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 curious about what it costs to buy a home in Warsaw right now, you're in the right place.
We cover the current housing prices in Warsaw and we constantly update this blog post with the latest data.
Whether you're looking at a studio in the suburbs or a penthouse downtown, we break down the numbers so you know what to expect.
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 apartments in central districts like Śródmieście can cost over PLN 35,000 per square meter, which is nearly three times what you would pay in outer neighborhoods like Białołęka.
- The typical negotiation discount between listing price and final sale price in Warsaw runs around 6%, though well-priced properties in popular areas often sell with smaller discounts.
- Over the past decade, Warsaw housing prices have risen about 115% in nominal terms, but after adjusting for inflation, the real increase is closer to 50%.
- New-build apartments in Warsaw carry a premium of roughly 7% compared to similar resale properties, mainly because of modern energy efficiency, warranties, and updated layouts.
- Small studios and one-bedroom apartments in Warsaw have the highest price per square meter because buyers prize affordability per unit and strong rental demand in central locations.
- Around 82% of the Warsaw residential market consists of apartments, with detached houses and townhouses making up less than 15% of available listings.
- For a budget of $100,000 in Warsaw, you are mostly limited to small studios in outer districts like Białołęka or Targówek, often in older buildings needing some work.
- Expats in Warsaw tend to cluster in Mokotów, Śródmieście, and Wilanów, where prices range from PLN 1.1 million to over PLN 3.5 million for typical family apartments.
What is the average housing price in Warsaw in 2026?
The median housing price is more telling than the average because it represents the true middle of the market, filtering out the effect of a few ultra-expensive properties that can skew the average upward.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources like the National Bank of Poland, CBRE, and Cushman & Wakefield, all of which we manually double-checked.
The median housing price in Warsaw in 2026 is approximately PLN 950,000 (around $237,000 or €218,000) for a typical 55-square-meter apartment. The average housing price in Warsaw in 2026 is approximately PLN 1,080,000 (around $270,000 or €248,000) for a typical 60-square-meter apartment.
The price range for 80% of residential properties in Warsaw in 2026 falls between PLN 507,500 and PLN 1,912,500, which translates to roughly $127,000 to $478,000 or €117,000 to €440,000.
A realistic entry range in Warsaw in 2026 would be PLN 320,000 to PLN 450,000 (around $80,000 to $112,500 or €74,000 to €103,000), which typically gets you a small studio of 25 to 30 square meters in an outer district like Białołęka in an existing building with basic finishes.
A realistic price range for a typical luxury property in Warsaw in 2026 would be PLN 4,500,000 to PLN 9,000,000 (around $1.13 million to $2.25 million or €1.03 million to €2.07 million), which can get you a penthouse of 150 to 200 square meters in Śródmieście or Powiśle with a terrace and private parking.
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, the estimated difference between listing prices and actual sale prices is around 6% lower at closing, with a typical range of 3% to 10%.
This gap exists because sellers often test the market with slightly higher asking prices, especially for renovated units or those with desirable features like a view. The discount tends to be larger for properties that have been listed for a long time or need repairs, while well-located apartments in high demand may sell much closer to asking price.
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What is the price per sq m or per sq ft for properties in Warsaw in 2026?
As of early 2026, the median housing price in Warsaw is approximately PLN 17,250 per square meter (around $4,310 or €3,970 per sqm), which translates to about PLN 1,600 per square foot (around $400 or €370 per sqft). The average housing price in Warsaw in 2026 is approximately PLN 18,000 per square meter (around $4,500 or €4,140 per sqm), or about PLN 1,670 per square foot (around $418 or €385 per sqft).
In Warsaw in 2026, small renovated studios and one-bedroom apartments in inner districts have the highest price per square meter because they offer affordability per ticket and benefit from strong rental demand, while large older family apartments in outer areas have the lowest price per square meter due to fewer buyers who can finance large totals and longer commute times.
