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This article explains the current housing prices in Warsaw in 2026, using the latest data we have checked for June 2026.
We keep this Warsaw property price article updated because the market changes with mortgage rates, new supply, and buyer demand.
You will find simple estimates for average prices, price per square meter, districts, taxes, renovation costs, and what different budgets can buy in Warsaw.
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 Warsaw.
Insights
- The average housing price in Warsaw in 2026 is around PLN 940,000, but the median is lower, near PLN 780,000, because expensive central homes pull the average up.
- Warsaw apartment prices in 2026 are not falling, but real growth is weak because inflation absorbs most of the small nominal increase.
- A realistic Warsaw buyer should not use new-build asking prices alone, because closed prices are usually lower than online listings.
- The typical listing-to-closing discount in Warsaw in 2026 is around 6% to 9%, but prime homes in Śródmieście or Powiśle often negotiate less.
- Warsaw’s cheapest normal housing market starts around PLN 380,000 to PLN 580,000, which usually means a small studio in an outer district.
- New apartments in Warsaw often look more expensive than resale homes, but the buyer still needs to add fit-out costs after the purchase.
- For Warsaw buyers, the total cost can rise by 8% to 30% when taxes, fees, furniture, and renovation work are included.
- Śródmieście, Żoliborz, Wola, Mokotów, and Wilanów remain the most expensive Warsaw districts because they combine location, transport, jobs, or family appeal.
- Białołęka, Targówek, Rembertów, Wawer, and Ursus remain the best places to look for lower Warsaw prices per square meter in 2026.
What is the average housing price in Warsaw in 2026?
The median housing price in Warsaw in 2026 is usually more useful than the average because the average is pushed upward by luxury apartments, large homes, and prime central properties.
We are writing this as of 2026, using the latest Warsaw housing data collected from authoritative sources that we manually double checked.
The median housing price in Warsaw in 2026 is about PLN 780,000, or roughly $213,000 and €184,000. The average housing price in Warsaw in 2026 is about PLN 940,000, or roughly $256,000 and €222,000.
For about 80% of normal residential properties in Warsaw in 2026, a realistic price range is PLN 450,000 to PLN 1,800,000, or about $123,000 to $491,000 and €106,000 to €425,000.
A realistic entry range in Warsaw in 2026 is PLN 380,000 to PLN 580,000, or about $104,000 to $158,000 and €90,000 to €137,000, which usually means a 24 to 32 square meter studio in Białołęka, Targówek, Rembertów, or outer Praga-Północ.
A realistic luxury property range in Warsaw in 2026 is PLN 2,200,000 to PLN 6,000,000, or about $600,000 to $1,636,000 and €519,000 to €1,416,000, which can buy a renovated large apartment or penthouse in Śródmieście, Powiśle, Żoliborz, Wilanów, or prime Mokotów.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Warsaw.
Are Warsaw property listing prices close to the actual sale price in 2026?
In Warsaw in 2026, we estimate that actual sale prices are usually 6% to 9% below listing prices, with a central estimate near 7%.
A Warsaw flat listed at PLN 1,000,000 would often close around PLN 910,000 to PLN 940,000, although the best homes in central districts may have less room for negotiation. The gap is widest for overpriced resale units, weaker locations, and apartments that need renovation, because buyers use the future repair cost as a bargaining point.
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What is the price per sq m or per sq ft for properties in Warsaw in 2026?
As of 2026, the median housing price in Warsaw is about PLN 17,250 per square meter, or $4,704 and €4,072, which is about PLN 1,603 per square foot, or $437 and €378. The average housing price in Warsaw is about PLN 18,000 per square meter, or $4,908 and €4,249, which is about PLN 1,672 per square foot, or $456 and €395.
The highest price per square meter in Warsaw in 2026 is usually found in small central apartments, renovated historic homes, and premium new-build units, while the lowest price per square meter is usually found in larger flats, older blocks, and peripheral districts.
The highest Warsaw price per square meter is usually found in Śródmieście, Powiśle, Żoliborz, Wola, Wilanów, and prime Mokotów, with realistic closing ranges often around PLN 18,500 to PLN 26,000+ per square meter. The lowest Warsaw price per square meter is usually found in Białołęka, Wawer, Rembertów, Targówek, Ursus, and parts of Bemowo, with realistic closing ranges often around PLN 12,800 to PLN 15,500 per square meter.
How have property prices evolved in Warsaw?
Compared with one year earlier, Warsaw property prices in June 2026 are about 3.5% higher in nominal terms, moving from roughly PLN 17,400 to PLN 18,000 per square meter. After inflation, the real increase is only about 0.4%, so Warsaw homes became only slightly more expensive in practical terms.
