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 real estate market in 2026 is in a unique position: prices remain elevated after years of strong growth, but the pace has slowed and conditions vary widely by city and neighborhood.
In this article, we break down the current housing prices in Poland, explore what kind of properties you can buy, and identify which areas and property types offer the best opportunities.
We constantly update this blog post with fresh data to keep you informed as the market evolves.
And if you're planning to buy a property in Poland, you may want to download our pack covering the real estate market in Poland.
How's the real estate market going in Poland in 2026?
What's the average days-on-market in Poland in 2026?
As of early 2026, the average days-on-market for residential properties in Poland is around 75 days, meaning most apartments take about two and a half months to sell from listing to closing.
However, this average hides a wide range: well-priced apartments in central Warsaw or Kraków can sell in 45 to 60 days, while overpriced units in less connected suburban locations often sit for 90 to 120 days before finding a buyer.
Compared to 2023 and 2024 when demand was surging and properties sold much faster, the Polish market has noticeably cooled down, giving buyers more time to shop around and negotiate without the pressure of rapid bidding wars.
Are properties selling above or below asking in Poland in 2026?
As of early 2026, properties in Poland are selling below asking price on average, with most transactions closing at about 4% to 6% below the original listing price for resale apartments and 2% to 3% below for new developer units.
Roughly 70% to 75% of properties in Poland sell at or below asking price, while only about 25% to 30% of units (typically the best-located, well-priced apartments) attract enough interest to sell at or slightly above the asking price; we are fairly confident in this estimate based on consistent signals from both NBP data and portal analytics.
Bidding wars and above-asking sales are most likely in prime micro-locations like central Warsaw's Śródmieście, Kraków's Kazimierz, and Gdańsk's waterfront districts, as well as for small, well-finished apartments near metro stations or major universities where tenant and buyer demand overlaps.
By the way, you will find much more detailed data in our property pack covering the real estate market in Poland.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Poland. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What kinds of residential properties can I realistically buy in Poland?
What property types dominate in Poland right now?
In Poland's major cities like Warsaw, Kraków, Wrocław, and Gdańsk, the residential market breaks down roughly as follows: about 65% to 70% are apartments in multi-family buildings (both communist-era blocks and modern developments), around 20% to 25% are single-family houses, and the remaining 5% to 10% consists of townhouses, duplexes, and other property types.
Apartments in multi-family buildings represent the largest share of the market in Poland, accounting for most transactions in urban areas where foreigners typically buy.
Apartments became so dominant in Poland because of post-war urbanization policies that emphasized dense housing blocks, combined with limited land availability in city centers and the practical reality that most young Poles and immigrants prefer the convenience of apartment living near jobs and public transport.
If you want to know more, you should read our dedicated analyses:
Are new builds widely available in Poland right now?
New-build properties represent a significant share of available listings in Poland, accounting for roughly 30% to 40% of all residential units on the market in major cities, which means buyers have genuine choice compared to supply-starved markets like Prague or Budapest.
As of early 2026, the neighborhoods with the highest concentration of new-build developments in Poland include Białołęka, Ursus, and Bemowo in Warsaw; Podgórze and Bronowice in Kraków; Nadodrze and Krzyki in Wrocław; and Letnica and Jasień in Gdańsk, all of which have seen intense developer activity over the past few years.
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Which neighborhoods are improving fastest in Poland in 2026?
Which areas in Poland are gentrifying in 2026?
As of early 2026, the top neighborhoods in Poland showing the clearest signs of gentrification include Praga-Północ and Praga-Południe in Warsaw, Podgórze (including the Zabłocie area) in Kraków, Nadodrze in Wrocław, central Śródmieście pockets around Nowe Centrum Łodzi in Łódź, and Letnica in Gdańsk.
The visible changes indicating gentrification in these areas include the conversion of old factory buildings into loft apartments (especially in Zabłocie and Księży Młyn), the opening of specialty coffee shops and co-working spaces where there were none five years ago, and a noticeable shift in the resident profile from older, long-term locals toward young professionals and creative workers.
