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The average apartment price per square meter in Krakow reaches PLN 15,277-20,139 as of June 2025, making it one of Poland's most expensive cities after Warsaw.
Krakow's apartment market has experienced dramatic growth over the past five years, with prices increasing by 105% and becoming increasingly competitive among major Polish cities. Whether you're planning to relocate or invest in property, understanding the current pricing landscape across different neighborhoods, property types, and market segments is essential for making informed decisions.
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.
As of mid-2025, apartment prices in Krakow average PLN 15,277-20,139 per m², with significant variations between neighborhoods and property types.
The city has seen 105% price growth over five years, positioning it as Poland's second most expensive city after Warsaw, with forecasts suggesting continued but moderated growth ahead.
| Location Type | Price Range (PLN/m²) | Typical Apartment Cost |
|---|---|---|
| City Center (Old Town) | 18,000-22,000+ | PLN 700,000-1,300,000 |
| Central Districts | 15,000-20,000 | PLN 600,000-1,000,000 |
| Up-and-Coming Areas | 10,000-15,000 | PLN 400,000-800,000 |
| Budget Suburbs | 10,000-12,000 | PLN 400,000-600,000 |
| Luxury Developments | 20,000-25,000+ | PLN 800,000-1,500,000+ |
What's the current average price per square meter for an apartment in Krakow?
The average apartment price per square meter in Krakow ranges from PLN 15,277 to PLN 20,139 as of June 2025, depending on location and market segment.
For new developments on the primary market, prices average PLN 15,277-15,543 per m² citywide. However, in the most central districts like Old Town and Grzegórzki, secondary market prices reach PLN 19,332-20,139 per m². The broader Krakow market typically sees prices between PLN 14,000-16,000 per m² for most new developments, while premium central locations command PLN 20,000+ per m².
These figures represent a significant increase from previous years, reflecting Krakow's position as Poland's second most expensive city for apartment purchases after Warsaw. The price variations depend heavily on specific neighborhood, building age, and property standard.
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How does the average apartment price per m² vary between different neighborhoods in Krakow?
Apartment prices per square meter vary dramatically across Krakow's neighborhoods, with differences of up to PLN 10,000 per m² between the most and least expensive areas.
The most expensive neighborhoods are Old Town (Stare Miasto) and Grzegórzki, where prices reach PLN 18,522-20,729 per m² for new or luxury units. These central districts command premium prices due to their historical significance, proximity to major attractions, and limited supply of new developments.
Up-and-coming neighborhoods like Podgórze, Krowodrza, and Czyżyny offer moderate pricing with new developments at PLN 10,199-12,099 per m². These areas are experiencing revitalization and infrastructure improvements, making them attractive for both residents and investors.
The most budget-friendly districts include Wzgórza Krzesławickie at PLN 10,381 per m² and Bieżanów-Prokocim at just over PLN 12,000 per m². These suburban areas offer more affordable entry points while still providing good connectivity to the city center.
What are the price differences between old apartments, new developments, and luxury units?
Property prices in Krakow vary significantly based on age, condition, and luxury level, with differences ranging from PLN 8,000 to over PLN 15,000 per m².
Old apartments, typically found in historic buildings in central districts, range from PLN 14,000-19,000 per m² depending on their condition and exact location. These properties often feature original architectural details but may require renovation, which affects their pricing within this range.
New developments generally start at PLN 10,199 per m² in up-and-coming areas and reach PLN 15,000-18,000 per m² in central locations. These properties offer modern amenities, energy efficiency, and often include parking spaces and storage areas in the purchase price.
Luxury units in the most prestigious districts command PLN 18,000-22,000+ per m². These high-end properties feature premium finishes, prime locations in Old Town or Grzegórzki, and often include exclusive amenities like concierge services, private terraces, or historic building features.