In Warsaw in 2026, the highest prices per square meter are found in Śródmieście, Żoliborz, and prime parts of Wilanów, where you can expect to pay PLN 22,000 to PLN 35,000 or more per square meter. The lowest prices are in outer districts like Białołęka, Rembertów, and Wesoła, where prices range from PLN 12,000 to PLN 15,000 per square meter.
How have property prices evolved in Warsaw?
Compared to one year ago, Warsaw housing prices in 2026 have increased by about 2% in nominal terms, though when adjusted for inflation, prices are actually roughly 1% lower in real terms. This modest growth reflects tight mortgage affordability conditions that kept a lid on rapid price increases, even as desirable locations held their value.
Compared to ten years ago, Warsaw housing prices have risen approximately 115% in nominal terms, jumping from around PLN 8,000 per square meter to PLN 17,250 per square meter in 2026. When adjusted for inflation, the real increase is closer to 50%, driven by sustained income growth, strong urban demand, and limited supply in central districts.
By the way, we've written a blog article detailing the latest updates on property price variations in Warsaw.
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.
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 types of properties are available in Warsaw and how do prices vary in 2026?
In Warsaw in 2026, approximately 82% of listings are apartments in blocks or modern condos, around 7% are townhouses, about 6% are detached houses, 3% are micro-studios, and the remaining 2% consists of penthouses, lofts, and boutique conversions, reflecting how Warsaw's housing stock and new development pipeline are heavily focused on apartment construction.
The average price for a studio in Warsaw in 2026 is around PLN 420,000 ($105,000 or €97,000), while a one-bedroom apartment averages PLN 680,000 ($170,000 or €156,000). A two-bedroom apartment, which represents the mainstream median, averages around PLN 950,000 ($238,000 or €218,000), and a three-bedroom family apartment runs about PLN 1,500,000 ($375,000 or €345,000). Terraced houses average PLN 1,800,000 ($450,000 or €414,000), while premium penthouses in central locations can reach PLN 6,500,000 ($1,625,000 or €1,494,000) or more.
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 carry a premium of approximately 7% compared to similar resale properties in the same location.
This premium exists because new buildings typically offer better energy performance, modern layouts, elevators, parking, and developer warranties, while resale properties often require renovation costs that buyers factor into their lower offers.
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How do property prices vary by neighborhood in Warsaw in 2026?
Mokotów is one of the most popular neighborhoods for expats and families in Warsaw, offering a mix of quality apartments, good schools, parks, and solid public transport connections. In January 2026, a typical 60 to 90 square meter renovated apartment in Mokotów costs between PLN 1.2 million and PLN 2.0 million ($300,000 to $500,000 or €276,000 to €460,000).
Śródmieście, including the sought-after Powiśle area, is Warsaw's central district known for walkability, offices, restaurants, and river access. Prices here reflect the prestige, with a typical 40 to 120 square meter apartment costing between PLN 1.4 million and PLN 3.5 million ($350,000 to $875,000 or €322,000 to €805,000) in January 2026.
Wilanów attracts families and expats looking for newer stock and a calmer environment, with some areas having an international community feel. A typical 70 to 110 square meter newer apartment or townhouse in Wilanów costs between PLN 1.1 million and PLN 2.6 million ($275,000 to $650,000 or €253,000 to €598,000) in January 2026.