Compared with two years earlier, Warsaw property prices in 2026 are still clearly higher, but the market is calmer than during the fast price jumps of 2023 and 2024. Mortgage affordability stopped getting worse, while supply in the best-connected Warsaw districts remained limited, so prices stayed firm instead of falling.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Poland.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Warsaw.
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How do apartment and house prices vary in Warsaw in 2026?
Warsaw in 2026 is mainly an apartment market: standard flats make up about 62% of residential sales, new-build developer apartments about 18%, premium apartments about 6%, terraced or semi-detached houses about 6%, detached houses about 5%, and older tenement or loft-style apartments about 3%.
A standard apartment in Warsaw in 2026 averages around PLN 850,000, or $232,000 and €201,000, while a new-build apartment averages around PLN 1,050,000, or $286,000 and €248,000. Premium apartments average around PLN 2,900,000, or $791,000 and €685,000, terraced or semi-detached houses around PLN 1,700,000, or $464,000 and €401,000, detached houses around PLN 3,200,000, or $873,000 and €755,000, and older tenement or loft-style apartments around PLN 1,250,000, or $341,000 and €295,000.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Warsaw in 2026?
In Warsaw in 2026, new-build apartments usually show a 10% to 18% premium over comparable resale homes on asking prices, while the premium is often closer to 0% to 8% on final transaction prices.
This difference exists because new Warsaw buildings offer better standards, parking, lifts, and layouts, but many new homes are sold unfinished and still require a fit-out budget after purchase.
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How do property prices vary by neighborhood in Warsaw in 2026?
Mokotów is one of the most popular Warsaw districts for expats, with many 45 to 90 square meter apartments in both older and newer buildings. In 2026, a typical Mokotów property costs about PLN 1.05 million to PLN 1.45 million, or roughly $286,000 to $395,000 and €248,000 to €342,000, because the district offers green areas, offices, and metro access in selected parts.
Wilanów is popular with families because the district has modern apartments, townhouses, and access to international-school demand. In 2026, a typical Wilanów property costs about PLN 1.20 million to PLN 1.90 million, or roughly $327,000 to $518,000 and €283,000 to €449,000.
Śródmieście and Powiśle are among the most expensive Warsaw areas because they offer central living, restaurants, offices, culture, and prestige. In 2026, a typical property in this central market costs about PLN 1.40 million to PLN 3.50 million, or roughly $382,000 to $954,000 and €331,000 to €826,000.
You will find a much more detailed analysis by areas in our property pack about Warsaw. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Warsaw area | Main buyer profile | Typical total price | Typical price per sq m | Typical price per sq ft |
|---|---|---|---|---|
| Śródmieście | Prime and luxury | PLN 950k to PLN 3.5m $259k to $954k |
PLN 22k to PLN 28k $6.0k to $7.6k |
PLN 2,045 to PLN 2,602 $558 to $710 |
| Żoliborz | Premium and leafy | PLN 850k to PLN 2.4m $232k to $654k |
PLN 20k to PLN 25k $5.5k to $6.8k |
PLN 1,858 to PLN 2,323 $507 to $633 |
| Wola | Business and new-build | PLN 800k to PLN 2.2m $218k to $600k |
PLN 19k to PLN 24k $5.2k to $6.5k |
PLN 1,765 to PLN 2,230 $481 to $608 |
| Mokotów | Expat, green, offices | PLN 750k to PLN 2.0m $205k to $545k |
PLN 18k to PLN 23k $4.9k to $6.3k |
PLN 1,672 to PLN 2,137 $456 to $583 |
| Wilanów | Family and international schools | PLN 850k to PLN 2.3m $232k to $627k |
PLN 18k to PLN 22k $4.9k to $6.0k |
PLN 1,672 to PLN 2,044 $456 to $557 |
| Ochota | Central family commute | PLN 700k to PLN 1.7m $191k to $464k |
PLN 17k to PLN 21k $4.6k to $5.7k |
PLN 1,579 to PLN 1,951 $431 to $532 |
| Ursynów | Metro and family | PLN 650k to PLN 1.6m $177k to $436k |
PLN 16k to PLN 20k $4.4k to $5.5k |
PLN 1,486 to PLN 1,858 $405 to $507 |
| Praga-Południe | Value and urban | PLN 580k to PLN 1.45m $158k to $395k |
PLN 15k to PLN 19k $4.1k to $5.2k |
PLN 1,394 to PLN 1,765 $380 to $481 |
| Bielany | Green and family | PLN 580k to PLN 1.4m $158k to $382k |
PLN 15k to PLN 18.5k $4.1k to $5.0k |
PLN 1,394 to PLN 1,719 $380 to $469 |
| Bemowo | First-time buyers | PLN 560k to PLN 1.35m $153k to $368k |
PLN 14.5k to PLN 18k $4.0k to $4.9k |
PLN 1,347 to PLN 1,672 $367 to $456 |
| Targówek | Budget and improving transport | PLN 480k to PLN 1.15m $131k to $314k |
PLN 13.8k to PLN 16.5k $3.8k to $4.5k |
PLN 1,282 to PLN 1,533 $350 to $418 |
| Białołęka | Entry and budget | PLN 400k to PLN 1.05m $109k to $286k |
PLN 12.8k to PLN 15.5k $3.5k to $4.2k |
PLN 1,189 to PLN 1,440 $324 to $393 |
How much more do you pay for properties in Warsaw when you include renovation work, taxes, and fees?
