sector still has a significant share
in high–street trade and demand for it is high, the
11
Potential development of
sectors on high streets
CHILDREN
& MATERNITY
MULTIMEDIA
GROCERIES
ACCESSORIES
& JEWELLERY
SHOES, LEATHER ENTERTAINMENT
& BAGS
& LEISURE
ELECTRONIC
EQUIPMENT
GASTRONOMY
FINANCIAL
SERVICES
FASHION
SPORTS
EQUIPMENT
SERVICES
HOME
ACCESSORIES
HEALTH
& BEAUTY
12
Streets with
good vibe
In Warsaw, as in every city, there are places where we like walking, meeting
friends and buying unique things. Welcome to visit seven chosen streets
in Warsaw which, according to the authors of this report, are “streets
with a specific climate.” Let’s visit Mokotowska Street to buy nice clothes,
Francuska Street to drink a cup of delicious coffee and Chłodna Street to
go to the hairdresser. If the weather is nice we recommend going for a walk
along streets in old Ochota or Żoliborz, and in the evening you should go to
the cinema on Narbutta Street and to a night club on Ząbkowska Street.
street length
traffic:
pedestrian,
car and public
transport
municipal bike
station
no. of premises
selected event
13
1,3 km
Mokotowska
Mokotowska
Piękna Street/
Zbawiciela
Square
130
Mokotowska
Street Day
(May)
Mokotowska Street is located in the Śródmieście
district and connects Trzech Krzyży Square with
Jazda Polska roundabout. It is a street with many
residential buildings from the period before the
World War II, such as the listed “Krakowiacy
i Górale” art eclectic apartment house. In the
last few years, Mokotowska Street has been
totally modernised (from Trzech Krzyży Square
to Piękna Street). Historical buildings are being
systematically renovated, new exclusive shops
and restaurants are opening and the street is
regaining its former shine. Some office buildings
such as Zebra Tower, Renaissance Building,
Zaułek Piękna, Mokotowska Square, Dom
Dochodowy o Trzech Frontach and the Atelier
Mokotowska 63 department store as well as over
130 shops, service and gastronomy units are
located on Mokotowska Street. The Współczesny
Theatre by Zbawiciela Square is also nearby.
SELECTED TENANTS
SECTOR
Burberry
Robert Kupisz
Rossmann
Sense Dubai
Mo61 Perfume Lab
Ania Kruk
Lilou
Dyspensa
Bazar Kocha bistro & deli
Słodki Słony
Tenants’ sector structure (by no. of premises) on Mokotowska Street
Zdrowie i uroda
Wyposażenie
wnętrz
Wolne lokale
Usługi
Obuwie i
galanteria
skórzana
Multimedia
Moda
Instytucje
finansowe
Inne
Gastronomia
100%
0%
1
2% 3%
5%
14%
9%
4%
25%
2% 3%
10%
10%
7%
6%
Source: Colliers International, November 2015
14
1 km
Mokotowska
Ząbkowska
Ząbkowska
Street
(Koneser)
100
Otwarta
Ząbkowska
(JulySeptember)
Ząbkowska Street, which is one of the most
popular streets in the Praga Północ district,
connects Targowa Street and Radzymińska Street.
There are residential buildings dating from the
19th and 20th centuries as well as old service
and postindustrial buildings. This district has
become popular in the last few years among
artists, who have opened studios, workshops
and galleries there. Ząbkowska Street is covered
by the revitalisation programme for 2014-2020.
In place of the former vodka factory, an officeretail-residential investment is being built called
Praga Koneser Center, where the Google Campus
has just been opened. There are over 100 shops,
service and gastronomy units as well as the
Museum of Printing. The neighborhood is home
to the famous Różycki Market and the Praga
Museum.
SELECTED TENANTS
SECTOR
Rossmann
Żabka
Sztukateria
Galeria sztuki Praga
Bar na Ząbkowskiej
Himalaya momo
Skamiejka
W oparach absurdu
Łysy pingwin
Mucha nie siada
Tenants’ sector structure (by no. of premises) on Ząbkowska Street
Zdrowie i uroda
Wolne lokale
Usługi
Sport
Rozrywka i
rekreacja
Multimedia
Moda
Instytucje
finansowe
Inne
Gastronomia
Biżuteria i
akcesoria
Art. spożywcze
Art. dziecięce
100%
0%
1
2%
17%
2%
15%
11%
1%
7%
5%
3% 2%
19%
10%
6%
Source: Colliers International, November 2015
15
937 m
Mokotowska
Chłodna
Żelazna Street
100
Karcelak
Fairs at
Chłoda Street
(September)
Chłodna Street, located in the Wola district,
connects Elektoralna Street with Towarowa Street.