Price appreciation in these gentrifying neighborhoods has been substantial: over the past two to three years, districts like Praga-Północ and Podgórze have seen prices rise by roughly 25% to 40%, outpacing their respective city averages by 10 to 15 percentage points.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Poland.
Where are infrastructure projects boosting demand in Poland in 2026?
As of early 2026, the top areas in Poland where major infrastructure projects are boosting housing demand include Bemowo, Ursus, and Karolin in Warsaw (due to the M2 metro extension), Gocław and Praga-Południe in Warsaw (due to the planned M3 metro line), the Górka Narodowa corridor in Kraków (due to the new tram line), and the Rail Baltica corridor in northeastern Poland connecting Białystok to Ełk.
The specific infrastructure projects driving demand include the M2 metro extension to Karolin station (completing in 2026), the M3 metro line from Stadion Narodowy to Gocław (construction starting 2028), Kraków's northern tram line expansion, Łódź's Nowe Centrum Łodzi regeneration zone around Łódź Fabryczna station, and the government's record Rail Baltica modernization tender for the Białystok-Ełk rail segment.
The M2 metro extension to Karolin is expected to complete in 2026, the M3 line's first section is targeted for completion around 2032, Kraków's northern tram expansion is already operational and showing strong ridership, and the Rail Baltica northeastern corridor improvements are scheduled across the late 2020s.
In Poland, properties near announced metro or major rail stations typically see a price premium of 5% to 10% upon announcement, rising to 15% to 25% once the infrastructure is completed and operational, based on historical patterns from Warsaw's M1 and M2 lines.
We have made this infographic to give you a quick and clear snapshot of the property market in Poland. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What do locals and insiders say the market feels like in Poland?
Do people think homes are overpriced in Poland in 2026?
As of early 2026, the general sentiment among locals and market insiders in Poland is mixed: many feel that homes are expensive relative to wages, but fewer believe prices are unsustainably overvalued compared to 2023 when panic buying was common.
When arguing that homes are overpriced in Poland, locals typically point to the price-to-income ratio (it now takes roughly 8 to 10 years of average gross salary to buy a typical Warsaw apartment), the fact that mortgage payments can consume 40% to 50% of a dual-income household's budget, and the perception that quality often does not match the price being asked.
Those who believe prices are fair in Poland counter that urban land is genuinely scarce, that construction and labor costs have risen sharply, that demand from internal migration to big cities remains strong, and that compared to Prague or Munich, Polish cities still offer better value per square meter.
The price-to-income ratio in Warsaw (around 9 to 10 years of average salary for a typical apartment) is above the national Polish average (around 6 to 7 years) and higher than most Western European capitals when adjusted for local wages, which explains why affordability concerns are loudest in the capital.
What are common buyer mistakes people regret in Poland right now?
The most frequently cited buyer mistake in Poland is underestimating the total cost of a new-build apartment: many developers deliver units in "developer standard" (unfinished), so buyers end up spending an additional 1,500 to 2,500 PLN per square meter on flooring, bathrooms, kitchen, and painting, often blowing their budget by 15% to 25%.
The second most common regret is buying in a "cheap" outer district without proper public transport access, only to discover that the daily commute of 60 to 90 minutes each way makes the property unlivable for working professionals, and these units are also harder to rent or resell later.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Poland.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Poland.
Get the full checklist for your due diligence in Poland
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in Poland in 2026?
Do foreigners face extra challenges in Poland right now?
The overall difficulty level for foreigners buying property in Poland ranges from "straightforward" for EU and EEA citizens (who face almost no extra hurdles compared to locals) to "moderately challenging" for non-EU citizens (who may need government permits and face stricter bank requirements).
The specific legal restrictions for foreign buyers in Poland are: EU, EEA, and Swiss citizens can buy any residential property without a permit; non-EU citizens generally need a permit from the Ministry of Interior (MSWiA) to buy houses with land, though apartments in buildings are often exempt; and border zone restrictions apply in certain areas regardless of nationality.
