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Poland's apartment market has experienced unprecedented growth as of June 2025, with prices surging across all major cities.
Current data shows Warsaw leading at PLN 16,459 per square meter, followed by Kraków at PLN 15,099-16,500 per square meter, while emerging cities like Łódź offer more affordable options at PLN 7,799-11,500 per square meter. This comprehensive analysis examines pricing trends, investment opportunities, and future forecasts to help you make informed property decisions in Poland's dynamic real estate market.
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 prices have grown significantly in 2025, with Warsaw commanding the highest prices at PLN 16,459 per square meter for existing properties.
Regional disparities remain substantial, with Łódź offering the most affordable market and strong rental yields averaging 6.13% nationally.
| City | Average Price (PLN/m²) | 2-Bed Apartment (60m²) | Rental Yield |
|---|---|---|---|
| Warsaw | 16,459 | 987,540 | 6.49% |
| Kraków | 15,099 | 905,940 | 5.8-6.2% |
| Gdańsk | 16,000 | 960,000 | 6.27% |
| Wrocław | 12,675 | 760,500 | 5.9-6.1% |
| Łódź | 7,799 | 467,940 | 5.8% |
| Bydgoszcz | 7,417 | 445,020 | 6.65% |
| National Average | 13,404 | 804,240 | 6.13% |
What's the current average price per square meter for apartments in Poland's main cities today?
As of June 2025, apartment prices per square meter in Poland's major cities show significant variation across urban markets.
Warsaw leads the market with an average price of PLN 16,459 per square meter for existing properties and PLN 16,383 for new developments. Central districts like Śródmieście command even higher prices, reaching PLN 22,515-23,000 per square meter.
Kraków follows as the second most expensive market, with prices ranging from PLN 15,099 to PLN 16,500 per square meter. New construction projects in prime locations can exceed PLN 20,000-26,000 per square meter, particularly in the Old Town and nearby districts.
Gdańsk maintains strong pricing at approximately PLN 16,000 per square meter, with prime locations pushing above this threshold. The city benefits from its coastal location and growing tech sector, supporting sustained demand.
Wrocław offers more moderate pricing at PLN 12,675-14,700 per square meter, with new builds averaging PLN 14,700. The city has expanded its housing inventory even during challenging market conditions, providing more options for buyers.
Łódź remains the most affordable major market at PLN 7,799-11,500 per square meter, making it attractive for first-time buyers and investors seeking higher rental yields relative to purchase prices.
How do those averages shift by apartment type in each city?
Apartment pricing per square meter varies significantly based on size and configuration across Polish cities.
Studios and one-bedroom apartments typically command premium prices per square meter in prime locations due to high demand from young professionals and students. These smaller units often trade at or slightly above average market rates because of their accessibility and rental appeal.
Two-bedroom apartments represent the market average in most cities, serving as the benchmark for pricing analysis. These 50-60 square meter units are most commonly sought by families and form the bulk of transaction volume.
Larger family apartments with three or more bedrooms typically price below the per-square-meter average due to their higher total cost, despite offering better value for space. These units appeal to established families but face more limited buyer pools.
It's something we develop in our Poland property pack.
In Warsaw, a typical 30-square-meter studio costs approximately PLN 493,770, while a 60-square-meter two-bedroom apartment averages PLN 987,540. The per-square-meter rate remains consistent across sizes, but total affordability varies significantly based on apartment configuration and target buyer demographics.
Which districts are presently the most expensive, which ones are emerging hotspots, and which remain budget-friendly?
Poland's major cities show distinct neighborhood pricing patterns that reflect infrastructure development, amenities, and investment trends.
The most expensive districts command premium prices due to central locations and established infrastructure. In Warsaw, Śródmieście, Mokotów, and Żoliborz lead pricing, while Kraków's Old Town and Kazimierz maintain the highest values. Gdańsk's Oliwa and city center, Wrocław's city center and Nadodrze, and Łódź's central new developments represent each city's premium markets.
