Get all the data you need about the real estate market in Warsaw
This blog post is updated regularly so that you always get the most current picture of the Warsaw apartment market in 2026.
Prices in Warsaw vary a lot depending on the neighborhood, the size of the apartment, and the type of building.
In this article, you will find a clear breakdown of apartment purchase prices across Warsaw's main neighborhoods, from the most expensive to the most affordable, so you can quickly figure out where your budget fits.
And if you're planning to buy a property in Warsaw, you may want to download our real estate pack about Warsaw.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive Warsaw neighborhood for apartments | Srodmiescie |
| Most affordable Warsaw neighborhood for apartments | Bialoleka |
| Average apartment price per square meter across Warsaw | 16,600 PLN/m2 |
| Median apartment price across Warsaw | 848,000 PLN |
| Lowest realistic starting budget in Warsaw | 290,000 PLN (Bialoleka) |
| Most expensive apartment type in Warsaw (by bedroom count) | Two-bedroom apartment |
| Most affordable apartment type in Warsaw (by bedroom count) | Studio apartment |
| Average price for a Warsaw studio apartment | 513,000 PLN |
| Average price for a Warsaw one-bedroom apartment | 729,000 PLN |
| Average price for a Warsaw two-bedroom apartment | 968,000 PLN |
| Price gap between the most and least expensive Warsaw neighborhood | About 10,000 PLN/m2 (Srodmiescie vs. Bialoleka) |
| Price spread across Warsaw neighborhoods | From 13,200 to 23,200 PLN/m2 |
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Warsaw neighborhoods in 2026 ranked by apartment purchase price
This table ranks Warsaw's main neighborhoods by apartment purchase price, from the most expensive to the most affordable.
For each neighborhood, the table shows the average price per square meter, the median property price, the starting budget, the average price for a studio, a one-bedroom, and a two-bedroom apartment, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you will find much more detailed data in our real estate pack about Warsaw.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Studio Apartment | Average Price for a One-Bedroom Apartment | Average Price for a Two-Bedroom Apartment | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Srodmiescie | 23,200 PLN/m2 | 1,160,000 PLN | 510,000 PLN | 700,000 PLN | 975,000 PLN | 1,290,000 PLN | International cash buyers | Best central Warsaw location, strong prestige, cultural access, office proximity, and the deepest liquidity for prime apartments | Very high entry prices, street noise, parking pressure, and limited space for the money compared to outer districts | Luxury |
| 2 | Zoliborz | 20,500 PLN/m2 | 1,025,000 PLN | 450,000 PLN | 620,000 PLN | 860,000 PLN | 1,140,000 PLN | Affluent local buyers upgrading their home | Quiet leafy streets, quick access to the center, and unusually strong resale demand for Warsaw apartments | Limited apartment supply keeps prices firm and finding a good unit can be competitive | Premium |
| 3 | Wilanow | 19,800 PLN/m2 | 990,000 PLN | 440,000 PLN | 600,000 PLN | 830,000 PLN | 1,100,000 PLN | Family-oriented affluent buyers | Modern apartment stock, larger floor plans, and strong appeal near international school catchments | More car-dependent than inner Warsaw districts, with weaker metro and rail links | Premium |
| 4 | Mokotow | 18,600 PLN/m2 | 930,000 PLN | 410,000 PLN | 560,000 PLN | 780,000 PLN | 1,040,000 PLN | Professionals and expats | Large and liquid Warsaw apartment market with parks, office clusters, metro access pockets, and broad buyer demand | Prices vary a lot depending on the exact street, building age, and distance from the metro | Premium |
| 5 | Wola | 18,400 PLN/m2 | 920,000 PLN | 405,000 PLN | 555,000 PLN | 775,000 PLN | 1,025,000 PLN | Urban professionals and investors | Strong business district pull, many new apartment towers, and excellent liquidity in the central-west part of Warsaw | Construction intensity, traffic pressure, and uneven street quality outside the best pockets | Premium |
| 6 | Ochota | 16,900 PLN/m2 | 845,000 PLN | 375,000 PLN | 510,000 PLN | 710,000 PLN | 940,000 PLN | Professionals looking for a central Warsaw location without top-tier prices | Close to the Centrum, universities, and major employers while feeling more residential than the downtown core | Supply is tighter than in larger districts, and many apartments need renovation or come with layout compromises | Mid-Market |
