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
Poland's property market remains significantly cheaper than Western Europe, but prices have risen substantially in recent years. Warsaw apartments now average 17,000–18,000 PLN per square meter, while secondary cities like Kraków and Wrocław offer properties 10–20% cheaper with rental yields reaching up to 6.5%.
Foreign buyers can purchase apartments freely, though non-EU citizens need approval for houses. Transaction costs run 5–6% of purchase price, and mortgages are available at 70–80% leverage with 6.5–8% interest rates for foreigners.
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 property remains cheaper than Germany or Czech Republic but prices have doubled since 2020 in major cities.
Warsaw leads at 17,000–18,000 PLN/m² while Kraków, Gdańsk, and Wrocław offer 10–20% savings with solid rental yields of 5–6.5%.
| City | Average Price (PLN/m²) | Rental Yield | Price vs Warsaw |
|---|---|---|---|
| Warsaw | 17,000–18,000 | 4–5% | 100% |
| Kraków | 15,000–20,000 | 6.5% | ~90% |
| Gdańsk | 15,000–17,500 | 5–6% | ~90-95% |
| Wrocław | 12,500–15,500 | 6.1% | ~80% |
| Transaction Costs | 5–6% of price | - | - |
| Mortgage LTV | 70–80% | 6.5–8% rates | - |
How much does an average apartment in Warsaw cost per square meter right now?
As of September 2025, the average apartment in Warsaw costs between 17,000 and 18,000 PLN per square meter citywide.
Prime central districts like Śródmieście command significantly higher prices, ranging from 21,000 to 22,500 PLN per square meter. These premium locations include areas near the Palace of Culture, Old Town, and major business districts where demand from both locals and expats remains strongest.
Budget-friendly districts on Warsaw's outskirts offer more affordable options between 10,700 and 12,500 PLN per square meter. Areas like Białołęka, Rembertów, and Ursus provide good value for buyers willing to commute or invest in emerging neighborhoods with growing infrastructure.
New-build apartments typically cost about 16,383 PLN per square meter on average, while existing properties average 16,459 PLN per square meter. The minimal price difference between new and older stock reflects Warsaw's active development market and relatively modern housing stock.
It's something we develop in our Poland property pack.
How much cheaper is real estate in secondary cities like Kraków, Gdańsk or Wrocław compared to Warsaw?
Secondary Polish cities offer properties 10–20% cheaper than Warsaw, with Wrocław providing the biggest savings at around 20% less expensive.
Kraków apartments average 15,000–20,000 PLN per square meter, making them roughly 10% cheaper than Warsaw. Premium new developments in Kraków's historic center can reach 22,000 PLN per square meter, nearly matching Warsaw's top-tier prices due to strong tourist and student demand.
Gdańsk properties range from 15,000–17,500 PLN per square meter in prime locations, offering 10–15% savings compared to Warsaw. The coastal city's growing tech sector and port economy have kept prices competitive with other major Polish cities.
Wrocław provides the best value among major cities at 12,500–15,500 PLN per square meter, representing about 20% savings compared to Warsaw. The city's strong university presence and growing business services sector make it attractive for both investors and residents.
New-build properties narrow the price gap between cities, with developers charging similar premiums nationwide for modern amenities and locations.
What is the current price difference between buying new-build and older properties in Poland?
New-build apartments cost only 5–10% more per square meter than existing properties in the same location, with the smallest gaps found in prime city center areas.
In Warsaw, new-builds average 16,383 PLN per square meter compared to 16,459 PLN per square meter for existing apartments, showing virtually no premium for new construction. This unusual market dynamic reflects Warsaw's relatively modern housing stock and competitive developer pricing.
Kraków shows a similar pattern with new-builds at 15,500–16,000 PLN per square meter versus 15,100 PLN per square meter for existing properties. The minimal 3–6% premium reflects strong demand for both property types in this historic city.
The price gap narrows significantly in premium neighborhoods where older buildings often occupy superior locations or offer unique architectural features. Buyers frequently pay similar prices for well-maintained older apartments in prime areas versus new developments in secondary locations.
Developers have kept new-build premiums modest to remain competitive, focusing on amenities and energy efficiency rather than significant price premiums over existing stock.
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.
How do Polish property prices compare with similar properties in Germany, Czech Republic, or Hungary?