Emerging hotspots show rapid price appreciation and development activity. Warsaw's Praga and Białołęka districts are transforming with new infrastructure and cultural projects. Kraków's Podgórze benefits from ongoing revitalization, while Gdańsk's Wrzeszcz and Przymorze attract young professionals. Wrocław's Krzyki and Popowice, along with Łódź's Widzew and Retkinia, represent the next wave of urban development.
Budget-friendly areas still offer accessibility while maintaining good transport connections. Warsaw's Targówek and Ursus, Kraków's Nowa Huta, Gdańsk's Chełm and Orunia, Wrocław's Psie Pole and Fabryczna, and Łódź's Bałuty and Polesie provide more affordable entry points into each market.
These neighborhood dynamics create opportunities for different investment strategies, from luxury residential in premium areas to value appreciation in emerging districts, depending on timeline and budget considerations.
Could you share example purchase prices for typical apartments of different sizes in major Polish cities?
| City | Studio (30m²) | 1-Bedroom (40m²) | 2-Bedroom (60m²) | 3-Bedroom (80m²) |
|---|---|---|---|---|
| Warsaw | 493,770 PLN | 658,360 PLN | 987,540 PLN | 1,316,720 PLN |
| Kraków | 452,970 PLN | 603,960 PLN | 905,940 PLN | 1,207,920 PLN |
| Gdańsk | 480,000 PLN | 640,000 PLN | 960,000 PLN | 1,280,000 PLN |
| Wrocław | 380,250 PLN | 507,000 PLN | 760,500 PLN | 1,014,000 PLN |
| Łódź | 233,970 PLN | 311,960 PLN | 467,940 PLN | 623,920 PLN |
How have average apartment prices per square meter moved over the past year?
Poland's apartment market experienced substantial price growth throughout 2024 and into 2025, though the pace has begun moderating.
Annual price increases ranged from 8-14.4% year-on-year across major cities as of June 2025. Warsaw, Kraków, and Wrocław led this surge, with some segments showing double-digit growth rates that outpaced most European markets.
The secondary market showed particularly strong momentum, with existing apartment prices rising 13% annually in 2024. This contrasted with the primary market's more measured 4.44% growth, indicating stronger demand for move-in-ready properties versus new construction.
Several factors drove this price acceleration. Poland faced a housing deficit of 1.5-2.2 million units, creating fundamental supply constraints. Strong domestic demand from both homebuyers and investors, combined with rising wages and urbanization, supported continued price growth. Limited supply of new apartments in prime locations further intensified competition among buyers.
Regional variations were notable, with Kraków recording some of the highest growth rates at 27.7% for new developments, while Warsaw showed more mixed results with central districts actually declining slightly even as overall city averages rose 2-14% depending on segment.
The market momentum began moderating in the second half of 2024 as elevated mortgage rates and policy uncertainty affected buyer sentiment, setting the stage for more balanced growth in 2025.
How do today's prices compare with those from five years ago once inflation is taken into account?
Poland's apartment prices have shown substantial growth over the five-year period from 2020 to 2025, even after accounting for inflation.
In nominal terms, apartment prices surged dramatically across major markets. Warsaw recorded 44% price growth since 2018, while other major cities like Kraków, Gdańsk, and Wrocław experienced even higher increases of 58-63% over the same period.
When adjusted for inflation, the picture becomes more nuanced but still shows significant real appreciation. Poland's real price growth reached 6.95% in 2024 and 4.85% in 2023, though 2022 showed negative real growth due to high inflation that year.
Over the full five-year period, real price growth has been substantial but not as dramatic as nominal figures suggest. High inflation in recent years, particularly during 2022-2023, eroded some of the purchasing power gains from nominal price increases.
The smallest apartments showed the most dramatic increases, with units under 40 square meters rising 58% in Warsaw and 79% in Łódź over five years. This reflects changing demographics and increased demand for affordable housing options in urban centers.
Despite inflation adjustments, property buyers today face significantly higher real costs than five years ago, making housing affordability a critical concern for policymakers and first-time buyers entering the market.
What's the true all-in cost of buying an average apartment today including all fees and taxes?
Purchasing an apartment in Poland involves several additional costs beyond the listed property price that buyers must factor into their budget.
Agency commissions typically range from 2-3% of the property value, though some markets may see rates up to 6%. Notary fees add another 0.5-1% for legal documentation and transfer processing.
