How to buy a house in Poland?

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

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries (Poland, Czech Republic, Hungary, Romania, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Poland. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At InvestRopa, we explore the Polish real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Warsaw, Krakow, and Gdansk. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What kind of houses can foreigners legally buy in Poland, and are there any restrictions based on nationality or location?

The rules for buying houses in Poland depend entirely on your nationality and the specific type of property you want to purchase.

EU, EEA, and Swiss citizens can freely purchase any residential property in Poland, including standalone houses with land, without needing permits or facing restrictions. The only limitation applies to agricultural and forest land, which may require meeting specific residency or usage conditions.

Non-EU citizens face different rules depending on the property type. You can freely buy apartments in multi-unit buildings where the land is shared among owners, but purchasing a standalone house with its own plot of land typically requires a permit from the Ministry of Internal Affairs. However, important exemptions exist if you've lived in Poland for at least 5 years with permanent residency, or if you're married to a Polish citizen and have resided in Poland for at least 2 years with permanent residency.

Location-based restrictions are minimal for urban residential properties. The main limitations apply to agricultural land, forest land, and occasionally properties in border zones or areas of strategic importance to national security.

It's something we develop in our Poland property pack.

Is it possible to buy a house in Poland without physically being in the country during the process?

Yes, you can complete the entire house-buying process in Poland without being physically present in the country.

The key to remote purchasing is granting a notarized power of attorney to a trusted representative, typically a lawyer or experienced real estate agent. This representative can handle all legal steps on your behalf, including viewing properties, negotiating terms, signing the preliminary agreement, completing the notarial deed, and registering the property in your name.

Your power of attorney must be properly notarized and may need to be apostilled depending on your home country. The document should clearly specify which actions your representative can take, and it's wise to limit it to the specific property transaction rather than granting broad powers.

Many foreign buyers successfully use this method, though it's crucial to choose a reputable representative and maintain regular communication throughout the process. You'll still need to provide all required documents and proof of funds, but these can typically be handled electronically or through courier services.

What are the exact steps from finding a house to owning it, and which ones are mandatory vs optional?

The house-buying process in Poland follows a structured sequence with both mandatory and optional steps.

Step	Status	Typical Duration
Property search and due diligence	Mandatory	1-3 weeks
Preliminary agreement (Umowa Przedwstępna)	Optional but recommended	1-2 days
Permit application (non-EU buyers)	Mandatory if required	4-8 weeks
Mortgage application	Optional	2-3 weeks
Final notarial deed signing	Mandatory	1 day
Land registry registration	Mandatory	2 weeks
Post-purchase formalities	Mandatory	1-2 weeks

The process begins with property search and due diligence, where you verify the seller's ownership, check for encumbrances, and review all property documents. The preliminary agreement, while optional, provides legal protection and typically involves paying a 10-20% deposit. If you're a non-EU citizen buying a house with land, you must apply for and receive a permit before proceeding. The final notarial deed signing officially transfers ownership and must be done before a licensed notary. Registration in the land and mortgage register makes your ownership legally binding and public.

What documents do you need at each stage of buying a house in Poland?

Document requirements vary by stage, and having everything prepared in advance speeds up the process significantly.

During property search and due diligence, you need the land and mortgage register extract, seller's title deed, property plans, and energy performance certificate. These documents verify ownership, reveal any encumbrances, and provide essential property information.

For the preliminary agreement stage, prepare your valid passport or ID, proof of funds (bank statements), draft agreement, and power of attorney if buying remotely. Non-EU citizens should also prepare documents for their permit application at this stage.

The permit application for non-EU buyers requires completing application forms, providing proof of ties to Poland (such as residency cards, marriage certificates, or business documentation), detailed property information, seller details, financial documents proving ability to purchase, and translated documents if originals aren't in Polish or English.

Mortgage applications need proof of income and employment, residency documentation (residency card for non-EU citizens or EU registration certificate), credit history, recent bank statements, and all property-related documents.

For the final notarial deed, bring valid identification, power of attorney if applicable, the final purchase agreement, proof of payment, notary fees, and your permit if required as a non-EU buyer.

How long does the entire process of buying a house typically take, from offer to final registration?

The timeline depends primarily on your nationality and whether you need financing.

