Authored by the expert who managed and guided the team behind the Poland Property Pack
Everything you need to know before buying real estate is included in our Poland Property Pack
This article covers the current housing prices in Poland, with a focus on Warsaw, the country's largest and most active real estate market.
We update this blog post regularly to reflect the latest available data from official Polish sources.
Whether you're looking for an apartment in the city center or a family home in the suburbs, you'll find clear price ranges and practical examples below.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Poland.
Insights
- In Warsaw in 2026, existing homes actually cost more per square meter than new developer apartments, with the secondary market averaging around 18,700 PLN/m² compared to 17,400 PLN/m² for new builds.
- The price gap between Warsaw's most expensive district (Śródmieście at 23,000 PLN/m²) and cheapest district (Rembertów at 13,600 PLN/m²) is nearly 70%, showing how location dramatically affects property values in Poland.
- Listing prices in Warsaw typically run 6% to 10% above final closing prices, giving buyers meaningful room for negotiation, especially in prime districts where sellers often test "dream pricing."
- Poland's housing prices have roughly doubled over the past 10 years in major cities, with nominal gains between 80% and 120%, though high inflation in 2021 to 2023 ate into some of those real returns.
- A budget of $100,000 is now below Warsaw's practical entry point, limiting options to very small studios under 25 square meters in outer districts like Rembertów or Białołęka.
- Secondary market prices in Warsaw dropped slightly year-over-year by 2% to 3% in late 2025, while primary market prices rose about 3%, reflecting different demand dynamics in each segment.
- The 2% PCC tax on secondary market purchases in Poland adds a significant cost that many foreign buyers overlook, potentially adding 14,000 PLN or more on a typical Warsaw apartment.
- Expat-popular districts like Mokotów and Wilanów offer family-friendly housing with prices in the high teens per square meter, providing a balance between central location and livability.
What is the average housing price in Poland in 2026?
The median housing price is more useful than the average because it represents what a typical buyer actually pays, without being skewed upward by a small number of luxury properties.
We are writing this as of January 2026 using the latest data from Q3 2025 and November 2025, collected from authoritative Polish sources including the National Bank of Poland and the Polish Economic Institute.
The median housing price in Warsaw in 2026 is approximately 850,000 PLN (around $237,000 or €201,000) for a typical 50 square meter apartment. The average housing price runs slightly higher at about 950,000 PLN (around $265,000 or €225,000) because expensive properties pull the average up.
About 80% of residential properties on the Warsaw market in 2026 fall within a price range of 600,000 to 1,200,000 PLN (roughly $167,000 to $335,000 or €142,000 to €284,000).
A realistic entry-level purchase in Warsaw in 2026 would be 350,000 to 450,000 PLN (about $98,000 to $126,000 or €83,000 to €106,000), which typically gets you an existing studio of 25 to 30 square meters in outer districts like Białołęka or Rembertów.
Luxury properties in Warsaw in 2026 typically range from 2,500,000 to 6,000,000 PLN (about $700,000 to $1,670,000 or €590,000 to €1,420,000), which includes new or renovated apartments of 100 to 150 square meters in Śródmieście, often penthouses with premium finishes.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Poland.
Are Poland property listing prices close to the actual sale price in 2026?
In Warsaw in 2026, listing prices typically run about 6% to 10% above the final closing price.
This gap exists because sellers build in a negotiation buffer, knowing buyers compare many listings online before making offers. The difference is largest in prime central districts like Śródmieście, where sellers often test ambitious "dream pricing" that doesn't match what buyers with real financing constraints are willing to pay.
Get fresh and reliable information about the market in Poland
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What is the price per sq m or per sq ft for properties in Poland in 2026?
As of January 2026, the average price per square meter in Warsaw's secondary market is approximately 18,700 PLN (about $5,200 or €4,400), which translates to roughly 1,740 PLN per square foot (about $485 or €410). The median price per square meter runs slightly lower at around 17,000 PLN ($4,750 or €4,000) because the average is pulled up by premium listings.
