Formlab is making waves in the highly competitive interior execution market. The company has been in existence for a year, and its portfolio already includes the realization of 25,000 sq. m in 12 locations. However, the entire industry is complaining about a decline in orders.

Many companies are engaged in creating modern office, hotel, and commercial interiors. Following the acquisition of Neo Świat a decade ago by JLL-owned Tétris, other advisory firms on the real estate market also started to establish their own fit-out teams or companies. Competition is therefore fierce.

"After the pandemic, some tenants reduced their space, adopting a remote or hybrid work model. Their needs are constantly changing, and this drives our market, although some cannot withstand such a race," says Piotr Kulikowski, board member and co-owner of Formlab.

In troubled waters

The market is very dynamic - not only are new entities being established, but experienced players are also disappearing from it. After the pandemic, some tenants limited their space, adopting a remote or hybrid work model. Their needs are constantly changing, and this drives our market, although some cannot withstand such a race, says Piotr Kulikowski, board member and co-owner of Formlab. PHOTO Tomasz Pikuła

The company was registered in 2025 and already has to its credit the arrangement of 25,000 sq. m in the coworking network The Shire, as well as contracts for interior finishing in banking and financial institutions.

A young company with a decade of experience

The founders of Formlab have been well-known in the office industry for years. For over 10 years, Piotr Kulikowski has been representing one of the Spanish leaders in office furniture manufacturing in our part of Europe, Grupo Forma 5, owner of the Forma 5, esPattio, and Löffler brands. He considers cooperation with material and equipment suppliers to be one of the sources of Formlab's success at a time when clients are trying to cut back on expenses.

"We try to offer the best value for money," says Piotr Kulikowski.

The remaining founders, Oskar Odziemczyk and Rafał Pisklewicz, are the managers of The Shire, and Formlab has been cooperating in the development of the coworking office network from the very beginning.

"Oskar Odziemczyk previously supported the development of flexible offices at Immofinanz, and then CPI in Central and Eastern Europe. With over ten years of experience in the real estate industry, he has had the opportunity to work with leading global companies and startups from the S&P 500 index, including Microsoft, Amazon, and WeWork. Rafał Pisklewicz, on the other hand, managed the team of asset leasing managers for Immofinanz's office portfolio in Poland. Our business is highly relationship-based, and personal contacts play a major role in our development," explains Piotr Kulikowski.

Joining forces with The Shire brought Formlab a bonus in the form of showrooms in all 12 locations of the coworking network. They are located in Warsaw, Kraków, and Wrocław, and will soon be opened in Poznań and Gdynia.

"None of our competitors have so many show offices, which gives us an obvious advantage, and their location in coworking spaces allows us to reach potential clients who often use flexible offices before they decide to rent," says Piotr Kulikowski.

Costs have shaken the fit-out industry

Formlab's entry into the interior market coincided with a deterioration of the situation in the industry.

• The period of intensive investments in high-quality office arrangements was limited with the rise of inflation, including material costs and labor costs. Since 2022, preparing office space has been becoming more expensive year by year, says Monika Rykowska, director of the research department at Axi Immo.

Before the COVID-19 pandemic, finishing an office from scratch in a new development started from EUR 300-350 per sq. m. Currently, the cost in new projects starts from EUR 500-700 depending on the location and scope, and in the highest standard exceeds EUR 1,000.

"As a result, some tenants decided against moving to a new office, opting instead to renegotiate their contract or optimize the space they already occupied. A smaller portfolio of orders has led to market consolidation," says Monika Rykowska.

According to Jakub Sarzyński, a partner at advisory firm Brookfield Partners, to finish turnkey space for an office tenant, the landlord's contribution is no longer enough. Today, tenants increasingly participate in these costs or sign leases for longer periods so that the investment can pay off.

• The finishing industry has fewer orders, and companies are reducing margins. There are no spectacular bankruptcies, but a more difficult time has begun. Finishing companies are starting to look for projects outside the office segment as well, e.g., in hospitals and hotels, says Jakub Sarzyński.

According to JLL experts, the Polish interior fit-out market is undergoing a fascinating transformation.

• At least several dozen companies operate here, but the true consolidation and professionalization of the industry is just beginning. On one hand, we have a large group of contractors competing mainly on price; on the other hand, the premium segment is growing, where something more than just an attractive quote matters. Institutional investors, meanwhile, look for partners offering complete security of execution: financial, qualitative, and legal. They want a partner who participates in the entire investment process, from early concept through design and execution to support in the operational phase, says Artur Pakuła, head of project and development services at JLL.

Through the eyes of competition

Three challenges for the fit-out industry that are turning the tables

Michał Pałys

chief operating officer at Tétris Poland

The fit-out industry today faces three challenges that are redefining how the entire sector operates. The first is the revolution in office spaces. Hybrid work is no longer an experiment; it is the new reality. Clients no longer ask how many workstations we can fit in this square footage, but how to create a space that will make people want to come to the office. This requires a different way of thinking about function, acoustics, and space zoning. Today, the office must compete with home comfort by offering something that isn't at home - team energy and organizational culture.

The second challenge is ESG and sustainable development. Today, this is the basis of conversation with the client. Institutional investors have clear net-zero goals and expect every element of the supply chain - including fit-out - to help achieve those goals.

The third challenge is risk management in an unstable cost environment. On one hand, developers and investors are looking for savings, while on the other, they need to set their offer apart through quality, because competition in the market is brutal.

Predictability and transparency are becoming the keys to navigating this environment. Clients need financial certainty for projects, which is why rigorous budgeting and cost control processes are becoming a competitive advantage. In an unpredictable world, a partner who can guarantee this is of great value.

Editorial note: The article was originally published in Puls Biznesu and was written by Paweł Berłowski. We would like to thank the editorial team for the opportunity to share this material. The original version of the article is available on the website: Puls Biznesu