Transfer tax represents 2% of the property value, though first-time buyers may qualify for exemptions under certain programs. VAT applies to new construction at 8% of the purchase price, with some exemptions available depending on buyer circumstances and property specifications.
Mortgage setup costs consume an additional 1-2% of the loan amount, covering application processing, valuation, and administrative fees. Legal fees for due diligence and contract review may add several thousand PLN depending on transaction complexity.
For a typical Warsaw apartment priced at PLN 987,540 (60 square meters), additional costs break down as follows: agency commission PLN 19,750-29,626, notary fees PLN 4,940-9,880, transfer tax PLN 19,750, potential VAT of PLN 79,000 for new builds, and mortgage setup costs PLN 9,880-19,750.
Total additional costs typically range from PLN 134,000-158,000 excluding VAT, representing 14-16% above the base property price. For new construction with VAT, total extra costs can reach 22-24% of the purchase price, significantly impacting overall affordability and required financing.
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What would the monthly payment look like on an 80 percent LTV loan for an average-priced apartment?
Mortgage payments in Poland reflect current interest rates of approximately 7.55% for new housing loans as of March 2025.
Using an 80% loan-to-value ratio and 30-year term, monthly payments vary significantly across cities based on property values. Warsaw's high prices translate to substantial monthly obligations, while smaller markets offer more manageable payment levels.
For a typical 60-square-meter apartment in Warsaw (PLN 987,540), an 80% LTV loan of PLN 790,032 requires monthly payments of approximately PLN 5,551. This represents a significant portion of average local salaries and highlights affordability challenges in the capital.
Kraków follows with monthly payments of PLN 5,092 for a loan amount of PLN 724,752, while Gdańsk requires PLN 5,396 monthly for PLN 768,000 in financing.
More affordable markets like Wrocław (PLN 4,275 monthly) and Łódź (PLN 2,630 monthly) offer significantly lower payment obligations, making them attractive for first-time buyers and investors seeking positive cash flow from rental properties.
These payment levels assume current mortgage rates, which may decline if the National Bank of Poland continues its easing cycle. A projected 100 basis point rate cut in 2025 could reduce monthly payments by 6-8%, improving affordability across all markets.
Borrowers should also factor in property insurance, maintenance reserves, and property management costs when evaluating total housing expenses beyond mortgage payments.
Which locations offer the best mix of affordability, amenities, and long-term value for residential living?
Selecting the right city for residential living in Poland requires balancing immediate affordability with long-term appreciation potential and quality of life factors.
Wrocław emerges as a standout choice, offering strong infrastructure, growing tech sector employment, and reasonable property prices relative to amenities. The city combines university town vibrancy with business center functionality, supporting both lifestyle and investment goals.
Łódź provides the most affordable entry point among major cities, with ongoing infrastructure improvements and government investment programs enhancing long-term prospects. The city's central location and improving transport connections to Warsaw add strategic value.
Gdańsk offers exceptional quality of life with coastal amenities, strong tourism sector, and growing technology hub status. While prices are higher, the city's unique location and economic diversification support sustained value growth.
Warsaw and Kraków represent premium markets with the best amenities and employment opportunities, but higher costs may limit affordability for many buyers. These markets suit established professionals prioritizing urban lifestyle over initial affordability.
For families prioritizing education and cultural amenities, Kraków's historic charm and university environment provide long-term value despite higher entry costs. Young professionals often find Wrocław or Gdańsk offer optimal balance of opportunity and affordability.
Which areas promise the strongest yields for short-term holiday lets versus traditional long-term leases?
Poland's rental market offers distinct opportunities depending on investment strategy and target tenant demographics.
Short-term holiday rentals perform best in tourist-destination city centers. Kraków's Old Town and central districts generate premium rates from international visitors, particularly during peak season months. Warsaw's business districts attract corporate travelers, while Gdańsk's coastal location appeals to domestic and international tourists year-round.
University districts provide stable long-term rental demand across all major cities. Warsaw's numerous higher education institutions, Kraków's academic traditions, and growing university populations in Wrocław and Gdańsk create consistent tenant demand throughout academic years.
