Authored by the expert who managed and guided the team behind the Poland Property Pack
Yes, the analysis of Warsaw's property market is included in our pack
If you're thinking about buying an apartment in Warsaw, Poland, this article will give you a clear picture of what prices look like right now and what costs you should expect.
We cover everything from average prices per square meter to neighborhood variations, closing costs, and ongoing monthly expenses.
We constantly update this blog post to reflect the latest market data and trends.
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
- Warsaw apartment prices in January 2026 average around 17,000 PLN per square meter citywide, which works out to about $4,670 or €4,040, making the Polish capital significantly more affordable than Western European cities like Berlin or Vienna.
- The gap between listing prices and final transaction prices in Warsaw typically runs 6% to 10%, so buyers should factor in negotiation room when budgeting for their apartment purchase.
- Outer Warsaw districts like Bialoleka and Rembertow offer prices 30% to 40% lower than central Srodmiescie, making them attractive for first-time buyers willing to trade commute time for affordability.
- Foreign buyers face higher down payment expectations from Polish banks, often 20% to 30%, compared to the 10% minimum sometimes available to Polish citizens with strong credit profiles.
- The 2% PCC transfer tax on secondary market apartments is a cost many foreign buyers overlook, potentially adding 14,000 PLN or more on a typical Warsaw apartment purchase.
- Warsaw's property tax is surprisingly low by international standards, capped at about 1.25 PLN per square meter per year, meaning a 50 square meter apartment costs roughly 63 PLN annually in property tax.
- Building maintenance fees (czynsz) in Warsaw vary dramatically from 8 PLN per square meter per month in older buildings to 18 PLN per square meter in newer developments with amenities.
- Heating costs in Warsaw apartments can swing monthly bills by 200 to 400 PLN during winter months, especially in older buildings with less efficient insulation systems.
How much do apartments really cost in Warsaw in 2026?
What's the average and median apartment price in Warsaw in 2026?
As of January 2026, the average apartment price in Warsaw is approximately 850,000 PLN (around $234,000 or €202,000) for a typical 50 square meter unit, while the median price sits slightly lower at about 815,000 PLN ($224,000 or €194,000) because luxury properties pull the average upward.
When looking at price per square meter, Warsaw apartments average around 17,000 PLN per square meter ($4,670 or €4,040 per m², or roughly $434 or €375 per square foot), with the median closer to 16,300 PLN per square meter ($4,480 or €3,870).
The typical price range that covers most standard Warsaw apartments in January 2026 falls between 600,000 PLN and 1,200,000 PLN (roughly $165,000 to $330,000 or €143,000 to €285,000), which represents about 80% of the residential market.
How much is a studio apartment in Warsaw in 2026?
As of January 2026, a typical studio apartment (called "kawalerka" in Polish) in Warsaw costs approximately 460,000 PLN ($126,000 or €109,000), based on the citywide median price per square meter applied to a standard 28 square meter unit.
Entry-level to mid-range studio apartments in Warsaw's outer districts like Bialoleka or Ursus start from around 360,000 PLN ($99,000 or €86,000), while high-end or renovated studios in premium locations like Srodmiescie or Zoliborz can reach 560,000 PLN or higher ($154,000 or €133,000+).
Studio apartments in Warsaw typically range from 25 to 32 square meters, which is standard for this compact apartment type in the Polish capital's housing market.
How much is a one-bedroom apartment in Warsaw in 2026?
As of January 2026, a typical one-bedroom apartment (usually listed as "2 pokoje" or 2 rooms in Polish, meaning bedroom plus living room) in Warsaw costs approximately 650,000 PLN ($179,000 or €154,000) at the citywide median level.
Budget-conscious buyers can find one-bedroom apartments in developing Warsaw districts for 580,000 to 620,000 PLN ($159,000 to $170,000 or €138,000 to €147,000), while newer construction or popular neighborhoods like Mokotow push prices into the 700,000 to 740,000 PLN range ($192,000 to $203,000 or €166,000 to €176,000).
One-bedroom apartments in Warsaw typically measure between 35 and 45 square meters, providing comfortable space for singles or couples in the city.
