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Everything you need to know before buying real estate is included in our Poland Property Pack
Poland's apartment market shows dramatic price variations across cities, with Warsaw commanding premium prices while smaller towns remain relatively affordable.
As of mid-2025, apartment prices have surged over 50% in the past five years, driven by housing shortages, economic growth, and foreign investment demand. Warsaw leads at an average of PLN 18,500 per sqm on the secondary market, while cities like Bydgoszcz offer apartments at PLN 8,200 per sqm.
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.
Poland's apartment market is characterized by strong regional disparities, with Warsaw and Kraków at the premium end and smaller cities offering relative affordability.
Prices have increased over 14% year-on-year as of mid-2025, with forecasts suggesting continued but moderated growth of 3-5% annually through 2026.
City | Average Price per sqm (PLN) | Total Cost for 60 sqm Apartment |
---|---|---|
Warsaw | 18,500 | 1,110,000 PLN |
Kraków | 16,200 | 972,000 PLN |
Wrocław | 13,800 | 828,000 PLN |
Gdańsk | 12,500 | 750,000 PLN |
Łódź | 10,500 | 630,000 PLN |
Poznań | 12,000 | 720,000 PLN |
Bydgoszcz | 8,200 | 492,000 PLN |

What's the average total purchase price of an apartment in Poland, including taxes and fees?
The total cost of buying an apartment in Poland varies significantly by location and includes several additional expenses beyond the base price.
For a standard 60 sqm apartment, you'll pay between PLN 492,000 in Bydgoszcz and PLN 1,110,000 in Warsaw for the property itself. On top of this base price, you must factor in transaction costs that add approximately 8-12% to the total purchase price.
The main additional costs include PCC tax of 2% on secondary market properties, notary fees ranging from PLN 2,000-5,000, legal fees of PLN 3,000-8,000, and property registration costs of around PLN 500. If you're buying a new apartment from a developer, you'll pay 8% VAT instead of PCC tax.
For foreign buyers, bank fees and currency exchange costs can add another 1-2% to the total cost. Additionally, if you're taking a mortgage, expect loan arrangement fees of 1-2% of the loan amount.
This means the total purchase cost for a PLN 800,000 apartment would be approximately PLN 880,000-920,000 including all fees and taxes.
How do apartment prices vary between major cities like Warsaw, Kraków, Wrocław, Gdańsk, and smaller towns?
Polish apartment prices show extreme regional variations, with Warsaw commanding the highest premiums across all property categories.
Warsaw leads the market with average prices of PLN 18,500 per sqm on the secondary market, followed by Kraków at PLN 16,200 per sqm. Wrocław sits in the middle range at PLN 13,800 per sqm, while Gdańsk averages PLN 12,500 per sqm. These four cities consistently command premium prices due to strong employment markets and limited housing supply.
Mid-tier cities like Poznań (PLN 12,000 per sqm) and Łódź (PLN 10,500 per sqm) offer more affordable options while still providing good infrastructure and job opportunities. The price gap between Warsaw and these cities represents a 35-40% discount from capital city levels.
Smaller cities and towns show dramatically lower prices, with places like Bydgoszcz averaging PLN 8,200 per sqm, Olsztyn at PLN 7,800 per sqm, and Kielce at PLN 6,900 per sqm. These locations can offer 50-60% savings compared to Warsaw prices.
The price differential between city centers and suburbs within major cities can be 20-40%, with central Warsaw reaching PLN 25,000 per sqm while outer districts may average PLN 15,000 per sqm.
What are the average prices per square meter based on apartment size and type?
Apartment Type | Warsaw (PLN/sqm) | Kraków (PLN/sqm) | Wrocław (PLN/sqm) |
---|---|---|---|
Studio (<40 sqm) | 19,500 | 17,200 | 14,500 |
1-bedroom (40-59 sqm) | 18,800 | 16,500 | 14,000 |
2-bedroom (60-89 sqm) | 18,200 | 15,900 | 13,600 |
3-bedroom (90+ sqm) | 17,800 | 15,400 | 13,200 |
New Development | 20,500 | 17,800 | 15,200 |
Secondary Market | 17,900 | 15,600 | 13,300 |
Luxury/Premium | 25,000+ | 22,000+ | 18,000+ |
What are the total monthly costs of owning an apartment?
Monthly ownership costs in Poland extend well beyond mortgage payments and can represent 25-35% of the property's purchase price annually.
For a typical PLN 800,000 apartment with a 70% mortgage at current rates of 7.5%, your monthly mortgage payment would be approximately PLN 4,200. Property taxes are relatively low at PLN 50-200 per month depending on the municipality and property size.
Building maintenance fees (czynsz) represent a significant ongoing cost, averaging PLN 8-15 per sqm monthly. For a 60 sqm apartment, expect PLN 480-900 monthly for these fees, which cover building upkeep, cleaning, heating, and management.
Utility costs including electricity, gas, water, and internet typically run PLN 400-700 monthly depending on usage and apartment size. Insurance adds another PLN 50-150 monthly for comprehensive coverage.