In Warsaw in 2026, the total cost paid by a buyer is often 3% to 6% above the purchase price for a simple resale deal, and 8% to 30% above the purchase price when renovation or fit-out work is included.
If you buy a Warsaw property for around $200,000, or about PLN 733,000, a realistic extra budget is roughly PLN 59,000 to PLN 110,000 for a resale flat with an agent and light work. That means the full cost could land near PLN 792,000 to PLN 843,000, or about $216,000 to $230,000.
If you buy a Warsaw property for around $500,000, or about PLN 1,834,000, a realistic extra budget is roughly PLN 147,000 to PLN 330,000, depending on the agent fee, fit-out, and renovation level. That means the full cost could land near PLN 1,981,000 to PLN 2,164,000, or about $540,000 to $590,000.
If you buy a Warsaw property for around $1,000,000, or about PLN 3,667,000, a realistic extra budget is roughly PLN 220,000 to PLN 733,000 for taxes, fees, and possible upgrades. That means the full cost could land near PLN 3,887,000 to PLN 4,400,000, or about $1,060,000 to $1,200,000.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Poland.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Warsaw
| Extra cost | Type | Typical cost in Warsaw |
|---|---|---|
| PCC on resale property | Tax | The PCC tax is usually 2% of the purchase price on resale property. On a PLN 1 million Warsaw flat, that is PLN 20,000, or about $5,500. This is normally collected by the notary. |
| VAT on new-build property | Tax | VAT is usually already included in the developer price for new apartments. Buyers normally do not add VAT separately after agreeing the price. This makes new-build cost comparisons easier, but fit-out costs still matter. |
| Notary fee plus VAT | Fee | A realistic notary cost in Warsaw is often around PLN 2,000 to PLN 10,000, or about $550 to $2,700. The final amount depends on the purchase price and document complexity. Higher-value deals usually sit toward the top of the range. |
| Land and mortgage register | Fee | Register costs are usually small compared with the purchase price. A normal range is about PLN 200 to PLN 500, or $55 to $136. This is still worth adding to the cash budget. |
| Real estate agent | Fee | Agent fees can range from 0% to 3% plus VAT. Some Warsaw buyers pay no buyer-side agent fee, while others pay a negotiated commission. This can change the final cost by several thousand dollars. |
| Mortgage valuation and bank costs | Finance | Mortgage-related costs often range from PLN 500 to PLN 4,000, or about $136 to $1,091. This can include valuation and bank charges. The amount depends on the lender and loan structure. |
| Light refresh | Renovation | A light refresh in Warsaw often costs around PLN 800 to PLN 1,500 per square meter, or about $218 to $409 per square meter. This may cover paint, small repairs, and simple updates. It does not cover a full rebuild. |
| Standard renovation | Renovation | A standard renovation often costs around PLN 1,800 to PLN 3,500 per square meter, or about $491 to $954 per square meter. This can include kitchens, bathrooms, floors, and electrical updates. Older Warsaw flats can easily fall into this category. |
| Heavy renovation or premium fit-out | Renovation | A heavy renovation or premium fit-out often costs PLN 4,000 to PLN 7,000+ per square meter, or about $1,091 to $1,909+ per square meter. This is common when buyers want high-end finishes. It is also common when an older flat needs major technical work. |
| Furniture and appliances | Fit-out | A realistic Warsaw furniture and appliance budget is often PLN 25,000 to PLN 120,000, or about $6,800 to $32,700. Small flats can be near the low end. Large family or premium apartments can be far higher. |
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 properties can you buy in Warsaw in 2026 with different budgets?