Small, centrally located apartments in renovated buildings have the highest price per square meter in Poland in 2026 because they attract more buyers and are easier to finance, while large properties in outer districts have the lowest per-meter costs due to longer commutes and weaker transit connections.
In Warsaw in 2026, the highest prices per square meter are found in Śródmieście (the city center), averaging around 23,000 PLN/m², followed by Żoliborz and Wola at roughly 20,500 PLN/m². The lowest prices are in outer districts like Rembertów at approximately 13,600 PLN/m² and Białołęka at around 14,400 PLN/m².
How have property prices evolved in Poland?
Compared to January 2025, Warsaw housing prices in January 2026 have remained roughly flat to slightly down in nominal terms, with secondary market prices dropping about 2% to 3% while new developer apartments rose around 3%. This mixed picture reflects shifting demand between existing homes and new construction as mortgage interest rates and buyer preferences evolved throughout 2025.
Looking back two years to early 2024, Warsaw prices are still higher overall, though the growth rate has slowed significantly from the rapid increases seen in 2021 and 2022. The cooling is largely due to affordability limits, especially once districts crossed the psychological barrier of 20,000 PLN per square meter, where buyer demand noticeably drops off.
By the way, we've written a blog article detailing the latest updates on property price variations in Poland.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Poland.
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 types of properties are available in Poland and how do prices vary in 2026?
The Warsaw residential market in 2026 breaks down roughly as follows: about 35% are apartments in mid-rise blocks from the 1970s to 2000s, 30% are new developer apartments, 15% are single-family houses, 10% are older pre-war or historic apartments, 5% are townhouses, and 5% are luxury penthouses or villas.
Here are typical price ranges for each property type in Warsaw as of January 2026. A studio apartment of about 28 square meters in an outer district like Białołęka costs around 400,000 PLN ($112,000 or €95,000). A standard one to two bedroom apartment of 50 square meters in Ursynów runs about 850,000 PLN ($237,000 or €201,000). New developer two-bedroom units of 55 square meters in Wola average 1,050,000 PLN ($293,000 or €248,000). Renovated pre-war apartments of 70 square meters in Żoliborz go for approximately 1,450,000 PLN ($405,000 or €343,000). Semi-detached family houses of 140 square meters in Wawer cost around 1,900,000 PLN ($530,000 or €449,000). Luxury penthouses of 120 square meters in Śródmieście can reach 3,600,000 PLN ($1,000,000 or €852,000).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Poland in 2026?
In Warsaw in 2026, existing homes on the secondary market actually cost about 7% more per square meter than new developer apartments, with secondary market averages around 18,700 PLN/m² compared to 17,400 PLN/m² for primary market new builds.
This unusual pattern exists because existing homes are often located in more established, central neighborhoods with better infrastructure, and they come move-in ready, while new developer units may require additional finishing costs and are often located in less central areas.
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An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Poland in 2026?
Śródmieście (Warsaw's city center) is the most expensive district in Poland, with average prices around 23,000 PLN per square meter (about $6,400). This premium reflects its walkability, proximity to offices and cultural venues, and its status as the most desirable address in the country.
Mokotów is one of the most popular districts among expats and families, offering a balance between urban convenience and green spaces, with prices typically in the range of 17,000 to 20,000 PLN per square meter (about $4,700 to $5,600). The area has good schools, parks, and multiple commuting options to the city center.
Białołęka and Rembertów are Warsaw's most affordable districts, with prices between 13,000 and 15,500 PLN per square meter (about $3,600 to $4,300). These outer areas offer larger properties and more space, but require longer commutes and have fewer public transit options.
