Floreasca, office Pipera, Pipera North and Băneasa hold about 1.41 million m² of Bucharest's 3.43 million m² of modern offices (Cushman & Wakefield Echinox, Q2 2026).
In H1 2026 Floreasca-Barbu Văcărescu leased more office space than any other Bucharest submarket, about a third of the total.
About 15 minutes without traffic to Pipera, 10 to the airport and 25 to the centre, from our project in Balotești. Longer at peak hours.
North Bucharest's business districts: the short answer
A large share of Bucharest's modern office space sits in the north of the city. According to the Cushman & Wakefield Echinox MarketBeat for Q2 2026, the city has about 3.43 million m² of modern offices. Four northern submarkets, Floreasca-Barbu Văcărescu, Dimitrie Pompeiu (office Pipera, inside the city), Pipera North (in Voluntari) and North (the Băneasa and airport corridor), hold about 1.41 million m² of them, roughly 41%.
The busiest of them is Floreasca-Barbu Văcărescu. In the first half of 2026 it recorded 36,100 m² of leasing, the most of any Bucharest submarket and about a third of the city's total, with a vacancy rate of 6.4%.
In plain words: if you work in an office in Bucharest, there is a good chance the office is in the north, and the northern suburbs are on the right side of the city for it.
This matters to anyone choosing where to live. The commute that counts is not "to Bucharest" but to a specific building. We cover the road itself in our guide to the Balotești commute on the DN1. This article covers where the jobs are.
The four northern office districts, in numbers
The figures below are from Cushman & Wakefield Echinox, a real estate consultancy, for the second quarter of 2026. Other consultancies draw the boundaries slightly differently, so the totals vary from report to report.
| Submarket | Where it is | Modern office stock | Vacancy | Under construction |
|---|---|---|---|---|
| Floreasca-Barbu Văcărescu | Around Floreasca lake and the Barbu Văcărescu avenue | 589,600 m² | 6.4% | 60,700 m² |
| Dimitrie Pompeiu | Office Pipera, Sector 2, around Pipera metro | 440,700 m² | 6.2% | 20,600 m² |
| North | Băneasa and the road towards the airport | 192,700 m² | 15.6% | none |
| Pipera North | Pipera in the town of Voluntari, Ilfov | 183,000 m² | 36.6% | none |
| Bucharest, all submarkets | 3,429,500 m² | 11.6% | 215,600 m² |
Two things stand out. Floreasca and office Pipera are full and still growing. Pipera North, the older business parks on the Voluntari side, has the highest vacancy in the city: Cushman & Wakefield describes it as a peripheral zone dominated by older office schemes.
According to the same report, no new office building was delivered in Bucharest in the first half of 2026, and about 215,000 m² is under construction for completion by early 2028.
Who works there: the major employers
Consultancy reports name the large tenants in each district. These are examples from the Cushman & Wakefield Echinox Bucharest Office Market 2026 report and its Q2 2026 update, not a full list.
| District | Companies named as major occupiers or recent tenants |
|---|---|
| Floreasca-Barbu Văcărescu | Oracle (Oregon Park), Vodafone (Globalworth Tower), Banca Transilvania (expansion in Green Court), Leroy Merlin, Allianz Trade; pre-leases in 2026 by Veolia and Strabag in buildings under construction |
| Dimitrie Pompeiu (office Pipera) | Amazon (Globalworth Campus), Honeywell, DB Technology, Genpact; a new lease by Procter & Gamble in Yunity Park; Rohde & Schwarz Topex renewed and expanded in Iride Business Park |
| North (Băneasa) | KPMG (Miro Offices), Samsung (Willbrook Platinum) |
| Pipera North (Voluntari) | Altex and Michelin (Global City Business Park) |
The mix is technology, banking, telecoms, professional services and the regional offices of international companies. Cushman & Wakefield notes that demand in Bucharest comes especially from tech and professional services.
For a family relocating with one partner's job, this is the practical point: many of the employers that hire foreign specialists are already in the north.
The commute that counts is not "to Bucharest" but to a specific building.
Otopeni and the airport area
The airport area is a different kind of job centre. Henri Coandă International Airport, run by Bucharest Airports National Company (CNAB), handled a record 17,005,524 passengers in 2025, and a new terminal of about 176,000 m² is in design. We cover the plan in our guide to the Otopeni airport expansion.