Total monthly costs for owning a PLN 800,000 apartment would range from PLN 5,200-6,200, with mortgage payments representing 70-80% of this total. After the mortgage is paid off, ongoing costs would drop to PLN 1,000-1,500 monthly.
How have apartment prices changed in Poland over the past 5 years and over the past 12 months?
Polish apartment prices have experienced dramatic growth over the past five years, with acceleration continuing into 2025.
Since 2020, apartment prices have increased by approximately 55-65% in major cities, with Warsaw leading the surge. The compound annual growth rate has averaged 12-15% across major markets, significantly outpacing wage growth and general inflation.
Over the past 12 months, prices have risen 14.4% year-on-year as of mid-2025, driven by persistent housing shortages and foreign investment demand. Warsaw saw the strongest growth at 16.2% annually, while smaller cities like Łódź experienced more moderate increases of 8-10%.
This dramatic price appreciation reflects fundamental supply-demand imbalances, with new construction failing to keep pace with demand from both domestic buyers and foreign investors. The COVID-19 pandemic initially slowed price growth in 2020, but recovery was swift and prices have since reached new record levels.
Recent quarters show some moderation in price growth as higher interest rates begin to impact affordability, but prices continue rising at rates well above historical averages.
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What are the price forecasts for apartments in Poland over the next 1, 5, and 10 years?
Market analysts project continued but moderating price growth for Polish apartments through the next decade.
For 2025-2026, most forecasts predict annual price increases of 3-5% as higher mortgage rates begin to cool demand. The National Bank of Poland expects interest rates to decline gradually, which should support continued price appreciation albeit at more sustainable levels.
Over the next 5 years (2025-2030), cumulative price growth is projected at 20-35% across major markets. Warsaw and Kraków are expected to lead growth due to continued strong employment markets and limited land availability for new construction.
Long-term 10-year forecasts suggest total price appreciation of 50-70%, driven by Poland's continued economic development and EU convergence. However, this assumes no major economic disruptions and gradual improvement in housing supply through new construction.
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Key risk factors include potential EU economic slowdowns, changes in foreign investment regulations, and government interventions to address housing affordability. Supply-side improvements through increased construction could moderate price growth in outer years.
How do apartment prices in Polish cities compare to other similar European cities?
Polish apartment prices remain competitive compared to Western European markets but are catching up rapidly to regional peers.
Warsaw's average price of PLN 18,500 per sqm (approximately €4,200) positions it significantly below major Western European capitals like Berlin (€7,000+ per sqm), Vienna (€6,500+ per sqm), or Prague (€5,500+ per sqm). However, it's now approaching levels seen in cities like Budapest (€4,500 per sqm).
Kraków's prices at PLN 16,200 per sqm (€3,700) are comparable to secondary cities in Czech Republic and Hungary but remain below similar-sized Austrian or German cities. The gap with Western European markets has narrowed from 70-80% a decade ago to 40-50% today.
When adjusted for local purchasing power, Polish apartments are actually quite expensive relative to average wages. Warsaw requires approximately 8-10 times average annual gross salary to purchase a standard apartment, similar to other major European capitals.
Regional Polish cities offer better value propositions, with price-to-income ratios more favorable than many Central European peers, making them attractive for both domestic buyers and foreign investors seeking yield opportunities.
What are the most expensive, up-and-coming, and budget-friendly neighborhoods to buy an apartment in right now?
Poland's apartment market shows distinct neighborhood pricing patterns within major cities, creating opportunities across all budget ranges.
Most Expensive Neighborhoods:
- Warsaw Śródmieście (city center) - PLN 25,000+ per sqm
- Kraków Old Town and Kazimierz - PLN 22,000+ per sqm
- Warsaw Mokotów premium areas - PLN 22,000+ per sqm
- Wrocław Market Square vicinity - PLN 18,000+ per sqm
- Gdańsk Old Town - PLN 17,000+ per sqm
Up-and-Coming Areas:
- Warsaw Praga-Południe - experiencing rapid gentrification
- Kraków Podgórze - former industrial area now trendy
- Wrocław Nadodrze - artistic quarter with rising prices
- Gdańsk Shipyard area - major redevelopment underway
- Łódź Manufaktura district - urban renewal success story
Budget-Friendly Options:
- Smaller cities like Bydgoszcz, Olsztyn, Kielce - PLN 6,000-9,000 per sqm
- Warsaw outer suburbs beyond metro reach - PLN 12,000-15,000 per sqm
- Łódź residential districts - PLN 8,000-12,000 per sqm
- Industrial cities like Katowice - PLN 9,000-13,000 per sqm
- Coastal towns outside Tri-City - PLN 7,000-11,000 per sqm

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.
What are typical examples of actual apartment purchases across different price ranges?
Real apartment transactions in Poland vary dramatically by location, size, and condition, offering options across all budget levels.
Budget Range (PLN 300,000-500,000): A 45 sqm studio in Łódź's Bałuty district, built in 2018, recently sold for PLN 420,000. Located 15 minutes from city center by tram, it features modern finishes and underground parking.