With $100,000, or about PLN 367,000, there is barely a normal Warsaw housing market, but you may find an 18 to 22 square meter micro-studio in Białołęka, a 20 to 24 square meter studio needing refresh in Rembertów, or a very small investment unit in Targówek or outer Praga.
With $200,000, or about PLN 733,000, you may find a 38 to 42 square meter existing one-bedroom apartment in Praga-Południe, a 35 to 40 square meter larger studio or small one-bedroom in Bemowo, or a 32 to 38 square meter new-build compact flat in Białołęka.
With $300,000, or about PLN 1,100,000, you may find a 55 to 62 square meter existing two-bedroom apartment in Mokotów, a 55 to 60 square meter recent or new apartment in Wola, or a 70 to 80 square meter family apartment in Białołęka or Targówek.
With $500,000, or about PLN 1,834,000, you may find an 85 to 100 square meter family apartment in Wilanów, a renovated 75 to 90 square meter premium flat in Mokotów, or a 65 to 80 square meter central apartment in Śródmieście or Powiśle.
With $1,000,000, or about PLN 3,667,000, you may find a 120 to 150 square meter luxury apartment in Śródmieście, a 110 to 140 square meter penthouse-style flat in Wola or Powiśle, or a 220 to 300 square meter large house in Wilanów or Wawer.
With $2,000,000, or about PLN 7,334,000, there is a real Warsaw luxury market, but it is thin and selective. You may find a 180 to 250 square meter prime penthouse in Śródmieście or Powiśle, a 350 to 500 square meter luxury villa in Wilanów, or a large premium apartment with a terrace in Żoliborz or Mokotów.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Poland.
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 Warsaw, 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 and link | Why this source is useful | How we used this source |
|---|---|---|
| Narodowy Bank Polski real estate market reports | NBP is Poland’s central bank, so its housing reports are among the strongest sources for serious market analysis. | We used NBP as the main anchor for Warsaw transaction-price logic. We relied on it more than pure listing websites when estimating realistic buyer prices. |
| NBP exchange rates, table A | NBP is the official source for PLN exchange rates used in Poland. | We used the NBP rates available at the time of writing. We converted PLN into dollars and euros, then rounded amounts for readability. |
| Statistics Poland CPI May 2026 | Statistics Poland is the official national statistics office. | We used the May 2026 CPI estimate to compare nominal and real Warsaw price growth. We used it because the article is written as of June 2026. |
| Statistics Poland residential premises price index Q4 2025 | This official index helps check whether Warsaw’s movement fits the wider Polish housing market. | We used it as a national cross-check. We did not use it alone because it is not a Warsaw-only price table. |
| CBRE Warsaw and Poland Living Figures Q1 2026 | CBRE is a major real estate consultancy with institutional market coverage. | We used CBRE’s Warsaw new-apartment asking price as a fresh private-sector reference. We treated it as an offer-price measure, not as a closed-sale price. |
| JLL residential market in Poland Q1 2026 | JLL tracks developer supply, sales, and residential demand in Poland’s largest markets. | We used JLL to understand why Warsaw prices stayed stable. We used it mainly for supply, sales momentum, and market context. |
| RynekPierwotny.pl price database | RynekPierwotny.pl is a large Polish new-build portal with transparent developer offer data. | We used it to cross-check Warsaw new-build asking prices in May 2026. We did not treat its numbers as final transaction prices. |
| OnGeo Warsaw district price ranking Q1 2026 | OnGeo provides district-level property data that is useful when official public tables are limited. | We used OnGeo for Warsaw district-level price differences. We adjusted asking-price levels downward when making realistic closing-price ranges. |
| Polish tax portal on PCC rates | This is Poland’s official tax portal, so it is the right source for property transaction tax rules. | We used it to confirm the PCC framework for resale property purchases. We included the 2% rate in the buyer-cost section. |
| Polish Ministry of Finance archive on buying-property tax | This official government page explains how real estate purchase tax is collected. | We used it to confirm that the notary collects the tax during the property purchase. We combined it with practical fee estimates for total buying costs. |
| NBP BaRN market database context | BaRN is one of the best-known Polish residential market datasets for price analysis. | We used BaRN-style transaction logic to separate asking prices from realistic sale prices. We used it to keep Warsaw estimates grounded. |
| Statistics Poland broader public data | Statistics Poland publishes official economic and demographic data used to understand housing affordability. | We used it as a background check for inflation and national price context. We avoided using national data as a direct substitute for Warsaw-specific data. |
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