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
If you are a foreigner looking to buy residential property in Poland, you are entering an EU property market with strong formal safeguards like notaries and land registers, but also very real traps that catch buyers who do not understand the local system.
We constantly update this blog post with the latest information, so you can trust the advice is current and reliable.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Poland.
How risky is buying property in Poland as a foreigner in 2026?
Can foreigners legally own properties in Poland in 2026?
As of early 2026, foreigners can legally own residential property in Poland, but the rules depend on your nationality and what type of property you want to buy.
If you are from an EU, EEA, or Swiss country, you can buy apartments in Poland freely without any permit, which surprises many buyers who read outdated information online suggesting otherwise.
Non-EU foreigners buying standalone houses with land in Poland typically need a permit from the Ministry of Internal Affairs (MSWiA), though apartments in multi-unit buildings are usually exempt from this requirement.
When direct ownership is restricted, some foreigners set up a Polish company to hold the property, but this structure comes with its own costs and compliance requirements that you should discuss with a local lawyer before proceeding.
You can find the exact criteria for permit exemptions on the official Polish government portal, and we recommend checking this before making any deposit.
What buyer rights do foreigners actually have in Poland in 2026?
As of early 2026, foreigners who complete a proper purchase through a notary with a registered title in the land and mortgage register (Ksiega Wieczysta) have essentially the same property rights as Polish citizens.
If a seller breaches your contract in Poland, you can pursue legal action through Polish courts, and your notarized preliminary agreement (umowa przedwstepna) gives you the right to demand the sale be completed or claim damages.
The most common right that foreigners mistakenly assume they have in Poland is automatic protection when signing a simple "reservation agreement" with an agent or developer, which often does not give you the same legal leverage as a notarized preliminary contract.
How strong is contract enforcement in Poland right now?
Contract enforcement in Poland is functional and comparable to other EU countries like Spain or Italy, meaning you can expect courts to uphold valid agreements, but you should also expect the process to take time if disputes go to litigation.
The main weakness foreigners should be aware of in Poland is that court proceedings can be slow, often taking one to three years for civil disputes, which makes prevention through proper documentation much cheaper than winning a lawsuit.
By the way, we detail all the documents you need and what they mean in our property pack covering Poland.
Buying real estate in Poland can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Which scams target foreign buyers in Poland right now?
Are scams against foreigners common in Poland right now?
Scams targeting foreign property buyers in Poland happen often enough that you should assume you will encounter at least one suspicious situation while browsing listings, though most buyers who follow proper verification steps avoid becoming victims.
The type of transaction most frequently targeted by scammers in Poland is online rental and purchase listings where the "seller" requests an advance payment before any in-person viewing or notary verification.
The profile of foreign buyer most commonly targeted in Poland is someone new to the country, not fluent in Polish, and searching urgently for housing through English-language listings or expat-oriented websites.
The single biggest warning sign that a deal may be a scam in Poland is when you are pressured to pay money before you have verified ownership through the official EKW land register and before involving a notary.
What are the top three scams foreigners face in Poland right now?
The top three scams foreigners face when buying property in Poland are the "advance payment before viewing" scam, seller impersonation using fake authority or forged power of attorney, and purchasing property with hidden legal claims or existing occupants registered in the land register.
The most common scam typically unfolds when a scammer posts an attractive listing at a below-market price, claims to be abroad or unavailable for viewings, creates urgency by saying other buyers are interested, and then asks you to wire a "reservation" or deposit to secure the property.
The single most effective protection against all three scams in Poland is to never pay any money until you have personally checked the EKW land register for the property, verified the seller's identity through a notary, and confirmed there are no claims or encumbrances in Sections III and IV of the register.
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 do I verify the seller and ownership in Poland without getting fooled?
How do I confirm the seller is the real owner in Poland?
The standard verification process to confirm the seller is the real owner in Poland involves checking Section II of the Ksiega Wieczysta (land and mortgage register) through the official EKW portal, which shows the registered owner's name.
Foreigners should check the official EKW register at ekw.ms.gov.pl, where you can view any property's legal status for free if you have the register number, and the notary will also verify ownership before finalizing any transaction.
The most common trick fake sellers use to appear legitimate in Poland is presenting themselves as a "representative" or "relative" of the owner with documents that may be forged or outdated, and this happens commonly enough that you should never accept such arrangements without notary verification.
Where do I check liens or mortgages on a property in Poland?
The official registry where you check liens or mortgages on a property in Poland is the Ksiega Wieczysta (land and mortgage register), specifically Section IV for mortgages (hipoteka) and Section III for other claims, restrictions, and encumbrances.
When checking for liens in Poland, you should request or view the full register content, paying special attention to Section III for any ongoing court proceedings, easements, or third-party claims that could affect your ownership rights.
The type of lien or encumbrance most commonly missed by foreign buyers in Poland is entries in Section III that indicate pending legal proceedings, inheritance disputes, or cooperative housing claims that are not immediately obvious to someone unfamiliar with the Polish system.