What are the total purchase costs including taxes, legal fees, and agency commissions when buying an apartment in Krakow?
| Cost Type | Rate/Amount | Notes |
|---|---|---|
| Property Transfer Tax (PCC) | 2% of purchase price | Secondary market only |
| VAT (New Properties) | 8% (up to 150m²) / 23% (larger) | Primary market purchases |
| Notary Fees | PLN 1,010 + 0.4% above PLN 60,000 | Standard apartment purchase |
| Agency Commission | 2-3% of purchase price | Often negotiable |
| Land Registry Fees | PLN 200-500 | Registration costs |
| Legal Fees | PLN 2,000-5,000 | Optional but recommended |
| Additional Documentation | PLN 300-800 | Copies and certificates |
How have apartment prices in Krakow changed over the past 5 years and 1 year?
Krakow's apartment market has experienced extraordinary growth, with prices increasing by 105% over the past five years, making it one of Poland's fastest-appreciating real estate markets.
The most dramatic increases occurred in recent years, with prices rising by 14-32% in the past year alone, depending on the market segment. The primary market saw a particularly sharp 32% annual increase in Q2 2024, reflecting strong demand for new developments and limited supply.
This rapid appreciation has positioned Krakow as Poland's second most expensive city for apartment purchases, trailing only Warsaw. However, prices have begun to moderate in late 2024 and early 2025, with some central districts experiencing slight declines or stagnation as the market adjusts to higher price levels.
The growth has been driven by factors including increased tourism, foreign investment, limited land availability in central areas, and growing demand from both domestic and international buyers seeking property in Poland's cultural capital.
What are the forecasts for apartment prices in Krakow over the next 1, 5, and 10 years?
Apartment price forecasts for Krakow suggest continued growth but at a more moderate pace compared to the explosive increases of recent years.
Over the next year, experts predict moderate growth of 5-10%, with possible price stabilization if supply continues to increase. The market is expected to find a new equilibrium after the rapid appreciation of 2022-2024, particularly as interest rates and construction costs impact both buyers and developers.
The five-year outlook shows continued but slower growth, with potential for higher increases if government housing programs are introduced to stimulate demand. Market analysts expect annual appreciation rates to normalize to 3-7% annually, more in line with historical patterns and economic fundamentals.
Looking ahead 10 years, Krakow is likely to see steady appreciation as the market matures and supply-demand dynamics balance. Growth rates are expected to align more closely with GDP growth and inflation, providing stable but less dramatic returns for property investors.
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How does Krakow compare to other major Polish or Central European cities in terms of apartment price per m²?
Krakow ranks as Poland's second most expensive city for apartment purchases, with prices significantly higher than most other major Polish cities but still below regional capitals in Western Europe.
Within Poland, Warsaw leads with prices of PLN 21,826-22,515 per m² in the city center, followed closely by Krakow at PLN 19,332-20,139 per m². Gdansk follows at PLN 19,589 per m², while Wroclaw offers better value at PLN 15,530 per m². More affordable options include Poznan at PLN 12,556 per m² and Lodz at PLN 8,934 per m².
Compared to Central European capitals, Krakow remains more affordable than Prague or Vienna but is rapidly approaching the price levels of Budapest and Bratislava. This positioning makes Krakow attractive for international investors seeking exposure to Central European real estate markets.
The city's combination of cultural significance, growing economy, and EU membership continues to drive demand, potentially narrowing the price gap with more established European real estate markets over time.
What's the average total price of a typical one-bedroom and two-bedroom apartment in central vs. suburban Krakow?
Apartment prices in Krakow vary dramatically between central and suburban locations, with central properties commanding 40-60% premiums over suburban alternatives.
In central Krakow, one-bedroom apartments (40-50 m²) typically cost PLN 700,000-1,000,000, while two-bedroom units (60-80 m²) range from PLN 900,000-1,300,000. These prices reflect the premium locations in Old Town, Grzegórzki, and other central districts with historical significance and excellent connectivity.
Suburban areas offer significantly more affordable options, with one-bedroom apartments priced at PLN 400,000-600,000 and two-bedroom units at PLN 600,000-800,000. These suburban properties often provide more space, parking availability, and modern amenities while maintaining reasonable public transport connections to the city center.
It's something we develop in our Poland property pack.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Poland versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
Which areas in Krakow are considered most expensive, which are up-and-coming, and which are most budget-friendly for apartments?
Krakow's apartment market divides into distinct price segments, each offering different investment and lifestyle opportunities.