| 7 | Ursynow | 15,600 PLN/m2 | 780,000 PLN | 345,000 PLN | 470,000 PLN | 655,000 PLN | 870,000 PLN | Metro-connected families | Reliable metro-driven family demand, practical apartment layouts, good schools, and easier budgeting than central Warsaw | Less prestige and fewer amenities than inner districts, especially farther from the metro stations | Mid-Market |
| 8 | Praga-Poludnie | 14,900 PLN/m2 | 745,000 PLN | 330,000 PLN | 450,000 PLN | 625,000 PLN | 830,000 PLN | Value-seeking urban buyers | Good price-to-access balance, with popular sub-areas like Saska Kepa and Goclaw helping keep apartment demand broad | Street quality and building standard vary a lot across this large Warsaw district | Mid-Market |
| 9 | Bemowo | 14,400 PLN/m2 | 720,000 PLN | 320,000 PLN | 435,000 PLN | 605,000 PLN | 800,000 PLN | First-time family buyers | Good value, improving transport connections, and a solid supply of practical apartment options for new buyers | Less central feel than inner Warsaw, and some estates are still car-oriented and repetitive in layout | Affordable |
| 10 | Bielany | 14,100 PLN/m2 | 705,000 PLN | 310,000 PLN | 425,000 PLN | 590,000 PLN | 785,000 PLN | Local households upgrading their Warsaw apartment | Green surroundings, metro access, and stable everyday appeal for owner-occupier apartment buyers | Limited choice of newer or premium apartments, and much of the available stock is older standard | Affordable |
| 11 | Praga-Polnoc | 13,900 PLN/m2 | 695,000 PLN | 305,000 PLN | 420,000 PLN | 585,000 PLN | 775,000 PLN | Risk-tolerant value buyers | Near-central Warsaw location with regeneration potential and some character buildings that are rare elsewhere in the city | Risk is very street-specific, and building quality can be inconsistent across the district | Affordable |
| 12 | Bialoleka | 13,200 PLN/m2 | 660,000 PLN | 290,000 PLN | 400,000 PLN | 555,000 PLN | 735,000 PLN | Budget-conscious first-time buyers | Large supply and one of the lowest realistic apartment entry budgets among all major Warsaw districts | Longer commutes and weaker urban convenience than more centrally located Warsaw apartment markets | Budget |
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Key insights about apartment purchase prices in Warsaw
Insights
- Srodmiescie is about 76% more expensive per square meter than Bialoleka, meaning Warsaw's priciest and cheapest districts are in completely different worlds for apartment buyers.
- The starting budget gap between Srodmiescie and Bialoleka is roughly 220,000 PLN, which is the difference between getting a foot in the door and being locked out of a neighborhood entirely.
- Zoliborz now prices closer to the luxury tier than most buyers expect, largely because its quiet low-rise character and strong resale demand have pushed Warsaw apartment values well past 20,000 PLN/m2.
- Wilanow's high price per square meter is driven by larger apartment layouts and newer buildings near international schools, not just prestige, so buyers pay more partly because they get more space.
- Mokotow and Wola price at almost the same level (around 18,400 to 18,600 PLN/m2), but the lifestyle and street character are very different, so the decision between them is about priorities, not budget.
- Ochota is the key "close-in but not premium" Warsaw apartment market, sitting between the top five and the outer districts at around 16,900 PLN/m2 with good central access.
- A two-bedroom Warsaw apartment already costs above 1,000,000 PLN in the top five districts, which means families targeting larger apartments need to plan for a high budget or look further out.
- A one-bedroom apartment under 600,000 PLN is now mostly an outer-district search in Warsaw, with only Praga-Poludnie, Bemowo, Bielany, Praga-Polnoc, and Bialoleka coming in below that level.
- Praga-Poludnie is the broadest value district in Warsaw because premium micro-markets like Saska Kepa sit alongside more ordinary apartment stock, giving buyers at different budgets something realistic to look at.
- The practical affordability line in Warsaw sits around 14,000 to 15,500 PLN/m2, where districts like Bemowo, Bielany, and Praga-Poludnie offer standard apartments without the budget extremes of either end of the market.
- Praga-Polnoc prices at about 400 PLN/m2 below neighboring Bielany, and that gap reflects the fact that Warsaw buyers still price in street-level risk and uneven building quality when choosing between affordable districts.