The original buildings were almost completely
destroyed during World War II, the rebuilding that
has been done has made Chłodna a street of local
importance. The granite and basalt cobblestones,
the pre-war horse-drawn tram tracks and the
place of the former footbridge linking the small
and large ghetto have remained as relics of the
past. Recently, the street has been revitalised
and care has been taken to commemorate its
tragic history and expose preserved elements of
its buildings. An artistic installation called ’Keret
House’ has been created. There are more than
100 shops, service and food points on the street,
as well as office buildings such as: Warsaw Trade
Tower, Green Corner, Polkat and the Meridian
apartment building. There is also the Fire Fighting
Museum in the Mirowskie barracks.
SELECTED TENANTS
SECTOR
Fresh market
Fryzjerzy na Chłodnej
The Esthetic SPA
Tryumf
Costa Coffee
Winosfera
Do Woli
U Chłopaków
Chłodna 25
Bar Kercelak
Tenants’ sector structure (by no. of premises) on Chłodna Street
Zdrowie i uroda
Wyposażenie
wnętrz
Wolne lokale
Usługi
Obuwie i gal.
skórzana
Multimedia
Moda
Instytucje
finansowe
Inne
Gastronomia
Bizuteria i
akcesoria
Art. spożywcze
100%
0%
1
9%
3%
33%
19%
1% 2% 2% 2%
17%
8%
1% 3%
Source: Colliers International, November 2015
16
750 m
Mokotowska
Francuska
Walecznych
Street
80
The Saska Kępa
festival (May)
Francuska Street is located in the Saska Kępa area
of Praga Południe and connects the Waszyngtona
roundabout with Przymierza Square. The special
atmosphere of the street is created by the houses
from the interwar period, numerous restaurants
and cafes and lots of green areas. Saska Kępa and
Francuska Street are a favourite place for artists
– Agnieszka Osiecka used to live there, whose
monument can be found at the intersection
of Obrońców Street. In 2010, the street was
renovated and modernised (road, pavements,
greenery, lighting and landscaping). Private
houses and townhouses were also systematically
renovated. There are over 80 shops, service and
food points on the street. There is the well-known
architectural studio Kuryłowicz & Associates, and
the national stadium at Waszyngtona roundabout.
SELECTED TENANTS
SECTOR
Lilou
Nail Spa & Day Spa
Jean Louis David
Carrefour Express
Prosta historia
Francuska 30
Grycan
Baobab
Dom Polski
Rue de Paris
Tenants’ sector structure (by no. of premises) on Francuska Street
Zdrowie i uroda
Wyposażenie
wnętrz
Wolne lokale
Usługi
Multimedia
Moda
Instytucje
finansowe
Inne
Gastronomia
Biżuteria i
akcesoria
Art. spożywcze
100%
0%
1
11%
3%
35%
4%
9%
5%
4%
22%
1% 4% 2%
Source: Colliers International, November 2015
17
1,6 km
Mokotowska
Narbutta
Puławska/
Dworkowa
Street
30
The Narbutta
Day (June)
Narbutta Street connects Puławska Street with
Św. Andrzeja Boboli Street. Due to the
architecture of residential houses from the
interwar period (including the ‘Grey Houses’
estate), the green Słonimski Square and the
characteristic building of the ‘Iluzjon’ National
Film Archive cinema, it is considered to be one
of the most picturesque streets of Mokotów.
The ‘Moja Narbutta’ association is very active in
encouraging the local community to focus on
the most important issues regarding this part of
Warsaw. There are over 30 shops, service and food
points and a cinema. The street is also home to
Ośrodek Karta, which is engaged in documenting
and popularising the recent history of Poland
and Central and Eastern Europe, several schools
and a research and teaching complex of Warsaw
University of Technology.