Business and technology hubs offer the highest yields for long-term professional rentals. Warsaw's financial district, Kraków's expanding tech sector, and Wrocław's business services industry generate strong demand from well-paid professionals seeking quality accommodations.
Current rental yields favor specific markets: Bydgoszcz leads at 6.65%, followed by Warsaw at 6.49% and Gdańsk at 6.27%. These yields reflect the balance between purchase prices and achievable rental rates in each market.
It's something we develop in our Poland property pack.
Location within cities matters significantly for rental success. Properties near public transport, universities, or business centers command premium rents and maintain higher occupancy rates regardless of rental strategy chosen.
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 neighbourhoods show the clearest signs of sizable price appreciation over the next few years?
Several Polish neighborhoods demonstrate strong indicators for future price appreciation based on infrastructure development, demographic trends, and investment activity.
Warsaw's Praga district leads transformation potential with ongoing cultural projects, improved transport links, and gentrification momentum. Białołęka benefits from new residential developments and expanding business services, positioning it for sustained growth as the city expands eastward.
Kraków's Podgórze continues its revitalization trajectory with new commercial developments and improved connectivity to the historic center. The district attracts young professionals and families seeking modern amenities with reasonable proximity to employment centers.
Gdańsk's Wrzeszcz leverages its position near the university and growing tech sector, while Przymorze offers coastal proximity with ongoing infrastructure improvements. Both neighborhoods benefit from the city's expanding role as a regional business hub.
Wrocław's Krzyki and Popowice show strong development activity with new residential complexes and commercial projects. These areas benefit from the city's continued economic growth and expanding technology sector employment.
Łódź's Widzew and Retkinia represent emerging opportunities in Poland's most affordable major market. Government investment in infrastructure and the city's strategic location support long-term appreciation potential despite current modest prices.
Investment timing favors these emerging neighborhoods before major infrastructure projects complete and before broader market recognition drives prices higher.
What are analysts' forecasts for average apartment prices per square meter in Poland over the next decade?
Poland's apartment price forecasts reflect both optimistic growth potential and moderation from recent surge levels.
One-year forecasts suggest moderate single-digit growth as the market stabilizes following recent rapid price increases. Experts from PKO Bank Polski expect prices to moderate but not return to early 2023 levels, particularly if projected 100 basis point interest rate cuts materialize in 2025.
Five-year projections anticipate continued steady growth driven by fundamental housing deficit and ongoing urbanization trends. The persistent shortage of 1.5-2.2 million housing units supports upward price pressure, though growth rates should normalize compared to recent exceptional periods.
Ten-year forecasts suggest prices could double from 2015 baseline levels, with real growth continuing to outpace inflation if supply constraints persist. This assumes continued economic development, wage growth, and limited success in addressing housing supply shortages.
Regional comparisons show Poland maintaining competitiveness within Central and Eastern Europe. Current Polish prices remain below Prague's €5,600 per square meter and Brno's €4,600 per square meter, but approach Bratislava's €4,000 per square meter levels.
Warsaw prices around €4,400 per square meter, Kraków at €3,700 per square meter, and Łódź at €2,800 per square meter position Polish markets as attractive relative to Western European capitals while offering growth potential as economic convergence continues.
It's something we develop in our Poland property pack.
Long-term success depends on government policies addressing housing supply, infrastructure development supporting economic growth, and Poland's continued integration with European Union economic structures.
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 in June 2025 presents both opportunities and challenges for buyers and investors.
While prices have grown substantially across all major cities, regional variations create different entry points depending on budget and strategy, with cities like Łódź and Wrocław offering better affordability while Warsaw and Kraków command premium prices for established amenities and employment opportunities.
Sources
- Global Property Guide - Poland Price History
- KoronaPay - Poland Apartment Costs
- Poland Weekly - Housing Boom 2025
- Royal Garden Wilanów - Market Trends 2025
- Reuters - Poland Real Estate Report 2024
- Notes from Poland - Interest Rate Cuts
- Global Property Guide - Poland Rental Yields
- Read more articles
-Poland Real Estate Market Overview
-Poland Property Price Forecasts