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
Foreigners can legally buy property in Poland without a residence permit, though the process varies significantly based on nationality and property type. EU citizens enjoy unrestricted access to most residential properties, while non-EU nationals need government permits for houses and land but can freely purchase apartments in multi-unit buildings.
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.
Non-EU foreigners can buy apartments without permits but need Ministry of Interior approval for houses and land (4-12 weeks process).
Property prices average 15,000 PLN/m² in Warsaw and 13,000 PLN/m² in Kraków, with down payments typically requiring 10-20% of purchase price.
| Aspect | EU/EEA Citizens | Non-EU Citizens |
|---|---|---|
| Apartments | No permit required | No permit required |
| Houses with land | No permit required | Ministry permit required (4-12 weeks) |
| Commercial land | No permit required | Ministry permit required |
| Agricultural land | Restricted conditions | Generally not permitted |
| Mortgage access | Readily available | Stricter requirements |
| Bank account | Standard requirements | Additional documentation needed |
| Transaction costs | 4-7% of property price | 4-7% of property price |
Can I legally buy property in Poland as a foreigner without a residence permit?
Yes, foreigners can legally buy property in Poland without a residence permit, but the specific rules depend on your nationality and the type of property you want to purchase.
EU, EEA, and Swiss citizens enjoy the most freedom when buying Polish real estate. You can purchase apartments, houses, and most types of land without any special permits or government approvals. The only restrictions apply to agricultural and forestry land, which have specific use conditions even for EU citizens.
Non-EU citizens face more restrictions but can still buy property legally. You can freely purchase apartments in multi-unit buildings (condominiums) without any permits. However, if you want to buy a standalone house, any property that includes individually owned land, or commercial land plots, you'll need a permit from the Ministry of Interior.
As of September 2025, owning property in Poland does not automatically grant you residence rights or a visa. Property ownership and residency status are completely separate legal matters under Polish law.
It's something we develop in our Poland property pack.
Do I need a special government permit, and if so, how long does it usually take to get it?
The need for a government permit depends entirely on your nationality and the specific type of property you're purchasing.
EU, EEA, and Swiss citizens do not need any special permits for residential properties, including standalone houses with land. You can proceed directly to purchase without government approval, making the buying process much faster and simpler.
Non-EU citizens must obtain a permit from the Ministry of Interior for any property that includes land ownership. This includes standalone houses, residential land plots, commercial land, and any property where you would own the land beneath a building. The permit application typically takes 4-12 weeks to process, though this can vary based on the complexity of your case and current processing times.
The permit application requires demonstrating a legitimate purpose for the purchase, such as residential use or investment. Polish authorities generally approve applications for genuine residential or investment purposes, and rejections are relatively rare for standard property purchases.
You should factor this permit timeline into your overall purchase schedule, especially if you're working with specific deadlines or financing arrangements that require precise timing.
What types of property can foreigners buy freely, and which ones are restricted?
Property restrictions in Poland create a clear division between what foreigners can buy freely and what requires government approval.
All foreigners, regardless of nationality, can freely purchase apartments in multi-unit buildings (condominiums), office units, and commercial units in buildings. These transactions require no special permits and can proceed immediately once you find a suitable property.
For EU, EEA, and Swiss citizens, the freedom extends much further. You can also buy standalone houses, residential land plots, commercial land, and most other real estate types without restriction. The main exceptions are agricultural land and forestry land, which have specific use requirements and ownership conditions.
Non-EU citizens face restrictions on any property involving individual land ownership. This includes standalone houses (even if primarily residential), vacant residential land plots, commercial land, and any property where you would own the ground beneath the building. These purchases require Ministry of Interior permits.
Agricultural and forestry land remain heavily restricted for all foreigners. Even EU citizens face significant limitations, and non-EU citizens generally cannot purchase these property types unless they have long-term residency and demonstrated agricultural connections.
How much money do I need for the minimum down payment, and what are the average property prices per square meter in major Polish cities?
Down payment requirements in Poland typically range from 10-20% of the property's purchase price, though this can vary based on your residency status and the specific bank's policies.
Polish banks generally require higher down payments from non-residents compared to Polish residents. EU citizens with Polish residency often qualify for the lower end of this range, while non-EU citizens or those without local residency may need to provide 20% or more as a down payment.
| City | Average Price per m² (PLN) | Average Price per m² (EUR) |
|---|---|---|
| Warsaw | 15,000 | 3,500 |
| Kraków | 13,500 | 3,150 |
| Gdańsk | 11,000 | 2,570 |
| Wrocław | 10,500 | 2,450 |
| Poznań | 10,000 | 2,330 |
| Łódź | 7,500 | 1,750 |
| Katowice | 8,500 | 1,980 |
These prices represent averages across different neighborhoods and property types. Prime locations in city centers command significantly higher prices, while suburban areas offer more affordable options. New construction typically costs more than older properties, but offers modern amenities and potentially better financing terms.