How much is a two-bedroom apartment in Warsaw in 2026?
As of January 2026, a typical two-bedroom apartment (listed as "3 pokoje" in Polish listings) in Warsaw costs approximately 900,000 PLN ($247,000 or €214,000) based on citywide median pricing for a standard 55 square meter unit.
Two-bedroom apartments in Warsaw's more affordable districts like Targowek or Bialoleka start around 800,000 to 850,000 PLN ($220,000 to $234,000 or €190,000 to €202,000), while newer buildings in high-demand areas like Wola or Praga-Poludnie command 960,000 to 1,020,000 PLN ($264,000 to $280,000 or €228,000 to €242,000).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Warsaw.
How much is a three-bedroom apartment in Warsaw in 2026?
As of January 2026, a typical three-bedroom apartment (listed as "4 pokoje" in Polish) in Warsaw costs approximately 1,300,000 PLN ($357,000 or €309,000) for a standard 80 square meter family-sized unit at citywide median pricing.
Three-bedroom apartments in Warsaw's outer-district value areas like Ursus, Rembertow, or Wesola start around 1,160,000 to 1,240,000 PLN ($319,000 to $341,000 or €276,000 to €295,000), while family-friendly neighborhoods with newer construction like Wilanow or upper Mokotow reach 1,400,000 to 1,480,000 PLN ($385,000 to $407,000 or €333,000 to €352,000).
Three-bedroom apartments in Warsaw typically range from 70 to 90 square meters, offering the space families need in Poland's capital city.
What's the price gap between new and resale apartments in Warsaw in 2026?
As of January 2026, the price gap between new-build and resale apartments in Warsaw runs approximately 5% to 10% when comparing what you see in listings, with new construction typically carrying the premium due to modern specifications and developer margins.
New-build apartments in Warsaw (primary market) currently show average offer prices around 17,500 to 18,500 PLN per square meter ($4,800 to $5,080 or €4,160 to €4,390 per m²), reflecting developer pricing for modern construction with current building standards.
Resale apartments in Warsaw (secondary market) transact at approximately 17,000 PLN per square meter on average ($4,670 or €4,040 per m²), though this includes a wide range of building ages, conditions, and renovation states across the city.
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Can I afford to buy in Warsaw in 2026?
What's the typical total budget (all-in) to buy an apartment in Warsaw in 2026?
As of January 2026, the typical all-in budget to buy a standard apartment in Warsaw ranges from about 690,000 PLN to 960,000 PLN ($190,000 to $264,000 or €164,000 to €228,000) for a one to two-bedroom unit, including all purchase costs beyond the base price.
Beyond the apartment price itself, your Warsaw all-in budget should include 2% PCC transfer tax on resale purchases (waived on new builds), notary fees of about 1% of the price, land and mortgage register fees around 450 to 600 PLN, and potentially real estate agent commissions of 2% to 3% if you use one.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Warsaw property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Warsaw.
What down payment is typical to buy in Warsaw in 2026?
As of January 2026, the typical down payment for buying an apartment in Warsaw is 20% of the purchase price, which works out to approximately 130,000 PLN ($36,000 or €31,000) on a median-priced one-bedroom apartment of 650,000 PLN.
Most Polish banks require a minimum down payment of 10% to 20% under the supervisory framework set by KNF (Polish Financial Supervision Authority), though 10% options often come with stricter conditions or additional insurance requirements.
To secure favorable mortgage terms in Warsaw, including better interest rates and smoother approval, banks generally prefer seeing 20% or more down, and foreign buyers without strong local income documentation should plan for 20% to 30% to improve their chances.
You can also read our latest update about mortgage and interest rates 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.
Which neighborhoods are cheapest or priciest in Warsaw in 2026?
How much does the price per m² for apartments vary by neighborhood in Warsaw in 2026?
As of January 2026, Warsaw apartment prices range from approximately 12,500 PLN per square meter ($3,430 or €2,970) in the most affordable outer districts to over 22,000 PLN per square meter ($6,040 or €5,230) in premium central locations, representing nearly a 2x spread across the city.