Beyond legal requirements, the practical challenges foreigners most commonly face in Poland include navigating the entire process in Polish (most notaries and many agents do not speak fluent English), understanding the "developer standard" finishing system that is unique to Poland, and dealing with banks that require Polish-source income or extensive documentation if your earnings are in a foreign currency.
We will tell you more in our blog article about foreigner property ownership in Poland.
Do banks lend to foreigners in Poland in 2026?
As of early 2026, mortgage financing is available to foreign buyers in Poland, but it is not as easy to obtain as it is for Polish citizens: most major banks like PKO BP, Bank Pekao, mBank, and Santander will consider foreign applicants, though each has specific eligibility criteria.
Foreign buyers in Poland can typically expect loan-to-value ratios of 70% to 80% (meaning a 20% to 30% down payment is required), and interest rates of approximately 6% to 8% depending on the bank and your risk profile, compared to around 7% for Polish residents.
Banks in Poland typically require foreign applicants to provide a valid residence permit (temporary or permanent), proof of stable income (ideally in Polish zloty or a major currency like EUR), a PESEL number (Poland's national ID), 3 to 6 months of income documentation, and often a Polish bank account history; the process usually takes 4 to 8 weeks longer for foreigners than for Polish citizens.
You can also read our latest update about mortgage and interest rates in Poland.
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 risky is buying in Poland compared to other nearby markets?
Is Poland more volatile than nearby places in 2026?
As of early 2026, Poland's residential property market is moderately volatile compared to nearby Central European markets: it is generally more stable than Hungary (which has experienced sharper boom-bust cycles) and similar to Czechia, but less predictable than Germany's more mature markets.
Over the past decade, Poland has experienced price swings of roughly 15% to 20% in boom years (like 2021-2023) and brief periods of stagnation or mild nominal declines, whereas Hungary saw peaks and troughs of 25% or more, and Czechia experienced similar volatility but with tighter supply constraints that limited downside.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Poland.
Is Poland resilient during downturns historically?
Poland's property market has shown reasonable resilience during past economic downturns: even during the 2008-2009 global financial crisis and the 2020 pandemic shock, price drops in major Polish cities were relatively contained compared to places like Spain or Ireland.
During the 2008-2012 period, which was Poland's most significant housing correction in recent memory, prices in Warsaw dropped by roughly 10% to 15% in nominal terms, and recovery to pre-crisis levels took about 3 to 4 years; more recently, the pandemic caused only a brief pause before prices resumed their upward trajectory.
The property types and neighborhoods that have historically held value best during downturns in Poland are small to medium-sized apartments (40 to 60 square meters) in central locations with good public transport access, particularly in established districts like Warsaw's Mokotów, Kraków's Krowodrza, and Wrocław's Stare Miasto, where rental demand provides a floor under prices.
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How strong is rental demand behind the scenes in Poland in 2026?
Is long-term rental demand growing in Poland in 2026?
As of early 2026, long-term rental demand in Poland remains robust but is growing more slowly than in 2022-2023, with annual rent increases now in the 3% to 5% range rather than the double-digit jumps seen during the post-pandemic and Ukrainian refugee surge periods.
The tenant demographics driving long-term rental demand in Poland include young professionals aged 25 to 35 who cannot yet afford to buy, university students (especially in Kraków, Wrocław, and Poznań), expats and remote workers attracted by Poland's relatively low cost of living, and Ukrainian refugees who have settled into longer-term housing arrangements.
The neighborhoods with the strongest long-term rental demand in Poland right now include central Warsaw (Śródmieście, Mokotów, Wola), university-adjacent areas in Kraków (Krowodrza, Grzegórzki), Wrocław's Stare Miasto and Nadodrze, and Gdańsk's Wrzeszcz and Oliwa districts, all of which combine job access, student populations, and lifestyle amenities.
You might want to check our latest analysis about rental yields in Poland.
Is short-term rental demand growing in Poland in 2026?
Regulatory changes affecting short-term rentals in Poland are still relatively light compared to Western Europe: there is no national registration or licensing requirement yet, though individual cities (especially Kraków) are discussing tighter rules, and building HOAs (wspólnoty mieszkaniowe) increasingly ban or restrict Airbnb-style rentals in their bylaws.