Don't lose money on your property in Poland
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
Can foreigners get a mortgage from Polish banks, and what are the typical interest rates and conditions?
Foreigners can obtain mortgages from Polish banks, though the process and conditions vary significantly based on your residency status and nationality.
EU, EEA, and Swiss citizens with Polish residency face the fewest restrictions and often receive terms similar to Polish nationals. If you're an EU citizen without Polish residency but with stable income documentation, many banks will still consider your mortgage application, though with stricter requirements.
Non-EU citizens face the most challenging conditions. Banks typically require higher down payments (often 20-30%), proof of stable income from your home country, and may limit loan-to-value ratios. Some banks may decline applications from non-EU citizens without Polish residency altogether.
As of September 2025, mortgage interest rates in Poland range from 6.0-7.4%. Fixed-rate mortgages start around 6.0-6.8%, while variable rates typically fall between 6.9-7.4%. The average rate across all mortgages is approximately 7.37%.
Most Polish mortgages require proof of income at least 3-4 times the monthly mortgage payment. Banks also typically require mortgage insurance and will conduct thorough property valuations before approval.
What are the one-time purchase costs like notary fees, land registry fees, and taxes, and how much do they usually add up to as a percentage of the property price?
One-time purchase costs in Poland typically total 4-7% of the property's purchase price, depending on whether you're buying new construction or resale property.
Notary fees operate on a sliding scale ranging from 0.2-2% of the property value, plus 23% VAT. For most residential properties, expect to pay around 0.5-1% of the purchase price for notary services. The notary handles the legal transfer and ensures all documentation is properly executed.
Land registry fees are relatively modest at 200-300 PLN regardless of property value. This covers the cost of officially registering your ownership with the local court system.
Tax obligations vary significantly based on property type. Resale properties are subject to 2% transfer tax (PCC), while new properties under 150 square meters face 8% VAT instead of transfer tax. Properties over 150 square meters pay 23% VAT.
Real estate agent fees typically range from 1.5-3% plus 23% VAT, often split between buyer and seller. Legal fees, while optional, are strongly recommended and cost approximately 0.5-1% of the purchase price. If you're financing the purchase, mortgage arrangement fees add another 1-2% of the loan amount.
It's something we develop in our Poland property pack.
What ongoing property taxes and maintenance fees should I expect to pay each year?
Annual property taxes in Poland are relatively low compared to many Western European countries, but vary based on property type and local municipality rates.
Property tax (RET) is set by local councils but cannot exceed maximum rates established by the national government. For 2025, the maximum rates are 1.19 PLN per square meter for residential buildings and 0.73 PLN per square meter for residential land. Most municipalities set rates below these maximums.
For a typical 80-square-meter apartment, you might pay 50-95 PLN annually in property tax. A house with 200 square meters of building space and 800 square meters of land could face annual taxes of 240-480 PLN for the building plus 480-584 PLN for the land.
Apartment owners pay monthly maintenance fees (czynsz) to building associations. These fees cover common area maintenance, utilities for shared spaces, building management, and reserve funds for major repairs. Fees typically range from 3-8 PLN per square meter monthly, depending on building age, amenities, and location.
If you rent out your property, rental income faces taxation at either flat rates (8.5% for income up to 100,000 PLN annually, 12.5% above that threshold) or progressive rates (12% and 32% after allowable deductions).
How do I open a Polish bank account as a foreigner to pay for the property and related costs?
Opening a Polish bank account as a foreigner requires specific documentation and varies based on your residency status and nationality.
All applicants need a valid passport and proof of address in Poland. This address proof can be a rental agreement, utility bill, or temporary accommodation confirmation. EU citizens typically face fewer requirements, while non-EU citizens may need additional documentation proving legal stay in Poland.
Many banks require a PESEL number (Polish national identification number) for account opening. EU citizens can obtain this relatively easily at any municipal office, while non-EU citizens typically need a residence permit or work permit to qualify for a PESEL.
Some banks offer alternatives for foreigners without PESEL numbers, but these accounts may have limitations on services or higher fees. Banks like PKO Bank Polski, Bank Pekao, and ING Bank Śląski have experience working with foreign clients and property purchases.
The account opening process typically takes 1-2 weeks from initial application to full activation. Some banks allow online applications, but most require in-person visits for identity verification and document submission.
Consider opening accounts that offer multi-currency services if you'll be transferring funds from abroad, as this can reduce exchange rate fees and transfer costs.
Can I buy land and build a house, or are there restrictions for non-Polish citizens?