You will find a much more detailed analysis by areas in our property pack about Poland. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range (PLN & $) | Avg per sqm (PLN & $) | Avg per sqft (PLN & $) |
|---|---|---|---|---|
| Śródmieście | Premium / Walkable | 1.06M - 1.23M PLN / $296k - $343k | 21,200 - 24,800 PLN / $5,900 - $6,900 | 1,970 - 2,305 PLN / $550 - $640 |
| Żoliborz | Premium / Green | 950k - 1.12M PLN / $264k - $312k | 19,000 - 22,400 PLN / $5,300 - $6,250 | 1,765 - 2,080 PLN / $490 - $580 |
| Wola | Commute / New Builds | 950k - 1.11M PLN / $264k - $309k | 18,950 - 22,250 PLN / $5,290 - $6,200 | 1,760 - 2,070 PLN / $490 - $580 |
| Wilanów | Family / Modern | 910k - 1.07M PLN / $253k - $297k | 18,200 - 21,400 PLN / $5,080 - $5,970 | 1,690 - 1,990 PLN / $470 - $555 |
| Mokotów | Expat / Balanced | 850k - 1.00M PLN / $237k - $278k | 17,000 - 20,000 PLN / $4,740 - $5,580 | 1,580 - 1,860 PLN / $440 - $520 |
| Ochota | Commute / Close-in | 820k - 970k PLN / $229k - $270k | 16,500 - 19,500 PLN / $4,600 - $5,440 | 1,530 - 1,810 PLN / $430 - $505 |
| Ursynów | Family / Metro | 740k - 870k PLN / $206k - $243k | 15,000 - 17,600 PLN / $4,185 - $4,910 | 1,390 - 1,635 PLN / $390 - $455 |
| Praga-Południe | Value / Improving | 710k - 830k PLN / $198k - $231k | 14,600 - 17,200 PLN / $4,070 - $4,800 | 1,355 - 1,600 PLN / $380 - $445 |
| Praga-Północ | Value / Edgy | 690k - 810k PLN / $192k - $226k | 14,200 - 16,800 PLN / $3,960 - $4,685 | 1,320 - 1,560 PLN / $370 - $435 |
| Włochy | Budget / Commute | 700k - 820k PLN / $195k - $229k | 14,400 - 17,000 PLN / $4,015 - $4,740 | 1,340 - 1,580 PLN / $375 - $440 |
| Białołęka | Entry / Outer | 660k - 780k PLN / $184k - $217k | 13,250 - 15,550 PLN / $3,695 - $4,340 | 1,230 - 1,445 PLN / $345 - $400 |
| Rembertów | Cheapest / Outer | 630k - 740k PLN / $175k - $206k | 12,500 - 14,700 PLN / $3,490 - $4,100 | 1,160 - 1,365 PLN / $325 - $380 |
How much more do you pay for properties in Poland when you include renovation work, taxes, and fees?
When buying an existing home in Poland in 2026, expect to pay an additional 5% to 9% on top of the purchase price for taxes, notary fees, and other costs, while new developer purchases typically add 2% to 5% in extra expenses.
If you buy a property in Warsaw for around $200,000 (roughly 717,000 PLN), you would pay about 14,300 PLN in PCC tax (2% of the price), plus 6,000 to 12,000 PLN in notary and administrative fees. That brings your total additional costs to approximately 20,000 to 26,000 PLN (around $5,600 to $7,300), meaning you end up paying roughly $206,000 to $207,000 in total.
For a property purchased at around $500,000 (roughly 1,790,000 PLN), the 2% PCC tax alone would be about 35,800 PLN, with notary and other fees adding another 10,000 to 18,000 PLN. Your total extra costs would run approximately 46,000 to 54,000 PLN (around $12,800 to $15,000), bringing the all-in purchase price to roughly $513,000 to $515,000.
