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Krakow's apartment market has experienced dramatic price increases over recent years, making it one of Poland's most expensive cities for property buyers.
As we reach mid-2025, apartment prices in central Krakow average between 19,300-20,100 PLN per square meter, while properties outside the center cost 13,400-14,600 PLN per square meter. The city's growing economy, large student population, and tourism appeal continue to drive demand, though price growth has recently stabilized after years of rapid increases.
If you want to go deeper, you can check our pack of documents related to the real estate market in Poland, based on reliable facts and data, not opinions or rumors.
Krakow apartment prices currently range from 13,400-20,100 PLN per square meter depending on location, with central districts commanding premium prices.
After years of rapid growth, the market is now stabilizing with minimal price increases expected in 2025.
| Aspect | Central Krakow | Outside Center |
|---|---|---|
| Average Price per sqm | 19,300-20,100 PLN | 13,400-14,600 PLN |
| Studio Apartment | 18,800 PLN/sqm | 15,000-16,000 PLN/sqm |
| 2-room (1 bedroom) | 16,600 PLN/sqm | 14,000-15,000 PLN/sqm |
| 3-room (2 bedroom) | 15,200 PLN/sqm | 13,500-14,500 PLN/sqm |
| 4+ rooms | 16,100 PLN/sqm | 13,900-15,000 PLN/sqm |
| Total Purchase Costs | ~2.4% of price (excluding agency) | ~2.4% of price (excluding agency) |
| Transfer Tax (PCC) | 2% of purchase price | 2% of purchase price |
What are the current average apartment prices in Krakow including all fees and taxes?
As of June 2025, apartment prices in Krakow vary significantly based on location and apartment size.
In central Krakow, you can expect to pay between 19,300-20,100 PLN per square meter for an apartment. Outside the city center, prices drop to 13,400-14,600 PLN per square meter. The citywide median price currently stands at 16,192 PLN per square meter according to recent market data.
When buying an apartment in Krakow, you'll need to budget for additional costs beyond the purchase price. The transfer tax (PCC) adds 2% to your total cost for resale apartments. Notary fees typically run around 0.4% of the property value, while land registry fees are minimal at approximately 200 PLN. Agency commissions, usually paid by the seller, can range from 2-3% if you end up covering this cost.
For a practical example, if you purchase a 60 square meter apartment at the median price of 16,000 PLN per square meter, your total cost would be 960,000 PLN for the property plus approximately 24,250 PLN in additional fees and taxes.
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How do apartment prices in Krakow compare to similar-sized cities in Central and Western Europe?
Krakow's apartment prices position the city as moderately expensive within Central Europe but still affordable compared to Western European capitals.
Converting to euros for comparison, Krakow apartments cost approximately 3,700-4,000 EUR per square meter. This makes Krakow more expensive than similar-sized Central European cities like Wrocław (2,800-3,000 EUR/sqm) or Budapest (2,500-3,500 EUR/sqm). However, Krakow remains competitive with Prague, where prices range from 4,000-6,000 EUR per square meter.
When compared to Western European cities, Krakow offers significant value. Berlin apartments cost 5,000-7,000 EUR per square meter, while Munich commands 8,000-10,000 EUR per square meter. Even Poland's capital Warsaw is more expensive at around 4,400 EUR per square meter.
This pricing positioning makes Krakow attractive for international buyers seeking European property exposure without the premium costs of major Western cities, while still benefiting from a developed economy and infrastructure.
How have Krakow apartment prices changed over the past 5 years and the past 12 months?
Krakow has experienced one of the most dramatic property price increases in Europe over the past five years.
From 2019 to 2024, apartment prices in some central Krakow districts increased by over 100%. Annual growth rates ranged from 8-25% per year, with the most significant increases occurring between 2021-2023 when the market was driven by low interest rates, pandemic-related lifestyle changes, and increased demand from both domestic and international buyers.
The past 12 months tell a different story, showing market stabilization. Between 2024 and 2025, price increases varied between 6-32% depending on the specific district and data source, but the most recent quarterly data shows minimal growth. In Q1 2025, price increases were under 1% in Krakow, indicating the rapid growth phase has ended.
This cooling reflects increased apartment supply coming to market, higher mortgage interest rates, and buyer fatigue after years of rapid price appreciation. The market appears to be transitioning from a growth phase to a stabilization period.
What are the forecasts for Krakow apartment prices over the next 1, 5, and 10 years?
Property market forecasts for Krakow suggest a period of stabilization followed by moderate long-term growth.
For the next 12 months, experts predict either price stabilization or a slight correction in the Krakow apartment market. The increased supply of new developments coming online, combined with higher mortgage costs and cooling buyer demand, supports this stabilization forecast. Some districts may see minor price decreases as the market adjusts from previous highs.
Looking ahead 5 years, moderate growth of 3-6% annually is expected. This growth will likely depend on broader economic conditions, government housing policies, and Poland's continued economic development. The market should find a more sustainable growth trajectory compared to the explosive increases of recent years.