As of early 2026, short-term rental demand in Poland is stable to slightly growing, driven primarily by tourist recovery (especially in Kraków and Gdańsk) and business travel to Warsaw, though the explosive growth phase of 2015-2019 has clearly ended.
Current estimated average occupancy rates for short-term rentals in Poland range from 50% to 65% annually in Warsaw (higher for business-friendly locations), 55% to 70% in Kraków (Poland's top tourist destination), and 40% to 55% in Gdańsk (with strong seasonality due to summer beach tourism).
The guest demographics driving short-term rental demand in Poland include European weekend tourists (especially Germans and Brits visiting Kraków), business travelers in Warsaw, digital nomads attracted by Poland's affordable cost of living, and seasonal visitors to the Baltic coast and Tatra Mountains.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Poland.
We made this infographic to show you how property prices in Poland compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What are the realistic short-term and long-term projections for Poland in 2026?
What's the 12-month outlook for demand in Poland in 2026?
As of early 2026, the 12-month demand outlook for residential property in Poland is steady to slightly positive, with most analysts expecting transaction volumes to increase modestly as mortgage affordability improves and buyer confidence stabilizes after the cooling period of late 2024 and 2025.
The key economic and political factors most likely to influence demand in Poland over the next 12 months include the pace of central bank rate cuts (the NBP reference rate is currently 4.00%), wage growth continuing above inflation, the potential launch of a new government housing support program, and any geopolitical developments related to the war in Ukraine that could affect migration patterns or economic sentiment.
The forecasted price movement for Poland over the next 12 months is modest nominal growth of roughly 2% to 5% nationally, with Warsaw and the largest cities likely to see slightly lower appreciation (due to higher price bases) and secondary cities like Łódź and Białystok potentially outperforming due to catch-up dynamics.
By the way, we also have an update regarding price forecasts in Poland.
What's the 3-5 year outlook for housing in Poland in 2026?
As of early 2026, the 3-5 year outlook for housing prices and demand in Poland is moderately positive, with expectations of cumulative price growth of 15% to 30% over five years in major cities, driven by ongoing urbanization, infrastructure completion (especially metro expansions), and Poland's continued economic outperformance relative to the EU average.
The major development projects expected to shape Poland over the next 3-5 years include the completion of Warsaw's M2 metro extension (2026) and construction of the M3 line (starting 2028), the CPK central airport project (though timelines remain uncertain), continued EU-funded regeneration in Łódź and other regional cities, and Rail Baltica improvements in the northeast corridor.
The single biggest uncertainty that could alter the 3-5 year outlook for Poland is the path of interest rates: if global inflation proves stickier than expected and the NBP cannot cut rates further, mortgage affordability will remain constrained and price growth will be limited; conversely, faster rate cuts could reignite demand more quickly than currently anticipated.
Are demographics or other trends pushing prices up in Poland in 2026?
As of early 2026, demographic trends are providing moderate upward pressure on housing prices in Poland, primarily through continued internal migration to major cities and a structural housing deficit that, despite high construction volumes, has not been fully closed.
The specific demographic shifts most affecting prices in Poland include young people moving from smaller towns to Warsaw, Kraków, Wrocław, and Gdańsk for jobs and education, the formation of smaller households (more single-person and couple-only homes), and the long-term integration of several hundred thousand Ukrainian refugees who arrived after 2022 and are now forming stable households.
Beyond demographics, non-demographic trends pushing prices in Poland include the growing preference for energy-efficient apartments (which command a measurable premium), remote work enabling some buyers to consider secondary cities with lower prices, and institutional investor interest in the build-to-rent (PRS) sector, which competes with individual buyers for new-build stock.
These demographic and trend-driven price pressures are expected to continue in Poland for at least the next 5 to 10 years, as urbanization rates remain below Western European levels, housing stock per capita is still catching up, and the energy transition will continue to favor newer, efficient buildings over older stock.
What scenario would cause a downturn in Poland in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Poland would be a sharp reversal in interest rates (for example, if the NBP raised rates back above 6% to combat resurgent inflation), which would immediately hit mortgage affordability and could cause transaction volumes and prices to fall within 6 to 12 months.