Land purchase and construction rights for foreigners follow the same nationality-based restrictions as other property types, but building regulations add additional complexity.
EU, EEA, and Swiss citizens can freely purchase residential land and build houses without special permits. You have the same rights as Polish citizens regarding land ownership and construction, subject only to local zoning laws and building regulations.
Non-EU citizens must obtain Ministry of Interior permits before purchasing any land, including plots intended for house construction. This permit process takes 4-12 weeks and requires demonstrating legitimate residential or investment purposes.
Once you own land legally, building regulations apply equally to all owners regardless of nationality. You'll need building permits from local authorities, must comply with zoning restrictions, and follow Polish construction standards and building codes.
Agricultural and forestry land remain heavily restricted for all foreigners. Even if you obtain permits for such land, converting agricultural land to residential use requires additional approvals and may face significant restrictions or prohibition.
Consider working with local architects and construction companies familiar with Polish building regulations, as requirements can be complex and vary significantly between municipalities.
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 the steps of the buying process from signing a preliminary contract to registering ownership, and how long does each stage typically take?
The Polish property buying process follows a structured sequence of steps with relatively predictable timelines, though permit requirements can extend the process for non-EU buyers.
The process begins with property search and reservation, often through a real estate agent. Once you identify a suitable property, you'll sign a preliminary contract (umowa przedwstępna) with a small deposit, typically 1-5% of the purchase price. This stage usually takes 1-2 weeks from initial offer to signed preliminary contract.
Next comes the financing and permit phase. If you need a mortgage, bank approval typically takes 2-6 weeks depending on your documentation and residency status. Non-EU citizens buying restricted properties must simultaneously apply for Ministry of Interior permits, which take 4-12 weeks to process.
The final notarial deed signing represents the completion of the sale. Both parties meet with a notary, you pay the full purchase price, and ownership transfers immediately. This meeting is typically scheduled within 1-2 weeks of permit approval and financing confirmation.
After the notarial deed, you must register ownership with the local court's land registry. This administrative process usually takes 2-4 weeks, though you have legal ownership from the moment of notarial deed signing.
Finally, you'll handle utilities transfer and building association registration, which takes another 1-2 weeks. The total process ranges from 1-3 months for apartments purchased by EU citizens, extending to 3-4 months when permits are required.
Can I rent out my property as a foreigner, and what are the rules around taxation of rental income in Poland?
Foreigners can freely rent out properties they own in Poland without additional restrictions beyond those that apply to Polish property owners.
Rental income taxation offers two primary options. The flat tax system applies rates of 8.5% for annual rental income up to 100,000 PLN and 12.5% for income exceeding this threshold. This system requires minimal record-keeping but doesn't allow expense deductions.
Alternatively, you can choose progressive taxation at standard Polish income tax rates of 12% and 32%. This system allows deductions for property-related expenses including maintenance, repairs, depreciation, property management fees, and mortgage interest. The progressive system often benefits owners with significant property expenses or multiple rental properties.
All rental income must be declared to Polish tax authorities regardless of your residency status. You must register as a taxpayer with the local tax office and file monthly or quarterly returns depending on your chosen tax system.
Property management costs, renovation expenses, and professional property management fees are generally deductible under the progressive system. Keep detailed records of all property-related expenses, as Polish tax authorities may request documentation during audits.
It's something we develop in our Poland property pack.
If I sell the property later, what capital gains tax or other exit costs will I need to pay as a non-resident?
Capital gains taxation in Poland follows a straightforward structure based on ownership duration, with the same rules applying to residents and non-residents.
Properties sold within five years of purchase are subject to 19% capital gains tax on the profit realized from the sale. This tax applies to the difference between your purchase price (including original transaction costs) and the sale price (minus selling costs).
Properties owned for five years or longer are exempt from capital gains tax entirely. This creates a strong incentive for long-term ownership and makes Polish real estate particularly attractive for buy-and-hold investment strategies.
Selling costs typically include notary fees (paid by the seller during the sale process), real estate agent commissions if you use professional sales services, and any legal fees for contract review or negotiation. These costs usually total 2-4% of the sale price.
The buyer pays transfer taxes and land registry fees during purchase, so these don't affect your selling costs. However, you should factor in any outstanding property taxes or building association fees that must be settled before transfer.
Non-residents may face additional complexity in tax filing and payment processes. Consider working with a Polish tax advisor or accountant to ensure proper compliance with reporting requirements and optimize your tax position.
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 property market offers accessible opportunities for foreign investors, with EU citizens enjoying unrestricted access to most property types and non-EU citizens able to purchase apartments freely.
The combination of competitive property prices, relatively low transaction costs (4-7%), minimal annual taxes, and strong rental yields makes Poland an attractive destination for both residential and investment property purchases.