The 10-year outlook remains positive for Krakow apartment values. The city's fundamentals - growing economy, major tourism destination, large student population, and continued infrastructure development - support long-term appreciation. However, growth rates will likely normalize to more sustainable levels compared to the recent boom period.
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Which districts in Krakow are the most expensive, up-and-coming, and most affordable for apartments?
Krakow's apartment prices vary dramatically by district, creating distinct market segments for different buyer profiles.
The most expensive districts center around Krakow's historic and business areas. Stare Miasto (Old Town) commands the highest prices due to its UNESCO World Heritage status and tourist appeal. Grzegórzki, close to the main train station and business district, also commands premium prices. Zwierzyniec, with its proximity to parks and upscale atmosphere, rounds out the top-tier expensive neighborhoods.
Up-and-coming districts offer the best potential for appreciation. Podgórze, south of the Vistula River, is experiencing significant development and gentrification, attracting young professionals with its improving infrastructure and cultural venues. Ludwinów is another emerging area gaining popularity among families and young professionals seeking more space and modern amenities at relatively affordable prices.
For budget-conscious buyers, the most affordable districts include Nowa Huta, the planned socialist-era district in eastern Krakow, Prądnik Biały in the northern part of the city, and Bieńczyce. These areas offer significantly lower per-square-meter costs while still providing good public transport connections to central Krakow.
What are the average prices by apartment size and per square meter in Krakow?
Apartment prices in Krakow follow a predictable pattern based on size, with smaller units commanding higher per-square-meter rates.
| Apartment Type | Average Price (PLN/sqm) | Example Total Price (60 sqm) |
|---|---|---|
| Studio | 18,800 | 1,128,000 PLN |
| 2-room (1 bedroom) | 16,600 | 996,000 PLN |
| 3-room (2 bedrooms) | 15,200 | 912,000 PLN |
| 4-room (3 bedrooms) | 16,100 | 966,000 PLN |
| 5+ rooms | 13,900-16,100 | 834,000-966,000 PLN |
Studios command the highest per-square-meter prices at 18,800 PLN, reflecting strong demand from students and young professionals. Two-room apartments (one bedroom) average 16,600 PLN per square meter, popular among couples and single professionals. Three-room apartments offer the best value at 15,200 PLN per square meter, making them attractive for small families.
Larger apartments show some price variation, with four-room units averaging 16,100 PLN per square meter, slightly higher than three-room units due to scarcity in central locations. Properties with five or more rooms typically fall in the 13,900-16,100 PLN range, offering more space per zloty but limited availability in prime areas.
What are the typical total purchase costs including notary, agency, tax, and renovation for apartments in Krakow?
Understanding the complete cost structure is essential when budgeting for an apartment purchase in Krakow.
The primary additional cost is the transfer tax (PCC) at 2% of the purchase price for resale apartments. Notary fees add approximately 0.4% of the property value, calculated as 1,010 PLN plus 0.4% of any amount above 60,000 PLN. Land registry fees are minimal at around 200 PLN. Agency commissions typically range from 2-3% of the purchase price, though this is usually paid by the seller rather than the buyer.
Renovation costs vary widely based on the apartment's condition and your requirements. Budget at least 500-1,500 PLN per square meter for basic renovation, though luxury renovations can cost significantly more. Many newer apartments require minimal work, while older properties may need substantial updates to plumbing, electrical systems, and finishes.
For a 60 square meter apartment costing 960,000 PLN, expect total additional costs of approximately 24,250 PLN excluding agency fees and renovation. If you handle renovation at 1,000 PLN per square meter, add another 60,000 PLN to your budget.
Annual property taxes in Poland remain very low, typically under 100 EUR per year for residential apartments, making ongoing ownership costs manageable.
What are the current mortgage conditions in Poland for buying an apartment in Krakow?
Mortgage conditions in Poland have tightened significantly as interest rates have risen from historic lows.
Current interest rates for fixed-rate mortgages (typically 5-year terms) range from 6.0-7.3%, while variable rate mortgages cost 7.5-8.6%. These rates represent a substantial increase from the sub-3% rates available during 2020-2021, significantly impacting affordability for many buyers.
Polish banks typically offer loan-to-value ratios of 80-90% for residents, though foreign buyers may face stricter terms requiring larger down payments. The government offers various subsidy schemes for families with children, providing reduced interest rates and additional support for qualifying buyers.
For a practical example, a 800,000 PLN mortgage over 25 years at 6% fixed interest would result in monthly payments of approximately 5,100 PLN covering principal and interest. This doesn't include property insurance, which lenders require, or potential mortgage protection insurance.
Foreign buyers should expect more stringent documentation requirements and potentially higher interest rates or lower loan-to-value ratios compared to Polish residents.
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What types of apartments are most in demand and how do their prices vary in Krakow?
Apartment demand in Krakow varies based on building age, height, and furnishing level, each affecting pricing differently.
New construction apartments command premium prices due to modern amenities, energy efficiency, and contemporary layouts. These properties often include features like underground parking, elevators, and smart building systems. Older buildings, particularly those requiring renovation, sell at discounts but offer opportunities for value-added improvements.