Mid-Range (PLN 500,000-800,000): A 65 sqm two-bedroom apartment in Wrocław's Krzyki district sold for PLN 715,000. Built in 2020, it includes a balcony, parking space, and is within walking distance of shopping centers and public transport.
High-End (PLN 800,000-1,200,000): A 75 sqm apartment in Kraków's Podgórze area, renovated historic building, sold for PLN 1,050,000. Features high ceilings, restored period details, and proximity to the Old Town.
Luxury Range (PLN 1,200,000+): A 95 sqm penthouse in Warsaw's Śródmieście district sold for PLN 2,100,000. New construction with panoramic city views, premium finishes, and concierge services.
These examples reflect typical market conditions as of mid-2025, with prices including basic finishes but not furniture or premium upgrades.
What are the smartest apartment investment strategies today?
Polish apartment investment strategies should align with current market conditions and regulatory environment to maximize returns.
Long-term Rental Strategy: Currently offers the best risk-adjusted returns with gross yields of 4-7% in major cities. Focus on 2-3 bedroom apartments near universities or business districts for stable tenant demand.
Short-term Rental (Airbnb): Can generate higher yields of 8-12% in tourist cities like Kraków and Gdańsk, but requires active management and faces increasing regulatory restrictions in city centers.
Buy-and-Hold for Appreciation: Best suited for prime locations in major cities where land is scarce. Focus on areas with planned infrastructure improvements or urban development projects.
Renovation and Flip: Opportunities exist in older buildings requiring modernization, particularly in up-and-coming neighborhoods. Budget 20-30% of purchase price for renovations.
New Development Pre-sales: Buying off-plan can offer 10-20% discounts but carries completion risk. Choose established developers with proven track records.
Tax considerations favor long-term rentals, as short-term rentals face higher tax rates and reporting requirements. Foreign investors should consider holding properties through Polish companies for tax efficiency.
What are the main upfront and recurring taxes or fees for buying and owning an apartment in Poland?
Polish property taxation is relatively favorable compared to Western European countries, with low ongoing costs but significant upfront fees.
Upfront Purchase Costs:
- PCC Tax: 2% of property value (secondary market only)
- VAT: 8% for new apartments under PLN 10,000 per sqm
- Notary fees: PLN 2,000-5,000 depending on property value
- Legal fees: PLN 3,000-8,000 for full representation
- Land registry fees: PLN 500 for registration
- Bank valuation: PLN 1,500-3,000 if taking mortgage
Annual Recurring Costs:
- Property tax: PLN 2-8 per sqm annually (very low)
- Building maintenance fees: PLN 96-180 per sqm annually
- Property insurance: PLN 600-1,800 annually
- Utilities: PLN 4,800-8,400 annually
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Rental Income Tax: 19% flat rate on rental income for residents, with deductions allowed for maintenance and depreciation. Non-residents face higher rates and additional withholding taxes.
Total annual ownership costs typically represent 3-5% of property value, making Poland attractive for long-term property investment compared to many European markets.
What mortgage options are available in Poland, and how do they impact affordability?
Polish mortgage market offers various products for both residents and foreigners, though current high interest rates significantly impact affordability.
Current Mortgage Rates: As of mid-2025, average mortgage rates range from 7.5-8.5% for standard loans, representing a significant increase from the 2-3% rates available in 2020-2021. Fixed-rate options for 5-year periods are available at slightly higher rates.
Down Payment Requirements: Polish residents typically need 10-20% down payment, while foreigners usually require 20-30%. Some government programs allow zero down payment for first-time buyers under age 35.
Government Programs: The "Family Housing Credit" (Rodzinny Kredyt Mieszkaniowy) offers subsidized rates of 1.5% for eligible first-time buyers with income limits. This program significantly improves affordability but has strict eligibility criteria.
Affordability Impact: Current rates mean borrowers can afford approximately 40% less apartment than at 2021 rates. A household earning PLN 10,000 monthly can now qualify for mortgages around PLN 500,000-600,000, down from PLN 800,000+ previously.
Foreign Buyer Options: EU citizens face similar requirements to Polish residents, while non-EU buyers need permits and face higher down payment requirements. Some banks specialize in foreign buyer mortgages with dedicated English-speaking staff.
Interest rate forecasts suggest gradual declines to 4-5% by 2026, which would substantially improve affordability and likely drive renewed price appreciation.
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.
Poland's apartment market presents both opportunities and challenges for prospective buyers in 2025.
While prices have increased significantly, the market offers diverse options from budget-friendly smaller cities to premium locations in major urban centers, with government programs and improving economic conditions supporting long-term growth potential.
It's something we develop in our Poland property pack.
Sources
- Global Property Guide - Poland Price History
- Statista - Average Apartment Prices Poland
- KoronaPay - Poland Apartment Costs
- Realting - Warsaw Apartment Prices
- Polish Mortgage Blog
- Polish Mortgage Market Update 2025
- TheGlobalEconomy - Poland Mortgage Rates
- UrbanHome - Warsaw Rental Costs
- Finding Poland - Living Costs
- Poland Weekly - Housing Sector Analysis