Around the airport there is a mix of transport, logistics and service companies, alongside the offices of Băneasa further south. Consultancies do not publish a separate office submarket for Otopeni itself, so we cannot give you an office total for it. If your job is at the airport or in a company near it, the commute from the northern suburbs is among the shortest you will find.
The commute from Balotești and Corbeanca
These are the driving times we publish from our project in Balotești, without traffic:
| From Balotești to | Without traffic |
|---|---|
| Henri Coandă airport | about 10 minutes |
| Pipera | about 15 minutes |
| Central Bucharest | about 25 minutes |
At peak hours the times grow, mainly on the urban stretch: in the TomTom Traffic Index for 2025, Bucharest ranked fifth in Europe for congestion, as we detail in the commute guide. The direction of travel helps: someone who works in Pipera or by the airport hardly enters the city, while someone who drives to the centre or the south pays the full price.
Corbeanca lies west of Balotești, on the same DN1 axis. The northern A0 ring motorway section between the DN1 at Corbeanca and the DN2 at Afumați is open, which lets you head east without crossing the city. Details are in our A0 guide. For Floreasca we do not publish a fixed time: it depends on the route and the hour, and it is worth driving it yourself.
How to choose a home by the workplace: 6 steps
- Write down the exact address of the job. "Bucharest" is not an address. Floreasca, office Pipera and Băneasa are different trips.
- Drive it on a weekday at the real hour. Once in the morning and once in the evening, not on a Saturday.
- Ask the employer about hybrid work. One or two days at home change the calculation more than any new road.
- Check the alternatives to the car. Office Pipera is served by the M2 metro line, at Pipera and Aurel Vlaicu stations. Check where you would park and change.
- Map the second commute too. A school in Pipera or a partner's job in the centre can matter more than your own.
- Check the planned roads, but buy on the open ones. The A0 and the DN1 widening are covered in our guides; a home should make sense with the roads open today.
Who this fits, and who less
| Fits well | Fits less |
|---|---|
| People working in Pipera, Floreasca, Băneasa or by the airport | People driving every day to the south or west of the city |
| Families with children at the international schools in the north | People who do not want to depend on a car |
| People who fly often for work | Those who need to be in the centre every evening |
Frequently asked questions
Where are most office jobs in Bucharest?
A large share is in the north. According to Cushman & Wakefield Echinox, four northern submarkets hold about 1.41 million m² of the city's roughly 3.43 million m² of modern offices. Floreasca-Barbu Văcărescu is the second-largest submarket and recorded the most leasing in the first half of 2026.
Which big companies have offices in north Bucharest?
Consultancy reports name, among others, Oracle and Vodafone in Floreasca-Barbu Văcărescu, Amazon, Honeywell and Genpact in office Pipera, and KPMG and Samsung in Băneasa. Tenants change, so check the employer's own address.
Is Pipera in Bucharest or in Ilfov?
Both. Office Pipera around Pipera metro is in Bucharest's Sector 2. The residential Pipera and the Pipera North business parks belong to the town of Voluntari in Ilfov County. Our Pipera guide explains the difference.
How long is the drive from Balotești to Pipera?
About 15 minutes without traffic, from our project in Balotești. At peak hours it takes longer, so test it on a weekday at the hour you will actually travel.
Is the north of Bucharest a good base for remote or hybrid work?
For hybrid work it helps: fewer commuting days and a short trip to the northern offices. The rest depends on the home itself, its internet connection and a quiet room to work in.
The bottom line
In Bucharest the jobs are not spread evenly. A large part of the modern offices, and many of the employers that hire international specialists, sit in Floreasca, Pipera and Băneasa, on the side of the city that faces the northern suburbs.
Choose the home by the address of the job, and test the drive at the real hour. If you would like to go through your family's daily routes on the map, book a 30-minute call with me, whether or not you end up buying from us.
Moti Azulay, Compass Group Romania
Sources: Cushman & Wakefield Echinox, MarketBeat Bucharest Office Q2 2026 (PDF) · Cushman & Wakefield Echinox, Bucharest Office Market 2026 (PDF) · Bucharest Airports (CNAB)
This article is for general information only and is not legal, tax or financial advice. Data is current as of 22 October 2026. Office figures come from a real estate consultancy and depend on its definitions; company locations change. Driving times are measured from one point in Balotești without traffic.
Now you know more.
This article is general information, not legal, tax or financial advice. Consult local professionals before any transaction.