For EU, EEA, and Swiss citizens, the entire process typically takes 1-2 months from accepted offer to final registration. This includes 1-3 weeks for property search and negotiation, 2-3 weeks for mortgage approval if needed, 1-2 weeks for due diligence and legal checks, 1 week for final contract preparation and signing, and 2 weeks for land registry registration.

Non-EU citizens should add 4-8 weeks to this timeline for permit processing, bringing the total to 3-4 months in most cases. The permit application can sometimes be submitted earlier in the process to reduce delays, but it cannot be approved until you have a specific property identified.

Cash purchases typically move faster since you avoid mortgage approval delays. Conversely, complex properties with unclear ownership history, rural locations, or multiple owners can extend the timeline significantly.

As of mid-2025, processing times remain relatively consistent, though summer months sometimes see slower government processing due to vacation periods.

What taxes, notary fees, agent commissions, and other costs should you expect — can you break down the full cost structure?

Understanding the complete cost structure helps you budget accurately for your Polish property purchase.

Cost Type	Amount	Who Pays
Agent Commission	2-6% of property price	Buyer, seller, or split
Notary Fees	0.25-3% plus 23% VAT	Buyer
Transfer Tax (PCC)	2% of property price	Buyer (resale properties)
VAT	8% (new houses) or 23%	Buyer (new properties)
Land Registry Entry	PLN 200	Buyer
Legal Fees	~1% of property price	Buyer (optional)
Mortgage Registration	PLN 200 + fees	Buyer (if applicable)

Agent commissions vary widely, with some buyers paying 2-3% while others face up to 6% depending on the market and property type. Notary fees follow a sliding scale based on property value, capped at specific amounts, with 23% VAT added. You'll pay either 2% transfer tax on resale properties or VAT on new builds (8% for houses up to 300m² or apartments up to 150m², 23% for larger properties).Total transaction costs typically range from 3.25% to 7% of the property purchase price, with higher costs when using agents and lawyers but lower costs for direct purchases.

Is it possible to buy a house in Poland with cash, and is it faster or easier than using a mortgage?

Cash purchases are not only possible but quite common in the Polish real estate market.

You can pay for properties either through bank transfer or in person at the notary's office, though bank transfers are preferred for large amounts due to security and transparency requirements. Many sellers actually prefer cash buyers since it eliminates financing uncertainty and can speed up the transaction significantly.

Cash purchases typically reduce the overall timeline by 2-3 weeks since you avoid mortgage application and approval processes. You also eliminate mortgage-related costs like appraisal fees, mortgage registration fees, and loan insurance, potentially saving thousands of zloty.

However, ensure you have proper documentation for the source of funds, especially for large amounts, as Polish anti-money laundering laws require banks and notaries to report suspicious transactions. Bank statements showing the accumulation of funds or sale of other assets provide this documentation.

It's something we develop in our Poland property pack.

Can foreigners realistically get a mortgage in Poland, and what are the conditions, interest rates, and tips to increase approval chances?

Foreigners can obtain mortgages in Poland, but conditions are stricter than for Polish citizens.

Most Polish banks require foreign borrowers to have documented income in Poland, valid residency documentation (residence card for non-EU citizens or EU registration certificate for EU citizens), and a PESEL number (Polish tax identification). Banks typically require 20-30% down payments from foreigners, compared to 10-20% for Polish citizens.

As of June 2025, average mortgage interest rates in Poland are approximately 7.55%, though rates can vary based on your profile and the specific bank. Loan terms typically range from 10-30 years, with most banks offering loans up to 80% of property value for foreigners.

To increase approval chances, establish a documented income history in Poland for at least 6 months, obtain a PESEL number and register your address with local authorities, maintain good credit history in your home country and Poland if applicable, use a mortgage broker experienced with foreign clients, and consider joint applications if your spouse has Polish income or citizenship.

Some banks specialize in foreign client mortgages and may offer more flexible terms, though often at slightly higher interest rates.

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.

How does the legal system protect buyers in Poland — are contracts enforceable and is the system reliable?

Poland's legal system provides strong protections for property buyers through multiple mechanisms.

All property transfers must be completed before a licensed notary to be legally valid, and notaries serve as neutral parties who ensure legal compliance and proper documentation. The land and mortgage register system provides legal certainty, with ownership entries carrying strong legal presumptions of accuracy, and buyers acting in good faith based on register information are protected even if errors exist.

