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As of June 2025, Warsaw's apartment market shows significant price variations across districts, with central areas commanding premium rates while emerging neighborhoods offer growth potential.
Warsaw apartment prices range from 10,700 PLN per square meter in budget districts like Rembertów to over 22,500 PLN per square meter in prime central locations like Śródmieście. The citywide average sits at approximately 17,695 PLN per square meter, making Warsaw substantially more affordable than Western European capitals while remaining competitive within Central and Eastern Europe.
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Warsaw apartment prices in 2025 average 17,695 PLN per square meter citywide, with premium districts like Śródmieście reaching 22,500 PLN/m² while affordable areas like Rembertów start at 10,700 PLN/m².
Total purchase costs including taxes, notary fees, and agent commissions add approximately 5-6% to the property price, while current mortgage rates range from 7.10% to 8.65%.
| District | Price Range (PLN/m²) | Investment Potential |
|---|---|---|
| Śródmieście | 21,000 - 22,500 | Premium location, stable value |
| Mokotów | 17,500 - 18,500 | High demand, expat favorite |
| Wola | 17,000 - 18,000 | Business district, young professionals |
| Praga-Południe | 14,000 - 15,000 | Gentrification hotspot |
| Białołęka | 11,800 - 12,500 | Affordable, growth potential |
| Rembertów | 10,700 - 11,500 | Budget option, long-term upside |
What type of apartment should you consider—studio, 1-bedroom, or larger units?
Studios and 1-bedroom apartments dominate the Warsaw rental market, especially among young professionals and expats seeking central locations.
Two-bedroom apartments ranging from 50-60 square meters represent the sweet spot for both investors and end-users. These units offer the best balance between affordability and versatility, attracting couples, small families, and professionals who need a home office space.
Larger 3-bedroom apartments are primarily sought after by established families and command premium prices, particularly in family-friendly districts like Mokotów and Wilanów. However, they represent a smaller segment of the market and can be harder to resell or rent quickly.
For investment purposes, 2-bedroom apartments in the 50-60 sqm range provide optimal liquidity and rental demand across different tenant segments.
It's something we develop in our Poland property pack.
Which Warsaw districts offer the best value for your investment?
Śródmieście remains Warsaw's premium district, commanding the highest prices due to its historic significance and central location.
Mokotów attracts expats and tech professionals, driving consistent demand and price appreciation. The district combines residential charm with excellent transport links and proximity to business centers.
Wola has emerged as a business and entertainment hub, particularly popular among young professionals who value modern amenities and nightlife options. Recent infrastructure developments have boosted its appeal significantly.
Praga-Południe represents the best emerging opportunity, undergoing rapid gentrification with new cultural venues and improved infrastructure. Property prices remain relatively affordable compared to established districts.
Białołęka, Ursus, and Rembertów offer the most accessible entry points for budget-conscious investors, with strong long-term growth potential as Warsaw continues expanding outward.
What's your investment strategy—self-use, rental income, or resale profits?
Self-use buyers should prioritize established districts like Śródmieście, Mokotów, or Wola for lifestyle benefits and convenient access to amenities.
Long-term rental investors achieve best returns in Mokotów, Wola, and Praga-Południe, where strong tenant demand from expats and professionals ensures stable occupancy rates and rental growth.
Short-term rental operators targeting tourists should focus on central areas like Śródmieście and Old Town, though regulatory changes may impact profitability in these zones.
Resale-focused investors should consider emerging districts like Praga, Białołęka, and Wola, where infrastructure improvements and urban development drive capital appreciation.
Each strategy requires different approaches to district selection, property type, and financing structure to maximize returns.
What do apartments cost per square meter across Warsaw districts in 2025?
| District | Average Price (PLN/m²) | Price Category |
|---|---|---|
| Śródmieście | 21,000 - 22,500 | Premium |
| Mokotów | 17,500 - 18,500 | High-end |
| Żoliborz | 17,000 - 18,000 | High-end |
| Wola | 17,000 - 18,000 | High-end |
| Ochota | 16,000 - 17,000 | Mid-range |
| Wilanów | 16,000 - 16,500 | Mid-range |
| Ursynów | 15,000 - 15,500 | Mid-range |
| Praga-Południe | 14,000 - 15,000 | Emerging |
| Białołęka | 11,800 - 12,500 | Affordable |
| Rembertów | 10,700 - 11,500 | Budget |
What additional costs should you budget beyond the purchase price?
Purchase tax (PCC) adds 2% of the property value for secondary market transactions, while new builds include 8% or 23% VAT in the advertised price.
Notary fees typically cost around 1% of the purchase price, varying based on transaction complexity and property value. Court registration fees add approximately 450 PLN to the total cost.
Real estate agent commissions range from 2-3% of the property price when using professional services. Translation services for legal documents cost from 150 PLN per hour if required.
Additional administrative and legal costs, including document preparation and VAT, typically add 200-300 PLN to the transaction.
For an 800,000 PLN apartment, total additional costs range from 41,000 to 49,000 PLN, representing 5-6% of the purchase price.
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How have Warsaw apartment prices changed over recent years?