Polish property prices remain significantly lower than Germany and the Czech Republic but now roughly match Budapest's city-center rates.
| City | Average Price (EUR/m²) | Price vs Warsaw |
|---|---|---|
| Warsaw | 3,500–4,500 | 100% |
| Berlin | 7,000–12,000 | 200–270% |
| Prague | 7,000–12,000 | 200–270% |
| Budapest | 3,500–4,200 | 95–120% |
| Kraków | 3,200–4,300 | 90–95% |
German cities like Berlin and Munich command prices of €7,000–€12,000 per square meter in city centers, making them 200–270% more expensive than Warsaw. Even secondary German cities typically cost 150–200% more than major Polish cities.
Prague's prime real estate reaches €7,000–€12,000 per square meter, positioning Czech capital prices well above Polish levels despite similar economic development trajectories in recent decades.
Budapest offers the closest comparison to Polish cities, with center prices around €3,500–€4,200 per square meter. This similarity reflects comparable economic development levels and regional investment patterns.
Poland's lower labor costs, construction expenses, and overall cost of living contribute to more affordable property prices while offering similar quality and amenities to neighboring countries.
What are the extra taxes and transaction costs foreigners should expect when buying in Poland?
Foreigners should budget 5–6% of the purchase price for transaction costs when buying property in Poland.
The Civil Law Transactions Tax (PCC) applies at 2% for secondary market transactions involving resale properties. This tax is paid by the buyer and calculated on the property's transaction value.
VAT applies to new-build properties at 8% (sometimes 23%), though developers typically include this in their advertised prices. Buyers should confirm whether VAT is included or additional when reviewing new development pricing.
Notary fees range from 0.5–2% of the property value on a sliding scale, with lower percentages for higher-value properties. These fees cover the mandatory notarial deed required for all Polish property transactions.
Additional costs include court fees for Land Register entry (200 PLN), legal representation if required, and real estate agency fees of 1.5–3% if not paid by the seller. Property appraisal costs typically run 1,000–3,000 PLN depending on property value and location.
Are foreigners allowed to freely buy apartments and houses in Poland, or are there restrictions?
EU/EEA and Swiss citizens can buy apartments and houses in Poland without restrictions, while non-EU citizens face limitations on certain property types.
EU citizens enjoy complete freedom to purchase apartments, houses, and commercial properties without government approval. The only restrictions apply to farmland and forest properties, which require special permits regardless of citizenship.
Non-EU citizens can freely buy apartments in residential buildings without government approval. However, they need Ministry of Interior approval for standalone houses, land plots, or any property that includes land ownership rights.
Many non-EU investors establish Polish or EU companies to acquire land and houses, as corporate ownership faces fewer restrictions. This legal structure requires ongoing company maintenance but provides full property ownership rights.
The approval process for non-EU individual buyers typically takes 2–6 months and requires demonstrating legitimate investment purposes. Most applications are approved, but the timeline can delay transactions.
It's something we develop in our Poland property pack.
What is the typical rental yield in Warsaw and other big cities right now?
Warsaw rental yields average 4–5% gross with net yields around 4% after taxes and expenses, while secondary cities offer higher returns.
Kraków provides the strongest rental yields at 6.5% gross and 5.2–5.8% net, driven by strong student demand and growing tourism. The city's historic center and proximity to major universities create consistent rental demand throughout the year.
Wrocław offers solid returns at 6.1% gross yield and 4.8% net yield, benefiting from a large student population and growing business services sector. The city's lower property prices relative to rental rates create attractive investment opportunities.
Gdańsk typically generates 5–6% gross rental yields, with coastal location and growing tech sector supporting rental demand. Seasonal tourism can boost yields for short-term rental strategies in prime locations.
Smaller cities and university towns like Łódź and Radom can achieve 5.8–7.5% gross yields, though these markets offer less liquidity and higher management complexity for foreign investors.
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 fast have Polish property prices increased in the last five years, and what's the trend for 2025?
Polish property prices have increased 80–105% in major cities since 2020, with Warsaw and Kraków leading the dramatic price appreciation.
The 2020–2024 period saw unprecedented growth rates of 12–14% annually in major cities, driven by low interest rates, EU funding, and strong domestic demand. This boom period significantly outpaced wage growth and inflation.
Price growth is moderating in 2025, with forecasts showing 3–5% annual increases for 2026 as the market stabilizes. Higher interest rates and affordability concerns are cooling the rapid appreciation seen in recent years.
Top districts in Warsaw and Kraków show signs of plateaus or slight declines in 2025, while suburban and emerging neighborhoods continue growing at 5–8% annually. Investors are shifting focus to value areas with infrastructure development.
