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
Buying a house in Poland as a foreigner is straightforward for apartments but requires additional permits for standalone houses with land, especially for non-EU citizens. The Polish property market offers competitive prices compared to Western Europe, with mortgage options available even for non-residents, though stricter requirements apply.
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.
EU citizens can freely buy any property type in Poland, while non-EU citizens need special permits for houses with land but can purchase apartments without restrictions.
The entire purchase process typically takes 1-2 months for apartments and 3-4 months for houses requiring permits, with total additional costs ranging from 3-7% of the property value.
| Step | Timeframe | Key Requirements |
|---|---|---|
| Property Search | 1-4 weeks | Use otodom.pl, morizon.pl; verify Land Registry records |
| Offer & Preliminary Agreement | 1-2 weeks | 5-10% deposit; financing approval clause if needed |
| Permit Application (if required) | 1-2 months | Non-EU buyers for houses with land only |
| Mortgage Application | 2-6 weeks | PESEL number, income proof, 10-20% down payment |
| Notarial Deed & Closing | 1-2 weeks | All documents in Polish; sworn translator required |
| Registry Entry | 1-2 weeks | Automatic after notarial deed completion |
| Total Process Duration | 1-4 months | Depends on property type and buyer citizenship |
What are the legal requirements for buying a house in Poland as a foreigner?
EU, EEA, and Swiss citizens can freely purchase all types of residential and commercial properties in Poland, including houses and land, with minimal legal restrictions.
Non-EU citizens face different rules depending on the property type. You can freely buy apartments and commercial units without any special permits. However, purchasing standalone houses or land requires permission from the Ministry of Interior, except for long-term residents or spouses of Polish citizens with permanent residency.
The permit process for non-EU buyers typically adds 1-2 months to the transaction timeline. Many non-EU investors circumvent this requirement by registering a Polish or EU company, which enables the acquisition of land and houses without individual permits.
As of September 2025, company ownership remains a common and legal workaround for non-EU buyers who want to purchase houses with land in Poland.
What is the minimum down payment required to buy a property in Poland?
Standard mortgages in Poland require at least a 10-20% down payment for foreigners, with most banks preferring 20% for easier approval and better interest rates.
Non-EU citizens often face stricter requirements, with banks typically requesting 20-40% down payment due to perceived higher risk. EU citizens generally have access to more favorable terms and can sometimes secure financing with as little as 10% down payment.
The Polish government offers guarantee schemes that allow some buyers, especially first-time purchasers, to borrow up to 100% of the property value. Instead of a traditional down payment, you pay only a small guarantee fee to the government program.
It's something we develop in our Poland property pack.
How do I secure financing or a mortgage in Poland as a non-resident?
Most Polish banks require proof of income in Poland, a residency card (Karta Pobytu) for non-EU buyers, or EU certificate of registration for EU citizens to approve mortgage applications.
A PESEL number (Polish personal ID) is typically required, and some banks now accept PESEL as sufficient documentation even without a residency card. Banks check both Polish and home-country credit history during the application process.
Required documentation includes employment certificates, income statements, tax returns, bank statements, and the property purchase agreement—all translated into Polish by a sworn translator. The translation requirement adds both time and cost to the mortgage application process.
Mortgage approval for non-residents is possible but comes with stricter terms, often requiring higher down payments and stronger financial documentation. Large Polish banks like PKO BP, Pekao, Santander, and ING have experience handling foreign clients and mortgage applications.
What are the most common additional costs when purchasing a home in Poland?
| Cost Type | Amount | Notes |
|---|---|---|
| Transaction Tax (PCC) | 2% of property value | Secondary market only; exempt for first-time buyers and new developments |
| Notary Fees | 1,000-3,000 PLN | Can be higher for expensive properties |
| Land Registry Entry | 200-300 PLN | Required for ownership registration |
| Real Estate Agent Commission | 2-3% of property value | If using an agent (optional) |
| VAT on New Properties | 8-23% | Usually included in purchase price for new developments |
| Mortgage-Related Costs | Varies | Bank fees, application costs, insurance premiums |
| Total Additional Costs | 3-7% of property value | Typical range for all fees combined |
How do I find available properties in Poland, and what are the best platforms to use?
Otodom.pl offers the broadest coverage and serves as Poland's leading property platform, featuring both residential and commercial listings with detailed search filters and neighborhood information.
Major platforms include morizon.pl, adresowo.pl, domiporta.pl, nieruchomosci-online.pl, and gratka.pl, each providing comprehensive property databases with different user interfaces and search capabilities. OLX.pl functions as a classifieds platform with more direct owner listings but less filtering options.
International agencies like RE/MAX and Century 21, along with local agents, provide helpful English-language services specifically designed for cross-border buyers. These agencies often have experience with foreign buyer requirements and can guide you through the legal process.
Social media groups, particularly Facebook real estate groups for specific cities, and specialized international property platforms can yield unique listings not found on major commercial sites.
What is the process of making an offer and negotiating a property price in Poland?
Initial offers are usually made in writing after verbal negotiations, either directly with the seller or through a real estate agent representing either party.
The preliminary agreement (Umowa przedwstępna) follows successful negotiations and typically includes a 5-10% deposit that locks in the deal and establishes all key terms. This document serves as a binding commitment from both buyer and seller.