It's one of the aspects we cover in our our pack about the real estate market in Poland.
How do I spot forged documents in Poland right now?
The most common type of forged document used in property scams in Poland is a fake power of attorney or fabricated ownership certificate, and while sophisticated forgeries are relatively rare in notary-verified transactions, they sometimes happen when buyers skip official channels.
Specific red flags that indicate a document may be forged in Poland include inconsistencies between the document and EKW records, pressure to avoid notary involvement, and any situation where the seller cannot produce originals or refuses to meet at a notary office.
The official verification method you should use to authenticate documents in Poland is to route all transactions through a licensed notary (notariusz) who will verify identity and title, and to independently check the EKW register yourself before paying any money.
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.
What "grey-area" practices should I watch for in Poland?
What hidden costs surprise foreigners when buying a property in Poland?
The three most common hidden costs that foreigners overlook when buying property in Poland are the 2% PCC transfer tax on resale properties (around 20,000 PLN or 4,600 EUR or 5,000 USD on a typical 1 million PLN apartment), notary fees plus VAT (typically 5,000 to 15,000 PLN or 1,150 to 3,450 EUR), and agent commissions that can reach 2 to 3% plus 23% VAT.
The hidden cost most often deliberately concealed by sellers or agents in Poland is the actual level of monthly building maintenance fees (czynsz) or upcoming special assessments for building renovations, and this sometimes happens when agents focus only on the purchase price.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Poland.
Are "cash under the table" requests common in Poland right now?
In mainstream residential transactions in major Polish cities in 2026, "cash under the table" requests are not the norm, but you may still encounter sellers who suggest putting a lower price in the notarial deed to reduce taxes and fees.
The typical reason sellers give for requesting undeclared cash payments in Poland is to reduce the 2% PCC transfer tax and to show a lower capital gain for tax purposes on their side.
The legal risks foreigners face if they agree to an undeclared cash payment in Poland include potential tax fraud liability, difficulty proving what you actually paid if disputes arise later, and complications with mortgage financing since banks base loans on the declared contract value.
Are side agreements used to bypass rules in Poland right now?
Side agreements to bypass official rules sometimes happen in Poland, particularly in the form of weak "reservation agreements" (umowa rezerwacyjna) that take money from buyers without providing the legal protections of a notarized preliminary contract.
The most common type of side agreement used to circumvent regulations in Poland is an informal reservation contract with a developer or agent where you pay a deposit but have limited ability to force the sale or recover your money if the seller backs out.
The legal consequences foreigners face if a side agreement fails in Poland include losing your deposit with no practical recourse, being unable to enforce the purchase, and discovering that your "agreement" has no teeth in court because it was not notarized.
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.
Can I trust real estate agents in Poland in 2026?
Are real estate agents regulated in Poland in 2026?
As of early 2026, real estate agents in Poland operate under light regulation, meaning there is no strict state licensing requirement, so you should not assume that calling someone an "agent" guarantees professional standards.
A legitimate real estate agent in Poland may hold membership in the Polish Real Estate Federation (PFRN) and follow their ethics code, but this is voluntary professional self-regulation rather than mandatory state certification.
Foreigners can verify whether an agent follows professional standards in Poland by asking for their PFRN membership or similar professional association credentials, checking online reviews, and ensuring all fee agreements are in writing before proceeding.
Please note that we have a list of contacts for you in our property pack about Poland.
What agent fee percentage is normal in Poland in 2026?
As of early 2026, the normal agent fee percentage in Poland is typically 2% to 3% of the property price plus 23% VAT, though this can be negotiated depending on the city and property value.
The typical range of agent fee percentages that covers most transactions in Poland spans from 1% to 4%, with lower rates sometimes available for higher-value properties and higher rates common in competitive markets like central Warsaw.
In Poland, who pays the agent fee varies by transaction, and you may find that the buyer pays, the seller pays, or both parties pay separate agents, so you should clarify this in writing before any viewings to avoid surprise costs.
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.
What due diligence actually prevents disasters in Poland?
What structural inspection is standard in Poland right now?
Poland does not have a mandatory "house survey" culture like some countries, so the standard structural inspection is whatever you insist on arranging and paying for yourself before completing the purchase.
A qualified inspector in Poland should check moisture levels, ventilation systems, electrical capacity and safety, plumbing condition, thermal bridges (especially in older buildings), and for houses, the roof structure, foundations, and heating system.
The type of professional qualified to perform structural inspections in Poland is typically a building surveyor (rzeczoznawca budowlany) or a licensed construction engineer, and you should ask for credentials before hiring.
The most common structural issues that inspections reveal in properties in Poland include moisture and damp problems (especially in pre-war buildings and ground-floor apartments), undersized or unsafe electrical installations, and poorly executed renovations that hide underlying problems.
How do I confirm exact boundaries in Poland?
The standard process for confirming exact property boundaries in Poland involves checking the cadastral parcel identifier in your transaction documents and cross-referencing it with official mapping data through the national Geoportal.