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:
| Neighborhood | Character | Avg Price Range (PLN / $) | Avg per sqm (PLN / $) | Avg per sqft (PLN / $) |
|---|---|---|---|---|
| Śródmieście | Premium / Walkable | 1.2M - 4.0M / $300k - $1.0M | 22,000 - 35,000 / $5,500 - $8,750 | 2,040 - 3,250 / $510 - $813 |
| Żoliborz | Premium / Leafy | 1.0M - 3.0M / $250k - $750k | 20,000 - 30,000 / $5,000 - $7,500 | 1,860 - 2,790 / $465 - $698 |
| Mokotów | Expat / Family | 0.9M - 2.5M / $225k - $625k | 18,000 - 26,000 / $4,500 - $6,500 | 1,670 - 2,415 / $418 - $604 |
| Wilanów | Family / Newer | 0.85M - 2.6M / $213k - $650k | 17,000 - 26,000 / $4,250 - $6,500 | 1,580 - 2,415 / $395 - $604 |
| Wola | Commute / Modern | 0.75M - 2.2M / $188k - $550k | 16,000 - 24,000 / $4,000 - $6,000 | 1,490 - 2,230 / $372 - $558 |
| Ochota | Commute / Balanced | 0.70M - 2.0M / $175k - $500k | 15,000 - 22,000 / $3,750 - $5,500 | 1,395 - 2,040 / $349 - $510 |
| Ursynów | Family / Green | 0.65M - 1.8M / $163k - $450k | 14,000 - 20,000 / $3,500 - $5,000 | 1,300 - 1,860 / $325 - $465 |
| Praga-Południe | Value / Improving | 0.60M - 1.8M / $150k - $450k | 14,000 - 20,000 / $3,500 - $5,000 | 1,300 - 1,860 / $325 - $465 |
| Praga-Północ | Trendy Pockets | 0.55M - 1.7M / $138k - $425k | 13,000 - 20,000 / $3,250 - $5,000 | 1,210 - 1,860 / $303 - $465 |
| Bemowo | Family / Outer | 0.55M - 1.6M / $138k - $400k | 13,000 - 18,000 / $3,250 - $4,500 | 1,210 - 1,670 / $303 - $418 |
| Targówek | Entry / Outer | 0.45M - 1.3M / $113k - $325k | 12,500 - 17,000 / $3,125 - $4,250 | 1,160 - 1,580 / $290 - $395 |
| Białołęka | Entry / Budget | 0.35M - 1.1M / $88k - $275k | 12,000 - 15,000 / $3,000 - $3,750 | 1,115 - 1,395 / $279 - $349 |
How much more do you pay for properties in Warsaw when you include renovation work, taxes, and fees?
In Warsaw in 2026, you should expect to pay an additional 6% to 10% on top of the purchase price for taxes and fees on a resale property, plus PLN 1,500 to PLN 3,500 per square meter if renovations are needed.
If you buy a property for around $200,000 (PLN 800,000) in Warsaw, you would typically add about PLN 56,000 to PLN 80,000 for taxes and fees, bringing your total to roughly PLN 856,000 to PLN 880,000 ($214,000 to $220,000). If the property needs a full renovation of around 50 square meters, that could add another PLN 75,000 to PLN 175,000, pushing the all-in cost to around PLN 930,000 to PLN 1,055,000 ($233,000 to $264,000).
For a $500,000 property (PLN 2,000,000) in Warsaw, taxes and fees would add approximately PLN 120,000 to PLN 200,000, bringing the total to PLN 2,120,000 to PLN 2,200,000 ($530,000 to $550,000). If renovations are needed on a 75 square meter apartment, expect an additional PLN 112,500 to PLN 262,500, making the all-in cost PLN 2,232,500 to PLN 2,462,500 ($558,000 to $616,000).