Early warning signs that such a downturn is beginning in Poland would include a sustained drop in mortgage applications (tracked by BIK), a rapid increase in listing inventory without corresponding sales, developers offering increasingly aggressive discounts or "free" extras to move units, and a widening gap between asking prices and actual transaction prices.
Based on historical patterns in Poland, a potential downturn could realistically involve nominal price declines of 5% to 15% over 12 to 24 months, with the sharpest falls likely in overbuilt outer suburban districts and the most resilient performance in central, transport-connected locations where rental demand provides a price floor.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Poland, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| National Bank of Poland (NBP) Housing Report Q3 2025 | It's Poland's central bank, and this report is one of the most cited, data-heavy public sources on Polish housing. | We used it to anchor price momentum, demand and supply signals, and the offer-vs-transaction framing. We also used its city segmentation (Warsaw, 6 biggest markets, 10 markets) to avoid "one Poland" averages. |
| NBP Official Interest Rates Table | This is the official source for the policy rate that drives mortgage pricing and buyer affordability. | We used it to explain financing conditions in early 2026 and why momentum can shift quickly when rates move. We used it to set realistic expectations for mortgage costs and demand. |
| Statistics Poland (GUS) | GUS is Poland's official statistics agency, providing authoritative housing price indices and demographic data. | We used it to cross-check the direction of price change against NBP's market monitoring. We used it as the "official stats" triangulation point when discussing volatility and resilience. |
| Eurostat House Price Index (HPI) | Eurostat is the EU's statistical authority and is the cleanest way to compare Poland vs nearby EU markets. | We used it to compare Poland's housing cycle to Czechia, Hungary, Slovakia, and the Baltics on the same methodology. We used it to discuss relative volatility risk across neighbors. |
| BIS Residential Property Prices | BIS is the global standard-setter for cross-country macro data, including property-price series. | We used it to frame "downturn resilience" using a long-run, internationally comparable lens. We used it as a second cross-country check alongside Eurostat. |
| biznes.gov.pl Foreigner Property Guide | It's an official government services portal that summarizes eligibility and the administrative route for foreign buyers. | We used it to clearly separate EEA and Swiss buyers vs non-EEA buyers. We used it to keep the legal explanation low-friction and non-technical. |
| Polish Financial Supervision Authority (KNF) Recommendation S | KNF is the banking regulator, and Recommendation S is the core prudential guidance for mortgage risk. | We used it to explain why banks can be conservative on LTV and DTI and documentation, especially for non-residents. We used it to set expectations on underwriting rather than guessing bank-by-bank rules. |
| BIK (Credit Information Bureau) Market Analyses | BIK is the national credit bureau, so it's a strong proxy for mortgage demand and borrower activity. | We used it to infer whether credit-driven demand is rising or easing heading into 2026. We used it to ground the "banks lending and demand outlook" section in observed application behavior. |
| Otodom Analytics | Otodom is Poland's leading housing portal ecosystem, and Otodom Analytics is its structured market-data product. | We used it to support "market feel" and liquidity proxies like time-to-sell, since these aren't always in official stats. We used it cautiously and triangulated it against NBP and GUS rather than treating it as gospel. |
| Cushman & Wakefield Residential MarketBeat | Cushman & Wakefield is a major international real estate advisory firm with deep Polish market coverage. | We used it to validate construction pipeline data and institutional rental (PRS) trends. We used it as a professional-grade cross-reference for supply and demand dynamics. |
| City of Warsaw Official M3 Announcement | It's the city government describing a major infrastructure plan that affects neighborhood demand. | We used it to identify which districts are likely to benefit from future transit access. We used it as an "infrastructure tailwind" input when naming neighborhoods. |
| Łódź City Revitalization Portal (Nowe Centrum Łodzi) | It's an official city program page describing the scope and intent of a flagship regeneration area. | We used it to justify why central Łódź pockets can "re-rate" faster than the national average. We used it to name specific neighborhoods tied to regeneration rather than vague "up-and-coming" claims. |