The most affordable Warsaw neighborhoods for apartment buyers in January 2026 include Bialoleka, Rembertow, and Wesola, where typical prices run 12,500 to 15,500 PLN per square meter ($3,430 to $4,260 or €2,970 to €3,680), offering value for those willing to accept longer commutes.
The most expensive Warsaw neighborhoods include Srodmiescie (city center) at 20,000 to 28,000 PLN per square meter ($5,490 to $7,690 or €4,750 to €6,650), followed by premium pockets of Zoliborz and close-in Mokotow in the 18,000 to 22,000 PLN range ($4,950 to $6,040 or €4,280 to €5,230).
By the way, we've written a blog article detailing what are the current best areas to invest in property in Warsaw.
What neighborhoods are best for first-time buyers on a budget in Warsaw in 2026?
As of January 2026, the three best Warsaw neighborhoods for first-time buyers on a budget are Bialoleka, Ursus, and Targowek, all offering prices meaningfully below the citywide average with reasonable access to the city center.
In these budget-friendly Warsaw districts, a typical one-bedroom apartment costs 550,000 to 620,000 PLN ($151,000 to $170,000 or €131,000 to €147,000), representing savings of 50,000 to 100,000 PLN compared to mid-market neighborhoods.
These Warsaw districts offer advantages like newer housing developments (especially Bialoleka), improving public transport connections, and access to parks and green spaces that appeal to young families and professionals starting out.
The main trade-off for buying in these budget-friendly Warsaw neighborhoods is longer commute times to the city center (often 40 to 60 minutes by public transport) and fewer dining, entertainment, and cultural amenities compared to central districts.
Which neighborhoods have the fastest-rising apartment prices in Warsaw in 2026?
As of January 2026, the Warsaw neighborhoods with the fastest-rising apartment prices are Wola (particularly near the business district), Praga-Polnoc (select regenerating streets), and Praga-Poludnie (near metro and lifestyle pockets), all benefiting from infrastructure and employment growth.
These fast-appreciating Warsaw districts have seen year-over-year price increases of approximately 5% to 8% in the past 12 months, outpacing the citywide average of roughly 2% to 3% as demand concentrates in areas with strong fundamentals.
The main driver behind rapid price growth in these Warsaw neighborhoods is the combination of major office development (especially in Wola), metro line expansion improving accessibility, and urban regeneration projects transforming formerly industrial or neglected areas into desirable residential zones.
You can also read our latest update about property price forecasts in Warsaw.
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What extra costs will I pay on top of the apartment price in Warsaw in 2026?
What are all the buyer closing costs when you buy an apartment in Warsaw?
The estimated total buyer closing costs for a typical apartment purchase in Warsaw run approximately 30,000 to 55,000 PLN ($8,200 to $15,100 or €7,100 to €13,100) on a median-priced property, depending primarily on whether you buy new or resale.
The main categories of closing costs Warsaw apartment buyers must pay include: PCC transfer tax (2% on resale only), notary fees (tariff-based, roughly 1% of price), land register ownership entry (200 PLN), mortgage registration if financing (200 PLN), and potentially agent commissions (2% to 3% if used).
The largest closing cost for buyers purchasing a resale apartment in Warsaw is typically the 2% PCC transfer tax, which on a 700,000 PLN apartment amounts to 14,000 PLN ($3,850 or €3,330), while new-build buyers avoid this as VAT is already included in the developer price.
Real estate agent commissions are negotiable in Warsaw and not required if you find the property yourself, and notary fees follow a regulated tariff that caps maximum charges based on transaction value.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Warsaw?
The typical percentage Warsaw apartment buyers should budget for closing costs is approximately 4.5% to 6% on resale (secondary market) purchases and 1.5% to 3% on new-build (primary market) purchases.
The realistic low-to-high range that covers most standard Warsaw apartment transactions runs from about 1.5% (new-build with minimal extras) up to 6.5% (resale with agent, full notary services, and translator if needed), with most buyers landing somewhere in between.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Warsaw.