For a $1,000,000 property (PLN 4,000,000) in Warsaw, taxes and fees would typically add PLN 240,000 to PLN 400,000, bringing the total to PLN 4,240,000 to PLN 4,400,000 ($1,060,000 to $1,100,000). Many properties at this price point are turnkey and require little to no renovation, but if work is needed on a 120 square meter unit, it could add another PLN 180,000 to PLN 420,000, pushing the all-in cost to PLN 4,420,000 to PLN 4,820,000 ($1,105,000 to $1,205,000).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Warsaw.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Warsaw
| Expense | Type | Estimated Cost Range (PLN / $) |
|---|---|---|
| PCC Transfer Tax | Tax | 0% or 2% of purchase price. This tax typically applies to resale properties where VAT is not charged. For a PLN 1,000,000 property, expect to pay PLN 20,000 ($5,000) if applicable. |
| Notary Fee | Fee | PLN 2,000 to PLN 10,000+ ($500 to $2,500+). Notary fees are capped by government regulation and vary based on property value. The fee includes VAT and the notary handles deed preparation and legal filings. |
| Court and Land Register | Fee | A few hundred PLN ($50 to $150). These are fixed fees for registering the property transfer and mortgage in the official land register. The notary typically collects and submits these on your behalf. |
| Real Estate Agent Fee | Service | 2% to 3% of purchase price. Agent fees vary and are negotiable, but 2% to 3% is common in Warsaw. For a PLN 1,000,000 property, expect PLN 20,000 to PLN 30,000 ($5,000 to $7,500). |
| Full Renovation | Works | PLN 1,500 to PLN 3,500 per sqm ($375 to $875 per sqm). A mid-quality full refresh for a 55 sqm apartment would cost PLN 82,500 to PLN 192,500 ($20,600 to $48,100). Costs depend on materials and scope of work. |
| Furnishing | Optional | PLN 20,000 to PLN 150,000+ ($5,000 to $37,500+). If the property is sold unfurnished, you will need to budget for furniture and appliances. Costs vary widely based on size and quality of furnishings chosen. |
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 (PLN 400,000) in Warsaw in January 2026, you are limited to entry-level options like a 24 to 28 square meter studio in Białołęka in an existing building with basic condition, a 25 square meter studio in Targówek in an older block needing some refresh, or a 20 to 24 square meter micro-unit in outer Bemowo on a lower floor.
With $200,000 (PLN 800,000) in Warsaw, you can find a 40 to 45 square meter one-bedroom apartment in Ursynów in an existing building in decent condition, a small 45 to 50 square meter renovated two-bedroom in Praga-Południe, or a newer 38 to 42 square meter one-bedroom in outer Wola with good commute access.
With $300,000 (PLN 1,200,000) in Warsaw, you can purchase a 55 to 65 square meter two-bedroom apartment in Wola in a newer building close to business districts, a 60 square meter renovated two-bedroom in Mokotów, or a 70 square meter three-bedroom in Ursynów with a family-friendly layout.
With $500,000 (PLN 2,000,000) in Warsaw, you can afford a high-standard 85 to 100 square meter three-bedroom apartment in Mokotów, a renovated 70 to 90 square meter two-bedroom on the edge of Śródmieście, or a 110 to 130 square meter townhouse in the Wilanów area suitable for families.
With $1,000,000 (PLN 4,000,000) in Warsaw, you can buy a large 120 to 160 square meter refurbished apartment in prime Śródmieście or Powiśle, a premium 110 to 140 square meter unit in a boutique Żoliborz building, or a 180 to 250 square meter detached house in Wawer or other outer green zones.
With $2,000,000 (PLN 8,000,000) in Warsaw, you are in the luxury segment and can purchase a 160 to 220 square meter penthouse in prime Śródmieście with terrace and parking, a top-tier 180 to 250 square meter turnkey apartment in Powiśle at an iconic address, or a high-end 300+ square meter newer house in a premium Wilanów pocket with a large garden.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Warsaw.