At the $1,000,000 level (roughly 3,585,000 PLN), the 2% PCC tax reaches about 71,700 PLN, and notary plus administrative fees can run 18,000 to 35,000 PLN for complex transactions. Expect total additional costs of approximately 90,000 to 107,000 PLN (around $25,000 to $30,000), so your final outlay would be roughly $1,025,000 to $1,030,000.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Poland.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Poland
| Expense | Category | Estimated Cost Range (PLN & $) |
|---|---|---|
| PCC Tax (Secondary Market) | Tax | 2% of purchase price. This tax applies to existing homes where VAT is not charged. For a 1,000,000 PLN apartment, that means 20,000 PLN (about $5,600) goes directly to the tax authorities. |
| Notary Fees | Fees | 2,000 to 10,000+ PLN (about $560 to $2,800+). The notary prepares the deed and officially records the transaction. Fees scale with property value and complexity of the purchase. |
| Land and Mortgage Registry | Fees | 200 to 700 PLN (about $55 to $195). These are court fees for registering ownership and any mortgage in the official land registry. They are modest but mandatory for legal ownership. |
| Real Estate Agent Commission | Fees | 1% to 3% of purchase price if the buyer pays (varies by agreement). Some transactions split the commission between buyer and seller, while others have the seller cover it entirely. |
| Renovation (Basic to Good) | Renovation | 1,500 to 3,500 PLN per sqm (about $420 to $975 per sqm). A 50 sqm apartment needing full renovation could cost 75,000 to 175,000 PLN ($21,000 to $49,000) depending on quality of finishes. |
| Developer Finishing Costs | Renovation | 500 to 1,500 PLN per sqm (about $140 to $420 per sqm). New developer apartments often come in "developer standard" requiring floors, painting, and kitchen installation before move-in. |
We made this infographic to show you how property prices in Poland compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Poland in 2026 with different budgets?
With $100,000 (about 358,000 PLN) in Warsaw in January 2026, your options are very limited because this is below the typical entry point for the market. You might find a very small studio of 20 to 25 square meters in Rembertów in an older building needing updates, or a micro-studio of 18 to 22 square meters in Białołęka with basic finishes, but most buyers at this level will struggle to find suitable options.
With $200,000 (about 717,000 PLN), you could buy a studio of 30 to 35 square meters in Białołęka in decent existing condition, a small two-room apartment of 40 to 45 square meters in Włochy in an older building, or a compact two-room unit of 38 to 42 square meters in Praga-Północ in mixed-quality housing stock.
With $300,000 (about 1,075,000 PLN), your options expand to a two-room apartment of 50 to 55 square meters in Ursynów near the metro in an existing building, a two-room unit of 45 to 50 square meters in Mokotów that has been renovated, or a newer two-room apartment of 45 to 50 square meters in Wola in a recent development.
With $500,000 (about 1,790,000 PLN), you can access a renovated family three-room apartment of 75 to 85 square meters in Mokotów, a three-room unit of 70 to 80 square meters in a newer building in Wilanów, or a premium two-room apartment of 55 to 65 square meters in the sought-after Żoliborz district.
With $1,000,000 (about 3,585,000 PLN), you enter premium territory with options like a three to four room apartment of 110 to 130 square meters in the best parts of Wola in a new building, a large central apartment of 90 to 110 square meters in Śródmieście that has been fully renovated, or a townhouse or small house of 140 to 180 square meters in family-friendly Wawer.
With $2,000,000 (about 7,170,000 PLN), Warsaw's luxury market opens up with choices including a penthouse of 150 to 200 square meters in Śródmieście with new or fully renovated finishes, a high-end apartment of 140 to 180 square meters in Żoliborz in a top building, or a large modern house of 250 to 350 square meters in premium outskirts like the Wilanów area with high-specification construction.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Poland.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Poland, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source Name | Why It's Authoritative | How We Used It |
|---|---|---|
| National Bank of Poland (NBP) | Poland's central bank publishes methodical, long-running housing market analysis with consistent methodology. | We used NBP reports to anchor our view of the market cycle and to justify assumptions like typical apartment sizes. We also relied on their framework for understanding offer versus transaction price differences. |
| NBP Exchange Rate API | The official exchange rate service from Poland's central bank, designed to be machine-verifiable and auditable. | We used NBP mid-rates from late December 2025 to convert all PLN amounts to USD and EUR. We kept conversions consistent throughout the article for easy comparison. |
| Polish Economic Institute (PIE) | A public Polish economic think tank that publishes structured, data-backed housing market monitoring notes. | We used PIE for city-level typical price per square meter levels, especially for Warsaw. We also relied on their year-over-year price direction data for market trend analysis. |