Warsaw apartment prices experienced robust growth over the past five years, with values increasing over 40% since 2020.
The average price per square meter rose from approximately 12,879 PLN in 2023 to the current range of 17,000-18,000 PLN in 2025, representing significant capital appreciation for property owners.
During 2024-2025, Warsaw recorded the lowest annual price increase among major Polish cities at approximately 2%, indicating market stabilization after years of rapid growth.
The national Polish market saw 14.4% growth in 2024 versus 2023, but Warsaw's pace has moderated due to increased supply and market maturity.
This slower growth rate suggests the market is entering a more sustainable phase, with price appreciation likely to align more closely with economic fundamentals going forward.
What price forecasts should investors expect for Warsaw apartments?
Warsaw apartment prices are expected to stabilize through the remainder of 2025, with potential slight corrections in the second half due to increased supply and reduced speculative demand.
Over the next five years, moderate growth is anticipated, particularly in developing districts like Białołęka, Praga, and Ursus, driven by urban expansion and infrastructure improvements.
The 10-year outlook suggests continued appreciation at a slower, more sustainable pace compared to the previous boom years, with periodic market corrections possible.
Emerging districts with ongoing infrastructure development and urban planning initiatives are likely to outperform established premium areas in terms of percentage growth.
It's something we develop in our Poland property pack.
How do Warsaw prices compare with other major European cities?
Warsaw apartment prices remain significantly more affordable than Western European capitals, with average costs of 4,250-4,800 EUR per square meter.
Paris commands 12,000-13,000+ EUR per square meter, making Warsaw roughly three times cheaper than the French capital. Berlin ranges from 6,800-8,000 EUR per square meter, still substantially higher than Warsaw.
Within Central and Eastern Europe, Warsaw prices are competitive with Prague (6,500-7,500 EUR/m²) and notably higher than Budapest (4,500-5,500 EUR/m²).
This positioning makes Warsaw attractive for international investors seeking European exposure at relatively accessible price points while benefiting from Poland's economic growth.
The price gap with Western cities provides potential for convergence over the long term as Poland's economy continues developing.
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 do 50-60 sqm apartments actually cost in different districts?
A 50 square meter apartment in Śródmieście costs approximately 1,075,000 PLN at current market rates of 21,500 PLN per square meter.
In Mokotów or Wola, a 55 square meter apartment typically costs around 990,000 PLN, based on average prices of 18,000 PLN per square meter in these desirable districts.
Praga-Południe offers better value, with a 60 square meter apartment costing approximately 870,000 PLN at 14,500 PLN per square meter, representing significant savings compared to central areas.
Budget-conscious buyers can find 60 square meter apartments in Białołęka for around 720,000 PLN, while Rembertów offers 55 square meter units for approximately 605,000 PLN.
These price examples demonstrate the substantial differences between districts and the importance of location selection in determining total investment requirements.
Which areas are most expensive, emerging, or still affordable in Warsaw?
Śródmieście, Mokotów, Żoliborz, and Wilanów represent Warsaw's most expensive districts, commanding premium prices due to established prestige and central locations.
Wola leads emerging hotspots with its business district development and nightlife appeal, while Praga-Południe benefits from ongoing gentrification and new metro connections improving accessibility.
Mokotów continues attracting tech sector professionals and expats, driving sustained demand and price appreciation in this family-friendly district.
Białołęka, Ursus, Rembertów, and Wawer remain the most affordable options, offering entry-level prices with long-term growth potential as Warsaw expands outward.
These affordable districts benefit from improving infrastructure and urban development plans, making them attractive for first-time buyers and value-focused investors.
What are current mortgage rates and financing options for Warsaw properties?
Current mortgage rates in Warsaw range from 7.10% to 7.94% for 5-year fixed-rate loans, while variable rates span 7.55% to 8.65% based on WIBOR plus lender margins.
Polish banks typically offer loans up to 5.5 times annual net income, with government schemes providing 0% deposit options for first-time buyers within specific price limits.
High interest rates significantly impact monthly payments and overall affordability compared to previous years when rates were substantially lower.
Despite current elevated rates, market expectations suggest potential decreases in 2025-2026 as monetary policy adjusts to economic conditions.
It's something we develop in our Poland property pack.
What's the optimal investment strategy based on your goals in Warsaw?
| Investment Goal | Recommended Districts | Strategic Rationale |
|---|---|---|
| Self-use residence | Śródmieście, Mokotów, Wola | Central location, lifestyle amenities, transport access |
| Long-term rental | Mokotów, Wola, Praga-Południe, Ursynów | Strong tenant demand, stable yields, appreciation potential |
| Short-term rental | Śródmieście, Old Town, Wola | Tourist demand, higher nightly rates, central location |
| Resale investment | Wola, Praga, Białołęka | Capital appreciation potential, emerging areas, liquidity |
| Budget investment | Białołęka, Ursus, Rembertów | Lower entry costs, long-term growth, first-time buyer suitable |
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.
Warsaw's apartment market in 2025 presents diverse opportunities across different price segments and investment strategies.
While premium districts like Śródmieście command top prices, emerging areas like Praga-Południe and affordable districts like Białołęka offer compelling value propositions for different investor profiles.