Negotiation is common practice in the Polish property market, with room for price discussions particularly in secondary market transactions. Direct negotiations with sellers often yield better results than dealing exclusively through agents.
Contingencies should be clearly specified in the preliminary agreement, including financing approval clauses if you're taking a mortgage and inspection periods for due diligence on the property.
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How long does the property purchase process take in Poland from offer to closing?
The standard process for apartments takes 1-2 months from initial offer to closing, assuming no complications with financing or documentation.
Transactions requiring special permits, particularly for non-EU citizens purchasing houses with land, typically take 3-4 months due to the additional government approval process through the Ministry of Interior.
The process follows these sequential steps: property search and selection, offer submission and negotiation, preliminary agreement signing, permit application if required, mortgage application and approval, notarial deed preparation, and final ownership registration in the Land and Mortgage Register.
Mortgage approval generally takes 2-6 weeks depending on your documentation completeness and the bank's internal processes. Having all required documents properly translated and notarized in advance significantly reduces processing time.
What is the role of a notary in the property transaction process in Poland?
Notaries in Poland are impartial public officials required by law for all real estate transactions, serving as neutral parties who ensure legal compliance and proper documentation.
The notary drafts the final sales deed (akt notarialny), verifies all parties' identities, ensures transaction legality, collects required fees and taxes, and registers ownership changes in the Land and Mortgage Register. They also issue official copies of all documents and submit tax payments to relevant authorities.
All transaction proceedings and documents must be completed in Polish language. If you're not fluent in Polish, you must use sworn translators for all documentation and consider bringing an interpreter to the notarial appointment.
It's something we develop in our Poland property pack.
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.
Do I need to open a Polish bank account to buy a house, and what's involved?
A Polish bank account is not legally required for property purchase but is highly advisable for mortgage disbursement, making payments, and covering ongoing ownership costs like utilities and property taxes.
To open an account, you need a passport, proof of residence (rental or purchase agreement), proof of income or funds (international bank statements accepted), and sometimes a Polish tax number (NIP). If applicable, you'll also need residency or work permits.
The account opening process requires an in-person bank visit, and all documents must be translated into Polish by a sworn translator. Most large Polish banks including PKO BP, Pekao, Santander, and ING have experience handling foreign clients and can provide English-language support.
Bank account setup typically takes 1-2 weeks once all documentation is submitted and verified by the bank's compliance department.
What are the regulations around foreign ownership of property in Poland?
Apartments can be freely purchased by all buyers regardless of citizenship, with no ownership restrictions or special permit requirements for residential units in buildings.
Land and standalone houses require government permits for non-EU citizens, except for certain long-term residents or spouses of Polish citizens with permanent residency status. The permit process involves Ministry of Interior review and approval.
Agricultural and forest land have even stricter regulations with special permits required and often residency or intended usage requirements that must be demonstrated to authorities.
Company ownership through Polish or EU-registered entities allows non-EU citizens to acquire land and houses without individual permits, making this a popular legal alternative for foreign investors.
What are the most important things to check in property documents before buying?
The Land and Mortgage Register (Księga Wieczysta) is publicly accessible online and essential for verifying current ownership, third-party rights, claims, encumbrances like mortgages or liens, property boundaries, plot details, and floor area specifications.
Always ensure the property matches all legal descriptions in official documents and confirm there are no unresolved debts or legal disputes attached to the property. Request official extracts from the Land Registry rather than relying on copies provided by sellers or agents.
Verify building permits and construction compliance, especially for newer properties or recent renovations. Check that all additions or modifications have proper permits and meet current building codes.
For apartments, review the building's financial health, upcoming maintenance assessments, and homeowners association rules that may affect your ownership rights or future costs.
What is the property market outlook in Poland for the next few years?
The Polish property market is stabilizing after strong price growth of 14.4% in 2025, with prices now moderating but remaining on an upward trajectory through 2026.
Continuous demand is expected, particularly in major cities like Warsaw, Krakow, Wrocław, and Gdańsk, driven by returning migrants, international buyers, and domestic demand from young professionals and families.
No sharp price corrections are forecasted for 2025-2026. The expansion of government mortgage subsidies, especially for families and first-time buyers, continues to support transaction volumes and market stability.
Growing supply from developers helps meet demand, but construction costs remain high, and demand for quality rental units stays stable. The market shows resilience with moderate long-term growth expectations rather than dramatic price swings.
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.
Buying property in Poland as a foreigner is straightforward for apartments but requires additional planning for houses with land, especially for non-EU citizens.
With proper preparation, document translation, and professional guidance, the process typically takes 1-4 months depending on your citizenship and property type.
Sources
- Veles Club - Foreign Property Investment in Poland
- InvestRopa - How to Buy House in Poland
- Switalski Law - Legal Tips for Foreigners
- Mavenwood Capital - Property Purchase Process
- Immigrant Invest - Poland Real Estate Guide
- LFN Global - Rules and Regulations
- Finding Poland - Foreigners Buying Property
- InvestRopa - Poland Real Estate for Foreigners
- Mortgage Blog PL - Deposit Requirements
- Realting - Mortgage in Poland