| Otodom via XYZ | Otodom is one of Poland's largest housing portals, and this is clearly attributed data reported through mainstream Polish media. | We used Otodom data to build our Warsaw neighborhood price table with district-level specifics. We also used it to explain new versus old price differences within Warsaw. |
| Polish Government Tax Portal | The official government portal explaining when PCC tax applies and how buyers should pay it. | We used this source to describe purchase taxes at a high level, especially the logic of when PCC applies instead of VAT. We turned this into practical budgeting guidance for buyers. |
| Polish Tax Authority (podatki.gov.pl) | The Polish tax authority's official site listing PCC rates and thresholds with legal backing. | We used this to confirm the 2% PCC rate and include it in our taxes and fees section. We provided concrete PLN and USD examples for different property price levels. |
| Eurostat House Price Index | The European Union's official statistical office providing standardized housing price indices across member states. | We used Eurostat data to provide long-term context on Poland's housing price growth since 2015. We compared nominal gains against inflation-adjusted real returns. |
| ECB HICP Data | The European Central Bank's harmonized inflation data allows accurate real-terms price comparisons. | We used ECB inflation data to adjust nominal price changes into real terms. We highlighted how 2021-2023 inflation reduced real returns despite strong nominal gains. |
| NBP Quarterly Housing Report | Detailed central bank analysis of residential and commercial real estate markets with granular data. | We used this report to understand typical apartment sizes used in affordability calculations. We adopted the 50 square meter benchmark as our "median-type" home reference. |
| Statistics Poland (GUS) | Poland's official statistical office providing demographic and economic data with government backing. | We used GUS data to cross-reference population and housing stock figures. We verified urban versus rural market size assumptions against official statistics. |
| Money.pl | One of Poland's leading financial news portals with regular real estate market coverage. | We used Money.pl for additional market commentary and trend confirmation. We cross-checked our price estimates against their reported figures. |
| Bankier.pl | A major Polish financial portal covering banking, investments, and real estate markets. | We used Bankier for mortgage rate context affecting buyer demand. We referenced their coverage of credit accessibility trends in 2025. |
| Morizon | A large Polish property portal aggregating listings from multiple sources for comprehensive market coverage. | We used Morizon data to verify listing price ranges across districts. We compared their averages against Otodom figures for consistency checks. |
| Nieruchomości Online | Another major Polish property listing portal with extensive market data. | We used this portal to spot-check specific property examples for our budget scenarios. We verified that our price-to-size estimates matched real listings. |
| Rzeczpospolita | One of Poland's most respected daily newspapers with comprehensive economic and real estate coverage. | We used Rzeczpospolita for market analysis and expert opinions on price trends. We referenced their reporting on developer market conditions. |
| Puls Biznesu | Poland's leading business daily providing detailed financial and real estate market reporting. | We used Puls Biznesu for developer pricing strategies and new construction market data. We verified primary market price assumptions against their coverage. |
| JLL Poland | A global real estate services firm with a strong Polish presence and regular market reports. | We used JLL reports for professional market outlook and investment-grade analysis. We cross-referenced their Warsaw district rankings with portal data. |
| CBRE Poland | Another major international real estate advisory firm with detailed Polish market research. | We used CBRE data for commercial-to-residential crossover insights. We verified luxury segment pricing against their premium market reports. |
| Polish Financial Supervision Authority (KNF) | The official regulator of Poland's financial sector including mortgage lending. | We used KNF data to understand mortgage lending conditions affecting buyer demand. We referenced their credit accessibility guidelines. |
| Credit Information Bureau (BIK) | Poland's main credit bureau tracking mortgage application volumes and lending trends. | We used BIK data on mortgage application trends to explain demand shifts. We connected rising applications in 2025 to price stabilization patterns. |
| Polish Federation of Property Developers (PZFD) | The industry association representing major Polish property developers with market data. | We used PZFD data for new construction pricing and supply information. We verified developer market share estimates against their member reports. |
| REAS | A leading Polish real estate advisory firm specializing in residential market analysis. | We used REAS reports for detailed Warsaw submarket analysis. We referenced their district-by-district pricing methodology. |
| Rednet Property Group | A Polish real estate consultancy providing regular market monitoring and price indices. | We used Rednet data to verify price trends and transaction volumes. We cross-checked their Warsaw price indices against other sources. |
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