Height preferences split along demographic lines. Low-rise buildings appeal to families with children and older buyers who prefer ground-level access and smaller building communities. High-rise apartments attract younger professionals and investors, often offering better views and modern amenities, though they may cost more per square meter in prime locations.
Furnishing significantly impacts both price and target market. Furnished apartments cost more upfront but appeal to short-term rental investors and immediate occupants. Unfurnished properties represent the standard for long-term residents and traditional investors, allowing buyers to customize according to their preferences.
Currently, new builds in emerging districts like Podgórze show strongest demand, combining modern amenities with relative affordability compared to central locations.
What are the smartest apartment investments in Krakow based on different goals?
Investment strategy in Krakow should align with your specific objectives and risk tolerance.
For personal residence, prioritize quiet, family-friendly districts like Kleparz, Podgórze, or Ludwinów. These areas offer good schools, parks, and community amenities while providing potential appreciation as they continue developing. Focus on 2-3 bedroom apartments that provide space for family growth.
Long-term rental investments perform best near universities or business districts. Areas like Grzegórzki, Stare Miasto, and Zwierzyniec attract stable tenants including students, young professionals, and expats. Target 1-2 bedroom apartments that appeal to this demographic while generating steady rental income.
Short-term rental investments require central locations with tourist appeal. Stare Miasto and Kazimierz offer the highest occupancy rates and daily rates for Airbnb-style rentals, though regulations and competition continue increasing. Studio and 1-bedroom apartments work best for this strategy.
For resale appreciation, focus on up-and-coming districts like Podgórze and Ludwinów, or new developments in areas with planned infrastructure improvements. These locations offer the best potential for capital appreciation over 5-10 year holding periods.
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Can you provide real-life examples of recent apartment purchases in Krakow?
Recent apartment transactions in Krakow illustrate current market dynamics across different buyer segments and locations.
A typical owner-occupier purchase involved a 65 square meter apartment in Grzegórzki, one of Krakow's prime central districts. The property sold for 1,300,000 PLN, equivalent to 20,000 PLN per square meter. The buyer, a young professional working in Krakow's business district, valued the location's proximity to work and city center amenities.
An investment purchase example occurred in Podgórze, an up-and-coming district south of the Vistula River. A 50 square meter apartment in a new development sold for 850,000 PLN, or 17,000 PLN per square meter. The investor purchased this property specifically for long-term rental, attracted by the area's improving infrastructure and growing appeal to young professionals.
A budget-conscious purchase in Nowa Huta saw a 70 square meter apartment sell for 770,000 PLN, approximately 11,000 PLN per square meter. This first-time buyer prioritized affordability and space over central location, accepting a longer commute in exchange for significantly lower per-square-meter costs.
These examples demonstrate the significant price variation across Krakow's different districts and the importance of matching location choice with intended use and budget constraints.
What legal and financial factors should foreign buyers consider when purchasing apartments in Krakow?
Foreign apartment buyers in Poland face relatively few legal restrictions but should understand the regulatory and financial landscape.
EU and EEA nationals can purchase apartments in Poland without special permits or restrictions. Non-EU/EEA citizens may need permits for certain property types, though residential apartments typically don't require special authorization. However, regulations can change, so consulting with a Polish property lawyer is advisable.
Tax obligations for foreign buyers mirror those of Polish residents. The 2% transfer tax (PCC) applies to all resale apartment purchases, regardless of buyer nationality. Annual property taxes remain very low for residential properties, typically under 100 EUR per year. Foreign buyers should also consider their home country's tax implications for overseas property ownership.
Financing options exist for foreign buyers, though terms may be less favorable than for Polish residents. Banks typically require larger down payments from foreign applicants and may charge higher interest rates. Some lenders specialize in serving expat and foreign buyer markets with more flexible documentation requirements.
Legal assistance proves invaluable for navigating contracts, conducting due diligence, and handling property registration. Polish property law includes specific procedures and documentation requirements that differ from other countries' systems.
Currency exchange considerations affect purchase costs and ongoing financial planning. Foreign buyers should factor exchange rate fluctuations into their budget and consider hedging strategies for large transactions.
It's something we develop in our Poland property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Krakow's apartment market has matured from a rapid growth phase to stabilization, offering opportunities for both residents and investors who understand the local dynamics.
Success in Krakow's property market requires matching your investment strategy to the right district, apartment type, and timeline for your specific goals.
Sources
- Poland Price Forecasts - InvestRopa
- Buying Property in Poland - Wise
- Krakow House Prices - Properstar
- Buy Flat Poland - Finding Poland
- Poland Real Estate Foreigner Tips - InvestRopa
- Investing in Real Estate in Krakow - Nestate
- Apartment Prices in Polish Cities - Warsaw Business Journal
- Polish Housing Market Q1 2025 - Poland Insight
- Top Polish Cities for Real Estate Investment - Mavenwood Capital
- Polish Mortgage Market Update - Mortgage Blog