SELECTED TENANTS
SECTOR
Lampy witrażowe
Czuła Buła
Jednorożec lody tradycyjne
Tenants’ sector structure (by no. of premises) on Narbutta Street
Wyposażenie
wnętrz
Wolne lokale
Usługi
Rozrywka i
rekreacja
Multimedia
Moda
Instytucje
finansowe
Inne
Gastronomia
Bizuteria i
akcesoria
Art. spożywcze
Art. dziecięce
100%
0%
1
3%
17%
3%
14%
11%
3% 3%
6%
3%
26%
5%
6%
Source: Colliers International, November 2015
18
1 km
Mokotowska
Tarczyńska
Zawiszy Square
20
The Miron’s
poetry Day
(June)
Tarczyńska Street, located in the Ochota district at
the back of Zawisza Square connects Raszyńska
Street with Niemcewicza Street. There are several
old residential buildings, including the building
where the Tarczyńska theatre, created by the poet
Miron Białoszewski, functioned during the 1950s.
There is also the Elite Spanish bookshop, which
offers a wide selection of books from the best
Spanish and Portuguese publishing houses. There
is aslo a hunting gallery and the Polish Safari Club,
bringing together fans of hunting expeditions and
wildlife photography and filming. The ’Tarczyńska
11’ association encourages the local community
to focus on the most important issues in Ochota.
There are over 20 shops, service and food points
as well as the five-star Radisson Blu Sobieski hotel.
SELECTED TENANTS
SECTOR
Elite Spanish bookshop
Sztuka umiaru
Obroty Rzeczy
Usługi
Multimedia
Inne
Gastronomia
Elektronika
Tenants’ sector structure (by no. of premises) on Tarczyńska Street
100%
0%
1
5%
20%
20%
5%
50%
Source: Colliers International, November 2015
19
Inwalidów Square
Inwalidów
Square
20
Inwalidów Square is located at the intersection
of Mickiewicza Street and Wojska Polskiego
Avenue in the district of Żoliborz. The ellipseshaped square is home to pre-war housing and
its interior, according to the original design, is
covered by an area of greenery. This characteristic
urban composition and greenery, accompanied
by pubs and cafes creates highly walkable area
with unique atmosphere. There are more than
20 shops, service and food points.
SELECTED TENANTS
SECTOR
Fawory
Winny przystanek
Żywiciel
Tenants’ sector structure (by no. of premises) on Inwalidów Square
Zdrowie i uroda
Wolne lokale
Usługi
Instytucje
finansowe
Inne
Gastronomia
Art. spożywcze
100%
0%
1
4%
8%
36%
24%
8%
12%
8%
LEGEND
CHILDREN & MATERNITY
GASTRONOMY
SHOES & LEATHER
ACCESSORIES
HOME ACCESSORIES
GROCERIES
FINANCIAL SERVICES
ENTERTAINMENT &
LEISURE
HEALTH & BEAUTY
JEWELLERY &
ACCESSORIES
FASHION
SPORT EQUIPMENT
OTHER
ELECTRONIC
EQUIPMENT
MULTIMEDIA
SERVICES
VACANT
Source: Colliers International, November 2015
20
21
280 SHOPPING CENTRES
44 HIGH STREETS
MAP OF HIGH STREETS
AND SHOPPING CENTRES
Are you considering entering the market, planning to develop your
chain or restructure it? Do you need data on shopping centres or high
streets in Poland? Has a specific retail location sparked your interest?
Visit RetailMAP to get the information you want.
www.retailmap.pl
Przemysław Dwojak
DIRECTOR | CUSTOMER ANALYTICS & SALES
STRATEGIES DEPARTMENT
przemyslaw.dwojak@gfk.com
+48 502 196 091
Dominika Jędrak
DIRECTOR | RESEARCH AND CONSULTANCY
SERVICES
dominika.jedrak@colliers.com
+48 666 819 242
Ewa Wasilewska
PROJECT MANAGER | CUSTOMER ANALYTICS
& SALES STRATEGIES DEPARTMENT
ewa.wasilewska@gfk.com
+48 22 43 41 481
Katarzyna Michnikowska
SENIOR ANALYST | RESEARCH AND CONSULTANCY
SERVICES
katarzyna.michnikowska@colliers.com
+48 607 559 587
www.gfk.com/pl
www.colliers.pl