- In Warsaw apartment buying, micro-location matters almost as much as district name, particularly in large and uneven districts like Mokotow, Praga-Poludnie, and Praga-Polnoc where the best and worst streets can be very far apart in price.
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About our methodology
Estimating apartment purchase prices in Warsaw requires combining several data sources, because no single database captures the full picture of the Warsaw residential property market.
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Warsaw.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Warsaw neighborhood, we aggregated the freshest apartment purchase price data available. When possible, we cross-checked multiple sources to confirm the same price range.
This allowed us to estimate the average price per square meter and the median property price for each Warsaw district.
We also calculated the starting budget, which represents the lowest realistic entry point to buy an apartment in that neighborhood. This is not the cheapest possible listing, but a real and achievable floor for a standard Warsaw apartment purchase.
For each apartment category, we estimated an average purchase price based on local Warsaw market conventions. We used consistent size conventions across all districts: a studio at approximately 28 square meters, a one-bedroom at approximately 42 square meters, and a two-bedroom at approximately 58 square meters, with small adjustments for size premiums and discounts where the local market supports them.
These estimates were not applied as one flat number across Warsaw. They were adjusted by neighborhood and apartment type to better reflect local price levels and ownership conditions.
This table should therefore be read as a structured market estimate, not as an exact guarantee of transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Warsaw.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our real estate pack about Warsaw, we rely on verifiable sources and a transparent methodology.
We also aim to be fully transparent, so below we have listed the authoritative sources we used, explained how we used them, and described the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| National Bank of Poland (NBP) quarterly real estate reports | The NBP is Poland's central bank and one of the strongest official housing data sources in the country. | We used it to anchor Warsaw-wide transaction price levels and keep the city-level price baseline as official as possible. We also used it to separate transaction data from listing data, which is an important distinction for accuracy. |
| NBP BaRN house price database | This is the NBP's long-running house price database used directly in its own market analysis publications. | We used it as part of the transaction-data framework behind Warsaw apartment pricing. We used it to sanity-check citywide transaction levels against other sources and confirm that our district estimates stayed realistic. |
| City of Warsaw property price registry | This is an official Warsaw municipal source based on notarial transaction-price data, which is the most reliable type of property price data available. | We used it as the official local transaction-data backbone for this article. We used it to confirm that Warsaw now publishes transaction-price registry data current into 2026 and to anchor the district ranking to real sales rather than asking prices. |
| City of Warsaw housing market analysis | This is a City of Warsaw analytical publication focused directly on local housing market trends and affordability. | We used it to frame how Warsaw itself presents district-level housing comparisons and affordability conditions. We used it as a public-sector cross-check on the local market structure, particularly for neighborhood positioning. |
| SonarHome Warsaw housing prices | SonarHome is a recognized Polish housing-data platform that publishes frequently updated price indicators for the Warsaw market. | We used it as a fast-moving market cross-check for Warsaw price direction into early 2026. We used it to test whether our district estimates stayed realistic against current citywide price levels. |
| Zametr Warsaw apartment prices | Zametr is a live market-tracking platform that clearly separates listing-price indicators from transaction-price indicators for Warsaw. | We used it to compare current Warsaw asking-price conditions with the NBP transaction data. We used it to avoid overstating values by confusing listing prices with the prices at which apartments actually change hands. |
| Otodom Analytics | Otodom Analytics is one of Poland's best-known housing analytics platforms, built on very large listing-market coverage across Warsaw. | We used it as a market-structure and trend cross-check for district-level apartment demand patterns. We used it to keep the district selection focused on the neighborhoods that Warsaw apartment buyers search most often. |
| RynekPierwotny Big Data | RynekPierwotny is a major Polish new-build housing data platform with strong developer-market coverage across Warsaw districts. | We used it as a primary-market check, especially in districts with heavy new apartment supply like Wola and Wilanow. We used it to avoid relying only on resale-market signals when new-build pricing tells a different story. |
| Poland Insight: Warsaw apartment transaction analysis | This article cites Warsaw City Hall transaction data and explains the strengths and limits of those notary-based figures in a clear and transparent way. | We used it to confirm the Warsaw district price hierarchy on the resale market, especially at the top and bottom ends. We used it to anchor the positioning of Srodmiescie, Zoliborz, Wilanow, Mokotow, Wola, and Bialoleka with reference to actual recorded sales. |
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