The official document that shows the legal boundaries of a property in Poland is the cadastral extract from the Land and Building Register (EGiB), which is maintained at the county (starost) level and can be visualized through Geoportal mapping layers.
The most common boundary dispute that affects foreign buyers in Poland involves discrepancies between what is shown on marketing materials or verbal descriptions and what the cadastral records actually indicate, especially for properties with shared access or unusual plot shapes.
The professional you should hire to physically verify boundaries on the ground in Poland is a licensed surveyor (geodeta), who can mark boundary points and confirm that what you are buying matches the official registry records.
What defects are commonly hidden in Poland right now?
The top three defects that sellers frequently conceal from buyers in Poland are moisture and mold problems (common, especially in older buildings), electrical systems that look modern but are undersized or unsafe (sometimes happens), and noise issues from neighbors, trams, or nightlife that only become apparent after moving in (common in city center locations).
The inspection technique that helps uncover hidden defects in Poland includes using a moisture meter for walls and ceilings, checking electrical panel capacity and wiring age, visiting the property at different times of day to assess noise, and requesting the building's renovation history and planned special assessments from the management.
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 insider lessons do foreigners share after buying in Poland?
What do foreigners say they did wrong in Poland right now?
The most common mistake foreigners say they made when buying property in Poland is trusting the real estate agent as their verifier instead of independently checking the EKW land register and hiring their own lawyer or notary.
The top three regrets foreigners most frequently mention after buying in Poland are paying a reservation deposit before doing proper title checks, not understanding the difference between full ownership (odrebna wlasnosc) and cooperative ownership rights (spoldzielcze wlasnosciowe prawo), and underestimating building-level costs like upcoming renovations or high monthly fees.
The single piece of advice experienced foreign buyers most often give to newcomers in Poland is to always get the Ksiega Wieczysta number early, check it yourself on the official EKW portal, and never pay money before that verification is complete.
The mistake foreigners say cost them the most money or caused the most stress in Poland is skipping the notarized preliminary contract and instead signing a weak reservation agreement that left them with no leverage when problems arose.
What do locals do differently when buying in Poland right now?
The key difference in how locals approach buying property in Poland compared to foreigners is that Polish buyers instinctively ask for the KW (Ksiega Wieczysta) number early in any conversation and check it themselves before getting emotionally invested in a property.
The verification step locals routinely take that foreigners often skip in Poland is checking the building's financial health and planned renovations through the housing cooperative or community management (wspolnota mieszkaniowa), which reveals upcoming special assessments that could add thousands of zloty to your costs.
The local knowledge advantage that helps Polish buyers get better deals is understanding building-era quality differences (pre-war kamienice versus communist-era blocks versus modern developments), knowing which neighborhoods in cities like Warsaw, Krakow, Wroclaw, or Gdansk are gentrifying versus declining, and having networks that surface off-market deals before they hit listing portals.
Don't buy the wrong property, in the wrong area of Poland
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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) | Poland's central bank publishing method-driven market monitoring. | We used it to describe the residential market context in early 2026. We also used it as a triangulation anchor when private-sector reports mention the same trends. |
| Central Statistical Office (GUS) | Poland's official statistics agency for housing price indices. | We used it to ground market commentary in official price-index movements. We avoided market gossip by tying claims to measurable data. |
| Ministry of Internal Affairs (MSWiA) | The competent Polish ministry explaining the permit framework. | We used it to explain when foreigners need a permit. We translated legal rules into practical buyer-facing steps. |
| Ministry of Justice (EKW Portal) | The official government system for land and mortgage registers. | We used it to explain where foreigners should verify title and mortgages. We built our anti-scam checklist around this actual registry. |
| European e-Justice Portal | The EU portal explaining how member-state land registers work. | We used it to corroborate Polish Ministry of Justice guidance. We explained registry concepts for foreigners using this neutral source. |
| Polish National Council of Notaries (KRN) | The national professional body describing how notaries work. | We used it to explain why the notary is your key anti-fraud gatekeeper. We supported the point that notary fees are capped by regulation. |
| Polish Ministry of Finance | Official tax authority guidance for property purchase taxes. | We used it to list the main tax buckets for buyers in Poland. We kept cost guidance aligned with actual Polish tax administration. |
| UOKiK (Consumer Protection Authority) | The central government authority for consumer protection. | We used it to explain buyer recourse if misled by developers. We guided readers toward understanding their rights in housing transactions. |
| Geoportal Poland (EGiB) | The national geoportal for official cadastral and spatial datasets. | We used it to explain how you verify parcel boundaries. We connected map visuals to legal identifiers in contracts. |
| EU Justice Scoreboard 2025 | The EU's comparative measurement of court efficiency indicators. | We used it to discuss contract enforcement objectively. We set realistic expectations on timelines if disputes go to court. |
| Cushman & Wakefield Poland | A major global consultancy with repeatable research publications. | We used it as private-sector triangulation for market direction. We avoided relying on small blogs for macro claims about 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.