Recent developer protection laws require new construction projects to use escrow accounts and carry insurance, protecting buyers from developer bankruptcy. Contracts are generally enforceable through Poland's court system, which, while sometimes slow, provides reliable legal remedies.

The Polish legal system follows civil law traditions with clear property ownership rights and established precedents for resolving disputes. Foreign buyers have the same legal protections as Polish citizens once property ownership is properly registered.

However, always conduct thorough due diligence and use qualified legal professionals, as the legal system's protections work best when proper procedures are followed from the beginning.

Are real estate agents in Poland trustworthy, and what should you look out for when working with one?

Most real estate agents in Poland are professional and trustworthy, but the industry lacks some of the tight regulation found in other countries.

Look for agents with proper licenses, established offices, positive online reviews, and membership in professional associations like the Polish Association of Real Estate Professionals. Reputable agents provide clear documentation, transparent fee structures, and don't pressure you into quick decisions.

Red flags include agents demanding large upfront fees, refusing to provide written agreements, representing both buyer and seller without disclosure, lacking proper identification or business registration, providing incomplete property information, or pressuring you to sign documents without proper review time.

Always verify that agents have legal authority to represent the seller, ask for references from recent clients, and insist on seeing all property documentation before making offers. Good agents will encourage you to use independent legal counsel and won't object to thorough due diligence.

Commission structures should be clearly explained upfront, and you should understand whether you, the seller, or both parties pay the agent's fees.

What are the classic mistakes or scams foreigners fall into when buying houses in Poland, and how to avoid them?

Foreign buyers commonly fall into several predictable traps that can be easily avoided with proper preparation.

1. **Skipping land registry checks** - Always verify ownership and check for encumbrances in the official land and mortgage register before committing to any property.2. **Signing non-notarized agreements** - Only notarized deeds legally transfer property ownership; preliminary agreements should also be notarized for maximum protection.3. **Paying large deposits without proper contracts** - Never pay significant amounts without a legally binding preliminary agreement that protects your deposit.4. **Misunderstanding deposit types** - Learn the difference between "zaliczka" (retainer) and "zadatek" (earnest money), as they carry different legal implications.5. **Ignoring hidden agent fees** - Clarify all commission structures upfront and ensure no hidden fees exist in the transaction.6. **Buying without verifying seller authority** - Confirm the person selling actually owns the property and has legal authority to sell.7. **Rushing due diligence** - Take time to review all documents, verify property boundaries, and check for any legal issues.

Avoid these mistakes by using qualified notaries for all agreements, hiring independent lawyers for due diligence, demanding complete documentation from sellers, using reputable agents with transparent fee structures, and never paying large sums before signing proper legal agreements.

Does buying a house in Poland give you any rights toward residency or citizenship, and if so, what are the conditions?

Buying real estate in Poland does not grant any automatic rights to residency, permanent residence, or citizenship, regardless of the property value or investment amount.

Poland does not operate any formal investment visa or golden passport program based on real estate purchases. However, property ownership can support residence permit applications by demonstrating economic ties to Poland and financial stability, but you must still meet standard immigration requirements such as work authorization, family reunification, or study purposes.

EU citizens already have the right to live and work in Poland regardless of property ownership. Non-EU citizens must obtain residence permits through employment, family relationships, business investment (beyond just real estate), or other qualifying categories established in Polish immigration law.

Some buyers mistakenly believe large property investments automatically qualify them for residency, but this is not the case under current Polish law. Property ownership may be considered as supporting evidence in residence applications, but it cannot serve as the primary basis for obtaining legal residence status.

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.

Sources

1. Dudkowiak Law Firm - Property Purchase in Poland
2. Expatriate Healthcare - Can a Foreigner Buy a House in Poland
3. ELRA - Limitations to Foreigners in Poland
4. Aparthotel - Can Foreigners Buy Real Estate in Poland
5. Finding Poland - Foreigner Buy House Poland
6. InvestRopa - Poland Real Estate for Foreigners
7. Polish Government - Real Estate Purchase Permits
8. Wellcome Home - Remote Real Estate Transactions
9. Global Property Guide - Poland Buying Guide
10. Hamilton May - Mortgage Services