The most expensive areas include Old Town (Stare Miasto) and Grzegórzki, where luxury and historical significance command premium prices. These neighborhoods offer unparalleled cultural experiences, tourist attractions, and prestige, but with limited new development opportunities and high competition for available properties.
Up-and-coming areas like Podgórze, Krowodrza, Czyżyny, and Płaszów represent excellent value propositions. These neighborhoods are experiencing significant revitalization, infrastructure improvements, and new development projects while maintaining more accessible price points for both buyers and investors.
Budget-friendly options include Wzgórza Krzesławickie, Bieżanów-Prokocim, and Prądnik Czerwony. These suburban districts offer the most affordable entry points into Krakow's property market while still providing decent connectivity and amenities for residents.
What are the best apartment investment options today if I plan to live in it vs rent it out short-term (Airbnb) vs rent it long-term vs resell it later?
1. **Live-in Properties**: Central neighborhoods like Old Town and Grzegórzki offer the best lifestyle amenities, cultural attractions, and walkability, though they provide lower rental yields and higher purchase prices.2. **Short-term Rental (Airbnb)**: Old Town, city center, and tourist areas generate the highest occupancy rates and daily rates but require more active management and face increasing regulatory scrutiny.3. **Long-term Rental**: Up-and-coming areas like Podgórze and Krowodrza offer attractive rental yields with lower entry costs and steady tenant demand from young professionals and families.4. **Resale Investment**: Central and premium areas typically offer the best capital appreciation potential, though they require higher initial investment and may have longer holding periods for optimal returns.5. **Balanced Approach**: Consider properties in transitional neighborhoods that offer reasonable purchase prices, decent rental potential, and future appreciation prospects as areas develop.What is the current cost and typical conditions of a mortgage for buying an apartment in Krakow?
Mortgage conditions in Poland as of mid-2025 reflect current interest rate environments and banking regulations for both domestic and foreign buyers.
Typical mortgage rates average 7.77% for 20-year fixed-rate mortgages, with some banks offering lower rates for shorter fixed terms or variable rate products. These rates represent the current market conditions and may vary based on borrower creditworthiness and chosen bank.
Standard loan-to-value ratios reach up to 80% of property value, requiring a minimum 20% down payment from buyers. Banks typically require comprehensive documentation including income verification, employment history, and credit checks, with processing times ranging from 4-8 weeks for complete applications.
Foreign buyers may face additional requirements including longer residency periods, higher down payment requirements, or income verification from their home countries, depending on their citizenship and employment status in Poland.
Can you give example purchase scenarios for different budgets (e.g. €100k, €150k, €250k) and what kind of apartments that would buy today in Krakow?
Different budget levels in Krakow's current market offer varying property options, though recent price increases have made central locations increasingly challenging for smaller budgets.
With a €100,000 budget, buyers can expect very small studios (20-30 m²) in budget suburbs or older buildings in up-and-coming districts. These properties typically require renovation and are located in areas with longer commutes to the city center.
A €150,000 budget opens possibilities for studios or small one-bedroom apartments (25-40 m²) in up-and-coming or suburban areas. These properties offer better conditions and locations while still requiring careful selection for optimal value.
At €250,000, buyers can access one-bedroom apartments (40-50 m²) in central or premium locations, or larger two-bedroom units (60+ m²) in up-and-coming or suburban areas. This budget level provides significantly more options and better potential for both personal use and investment returns.
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 in mid-2025 presents both opportunities and challenges for potential buyers and investors.
While prices have increased significantly, the city's continued growth, cultural significance, and position within the EU market suggest sustained long-term demand, making careful property selection crucial for successful investment outcomes.
Sources
- Poland Price Forecasts - InvestRopa
- Buying Property in Poland - Wise
- Real Estate Market Prices Poland - Realting
- Most Expensive Locations Krakow - WhiteMad
- Krakow Old Town Apartments - Hamilton May
- Krakow Apartments - Develia
- Buy Flat Poland Guide - Finding Poland
- Poland Real Estate Forecasts - InvestRopa
- Poland Housing Market 2024 - Poland Insight
- Regional Property Prices - Numbeo