The persistent housing shortage continues supporting price growth, with demand outstripping supply in most major cities. New construction hasn't kept pace with population growth and urbanization trends.
How much leverage do banks in Poland give to foreigners who want a mortgage, and at what interest rates?
Polish banks typically offer 70–80% loan-to-value ratios to foreign buyers, with interest rates ranging from 6.5–8% for non-residents.
Most banks require 20–30% down payment from foreigners, especially non-EU citizens or non-residents. EU citizens with Polish income may qualify for higher leverage similar to local borrowers.
Interest rates for foreigners run 1–2 percentage points above rates offered to Polish residents, reflecting perceived higher risk and compliance costs. Variable rate loans dominate, though some banks offer fixed rates up to 10 years.
Foreign borrowers must typically establish a Polish bank account, provide proof of income, obtain property appraisal, and often retain local legal representation. Non-EU buyers may face additional documentation requirements and longer approval processes.
Banks generally prefer financing properties in major cities and established developments over rural or unique properties. Income requirements typically demand monthly earnings 3–4 times the proposed mortgage payment.
What are the ongoing costs of owning property in Poland, like maintenance fees and property taxes?
Annual property ownership costs in Poland remain very low compared to Western Europe, typically running 1–2% of property value yearly.
Property tax reaches maximum 1.19 PLN per square meter annually for apartments, with higher rates for commercial or luxury properties. Most residential properties pay significantly less than the maximum rate.
Rental income tax applies at 8.5% for annual rental income up to 100,000 PLN, rising to 12.5% above this threshold. These rates are among Europe's lowest for property investment taxation.
Condominium maintenance fees range from 6–12 PLN per square meter monthly, covering building management, cleaning, repairs, and common area utilities. Premium buildings with amenities charge toward the higher end of this range.
Property insurance typically costs 0.1% of property value annually, while utility costs vary significantly based on usage and property efficiency. Owners can expect total ongoing costs of 1,500–3,000 PLN annually for a typical apartment.
How easy is it to resell a property in Poland as a foreigner, and how long does it typically take?
Warsaw and major Polish cities offer high resale liquidity, with competitively priced apartments typically selling within 2–4 months.
Foreign owners face no restrictions when reselling to other foreigners or Polish buyers, making transactions straightforward for apartments in established developments. The process involves standard legal procedures without additional bureaucratic barriers.
Well-priced properties in prime Warsaw, Kraków, or Wrocław locations often sell within 60–90 days through proper marketing channels. Properties in premium buildings or sought-after neighborhoods may sell even faster.
Overpriced properties or those in secondary locations can remain on market for 6–12 months or longer. Rural properties or unique assets face significantly longer marketing periods and limited buyer pools.
The transaction process typically takes 30–60 days from offer acceptance to closing, involving property verification, financing arrangements, and notarial procedures. Foreign sellers should budget for legal representation and potential translation costs.
What kinds of neighborhoods in Poland still offer undervalued opportunities for foreign buyers?
Outer districts of major cities and areas with planned infrastructure development offer the best value opportunities for foreign investors.
Warsaw's outer districts like Białołęka, Rembertów, and Ursus provide entry points 30–40% below city center prices while offering good transport connections. Some Praga-Południe areas also present opportunities as the district continues gentrifying.
Kraków's emerging neighborhoods include Podgórze, Czyżyny, and Krowodrza, which offer lower entry costs with strong rental demand from students and tech workers. These areas benefit from proximity to universities and business centers.
Wrocław and Gdańsk suburban locations near public transit or universities represent solid value plays, particularly areas with planned metro extensions or major employer relocations.
Regeneration zones in all major cities offer potential upside, especially neighborhoods with announced infrastructure projects, new shopping centers, or corporate relocations. Areas near planned transport links consistently outperform broader market averages.
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.
Poland remains an attractive property investment destination for foreigners, offering significantly lower prices than Western Europe while providing solid rental yields and good resale liquidity in major cities.
Warsaw leads pricing at 17,000–18,000 PLN per square meter, while secondary cities offer 10–20% savings with higher rental yields reaching 6.5% in Kraków and strong growth potential in emerging neighborhoods.
Sources
- InvestRopa Warsaw Apartment Prices
- Global Property Guide Poland
- TS2 Warsaw Real Estate Report 2025
- InvestRopa Kraków Apartment Prices
- Properstar Warsaw House Prices
- Poland Insight City Prices 2025
- InvestRopa Foreign Ownership Guide
- InvestRopa Poland Rental Yields
- Global Property Guide Rental Yields
- Statista European Apartment Costs