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 are the ongoing monthly and yearly costs of an apartment in Warsaw in 2026?
What are typical HOA fees in Warsaw right now?
In Warsaw, apartment owners pay a monthly administrative charge called "czynsz" to the building or community manager, which functions similarly to HOA fees and typically runs 8 to 18 PLN per square meter per month ($2.20 to $4.95 or €1.90 to €4.28 per m²), covering common area maintenance, building management, and often advances for utilities.
For a typical 50 square meter apartment in Warsaw, monthly czynsz fees range from 400 to 900 PLN ($110 to $247 or €95 to €214), with older simpler buildings at the low end and newer developments with amenities like security, modern elevators, and parking at the higher end.
What utilities should I budget monthly in Warsaw right now?
The estimated total monthly utility cost for a typical apartment in Warsaw is approximately 500 to 800 PLN ($137 to $220 or €119 to €190), though this varies significantly based on apartment size, building efficiency, and seasonal heating demands.
Monthly utility costs in Warsaw can range from 350 to 500 PLN ($96 to $137 or €83 to €119) for an efficient studio or one-bedroom up to 900 to 1,300 PLN ($247 to $357 or €214 to €309) for a larger three-bedroom apartment, especially during winter heating months.
Typical monthly utilities in Warsaw include water and sewage (following MPWiK tariffs), electricity (around 0.91 PLN per kWh), gas if applicable, heating (often district heating billed through czynsz), waste disposal (60 PLN per household through March 2026), and internet (60 to 120 PLN).
Heating is typically the most expensive utility for Warsaw apartment owners, particularly in older buildings with less efficient insulation, and can add 200 to 400 PLN or more to monthly bills during the October to April heating season.
How much is property tax on apartments in Warsaw?
The estimated typical annual property tax for an apartment in Warsaw is approximately 40 to 65 PLN ($11 to $18 or €10 to €15) for a standard 50 square meter unit, which is notably low compared to many countries.
Property tax in Poland is calculated per square meter of the property rather than as a percentage of value, with the national maximum rate for residential buildings set at 1.25 PLN per square meter per year for 2026, and Warsaw municipalities typically charge at or near this cap.
The realistic range of annual property tax in Warsaw runs from about 25 PLN ($7 or €6) for a 25 square meter studio up to around 110 PLN ($30 or €26) for a spacious 90 square meter three-bedroom apartment, making this one of the most affordable property tax environments in Europe.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Warsaw.
What's the yearly building maintenance cost in Warsaw?
The estimated typical yearly building maintenance cost for Warsaw apartment owners runs approximately 1,800 to 5,000 PLN ($495 to $1,370 or €428 to €1,188), primarily paid through the monthly czynsz charges that include a building reserve fund contribution.
Yearly maintenance costs in Warsaw vary significantly based on building age and type, with newer buildings (under 15 years old) typically at the lower end around 1,800 to 3,000 PLN annually, while older buildings requiring more repairs can reach 4,000 to 6,000 PLN or face occasional special assessments.
Building maintenance costs in Warsaw typically cover common area cleaning, elevator maintenance, small repairs, landscaping, security systems, and contributions to a reserve fund for major future repairs like facade work or roof replacement.
In most Warsaw buildings, these maintenance costs are bundled into the monthly czynsz payment rather than billed separately, so owners should review exactly what their czynsz covers when comparing buildings.
How much does home insurance cost in Warsaw?
The estimated typical annual home insurance cost for an apartment in Warsaw is approximately 300 to 600 PLN ($82 to $165 or €71 to €143) for a basic policy covering the structure and standard contents.
Annual home insurance costs in Warsaw range from around 300 PLN ($82 or €71) for minimal coverage on a small apartment up to 1,200 PLN ($330 or €285) or more for comprehensive policies with higher contents coverage, liability protection, and additional riders on larger or premium properties.
Home insurance is not legally mandatory for apartment owners in Warsaw, but it is strongly recommended and typically required by banks if you have a mortgage, making it a practical necessity for most buyers.
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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 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 | Why It's Authoritative | How We Used It |
|---|---|---|
| National Bank of Poland (NBP) Quarterly Reports | Poland's central bank publishes methodical housing market data and long-running price series. | We used it as our anchor source for Warsaw price levels and primary versus secondary market splits. We also used it to validate other private-sector indexes. |
| NBP Q2 2025 Housing Price Report | Official NBP publication summarizing transaction and offer prices across Polish cities. | We used it to ground our January 2026 Warsaw estimates in the latest published NBP data. We treated it as our transaction reality check against listing prices. |
| AMRON-SARFiN Reports | Banking sector system aggregating mortgage and transaction price data used by Polish lenders. | We used it to triangulate transaction prices and lending conditions. We also used it to understand typical buyer financing patterns. |
| Polish Bank Association (ZBP) AMRON-SARFiN Release | Top-tier banking industry institution providing institutional market perspective. | We used it as a second institutional lens alongside NBP for market conditions. We cross-checked that our early 2026 narrative matches banking sector evidence. |
| CBRE Warsaw Living Figures Q3 2025 | Global real estate consultancy with consistent market reporting standards. | We used it for Warsaw new-build offer prices as a complementary viewpoint to NBP transaction data. We quantified what buyers actually see in current listings. |
| Cushman & Wakefield Residential MarketBeat | Major global consultancy providing verifiable market data and analysis for Poland. | We used it to corroborate trend direction and validate our stable prices stance. We also cross-referenced their Otodom-sourced data mentions. |
| KNF Recommendation S | Polish Financial Supervision Authority sets the rules for bank mortgage lending practices. | We used it to justify why 20% down payment is the standard banks prefer. We framed affordability assumptions for foreign buyers facing stricter risk rules. |
| Dentons Poland Real Estate Tax Guide | Major international law firm with guides designed for verification and citation. | We used it to validate PCC versus VAT treatment on new versus resale purchases. We used it as a legal guardrail for our closing cost calculations. |
| Polish National Council of Notaries (KRN) | Official professional body explaining notary roles and fee framework in Poland. | We used it to confirm notary fees are tariff-based and capped by regulation. We explained why notary costs scale with price but have a ceiling. |
| DLA Piper REALWORLD Poland | Top international law firm with cross-border comparable real estate legal guidance. | We used it to corroborate mortgage security and land register registration fees. We used it as another legal cross-check on unavoidable buyer fees. |
| Polish Ministry of Finance PCC Guidance | Government tax authority explaining how transfer tax administration works. | We used it to support how PCC is handled administratively and who files declarations. We paired it with legal sources for practical buyer rate assumptions. |
| MPWiK Warsaw Official Tariffs | Official Warsaw water utility publishing binding tariff decisions for the service area. | We used it to convert utility estimates into verifiable unit costs per cubic meter. We built realistic monthly utility budgets for Warsaw apartments. |
| Zycie Warszawy Waste Fee Explainer | Local newspaper citing actual Warsaw municipal waste fee amounts and validity periods. | We used it for exact monthly waste fees billed through building administrators. We avoided guessing on one of the most common surprise monthly charges. |
| European e-Justice Portal Land Registers | EU portal explaining how Poland's official land and mortgage register system works. | We used it to explain what the land register is and why buyers care about it. We framed due diligence steps important for foreign buyers. |
| Global Property Guide Poland | Respected international property research firm providing cross-country comparable analysis. | We used it to validate market trends and rental yield context. We cross-referenced their price growth estimates with our other sources. |
| Numbeo Warsaw Cost of Living | Crowdsourced cost database with user-reported living expenses across cities. | We used it to sanity-check utility and housing cost ranges against real resident experiences. We validated our monthly budget estimates. |
| GlobalPetrolPrices Poland Electricity | Data aggregator tracking residential electricity rates across countries. | We used it to anchor Warsaw electricity cost estimates at current per-kWh rates. We built utility budgets using verifiable rate data. |
| PolandWeekly Insurance Market Coverage | English-language Polish news source covering residential insurance pricing trends. | We used it to validate home insurance cost ranges for Warsaw apartments. We confirmed that insurance remains affordable relative to property values. |
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.
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