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 compiles transaction-based housing market statistics across major cities including Warsaw. | We used NBP reports to anchor the difference between asking prices and actual transaction prices. We also relied on their definitions of primary versus secondary markets. |
| NBP Information on Home Prices | This is an official NBP publication describing data sources, concepts, and market mechanisms in Poland. | We used it for definitions of offer versus transaction framing and to understand macro drivers like credit and construction. We then extrapolated those mechanisms to Warsaw as of the first half of 2026. |
| CBRE Warsaw Living Figures Q3 2025 | CBRE is a global real estate consultancy with consistent research methodology and regular market reporting. | We used CBRE as a clean benchmark for primary-market offer prices in Warsaw for new apartments. We bridged from Q3 2025 to January 2026 with a conservative flat-to-slightly-up assumption. |
| Cushman & Wakefield Poland Residential Q3 2025 | Cushman & Wakefield is a major international consultancy and the report references Otodom data and market indicators. | We used this report to sanity-check Warsaw's near-term price trend and year-over-year changes. We ensured our one-year change estimate stayed realistic and close to flat. |
| Otodom Reports | Otodom is Poland's leading housing platform with reporting based on large-scale listing data. | We used Otodom as the backbone for understanding asking price distributions and neighborhood-level realism. We treated listings as offer-side data, not as closed sales. |
| NBP Exchange Rate Archive | This is the central bank's official foreign exchange reference tables for Poland. | We used NBP rates to ground our PLN to USD and EUR conversions around late 2025 levels. We applied a stable early-January-similar-to-late-December assumption for readability. |
| ECB PLN Reference Rate | The European Central Bank provides official reference series for EUR/PLN exchange rates. | We used ECB rates to cross-check that our EUR conversions are consistent with official European references. This serves as our second opinion alongside NBP tables. |
| ECB Data Portal Poland HICP | This is a direct ECB/Eurostat pipeline for comparable inflation data using the Harmonized Index of Consumer Prices. | We used the HICP series to inflation-correct price changes when comparing January 2026 to one year ago and ten years ago. This allowed us to show real versus nominal price changes. |
| Polish National Council of Notaries (KRN) | KRN is the official professional body describing the notary's role and fee regulation framework in Poland. | We used KRN information to support our fees and process section explaining that notaries collect and handle various public fees. We added practical cost ranges using conservative market norms. |
| RSM Poland Real Estate Tax Overview | RSM is a major professional services firm that summarizes Polish tax rules and how they interact. | We used RSM guidance to explain when VAT applies versus when PCC transfer tax applies. We set reasonable tax assumptions for new builds and resales based on this overview. |
| DLA Piper REALWORLD Poland | DLA Piper is a top-tier international law firm summarizing country-specific legal cost frameworks. | We used DLA Piper to confirm that notary tariffs are capped by regulation. We kept our closing cost percentage estimates within a credible legal framework based on their guidance. |
| Dudkowiak & Putyra PCC Guide | This Polish law firm provides clear explanations of the tax on civil law transactions commonly applied to property resales. | We referenced their PCC guidance to confirm the standard 2% rate that applies to most resale transactions. We used this to estimate buyer tax obligations in our cost calculations. |
| Statistics Poland (GUS) | GUS is Poland's official statistical office providing national economic and demographic data. | We used GUS data as background context for understanding Warsaw's population trends and economic drivers. This helped us explain why housing demand has remained strong over the past decade. |
| Eurostat | Eurostat is the European Union's statistical office providing comparable data across EU member states. | We used Eurostat housing price indices as a cross-reference for long-term price trends in Poland. This helped validate our ten-year price change estimates. |
| JLL Poland | JLL is a global real estate services firm with regular residential market reporting in Poland. | We consulted JLL research to validate our understanding of Warsaw's residential market dynamics. We cross-checked their findings with CBRE and Cushman & Wakefield data. |
| Savills Poland | Savills is an international real estate advisor with deep coverage of the Polish residential market. | We used Savills reports as additional validation for luxury market price ranges in Warsaw. We ensured our penthouse and premium apartment estimates aligned with their observations. |
| Colliers Poland | Colliers is a global real estate services company providing market intelligence across Poland. | We reviewed Colliers residential insights to confirm our neighborhood characterizations. We used their analysis to validate which districts are popular with expats and families. |
| Polish Financial Supervision Authority (KNF) | KNF oversees Poland's financial markets including mortgage lending conditions. | We used KNF information to understand how mortgage affordability conditions have affected housing demand. This helped explain why price growth remained modest in the past year. |
| General Office of Building Control (GUNB) | GUNB oversees construction permits and building regulations in Poland. | We used GUNB data to understand new construction activity trends in Warsaw. This helped us explain supply constraints in central districts. |
| City of Warsaw Official Portal | The official city portal provides local government data on urban development and planning. | We consulted city information to understand Warsaw's district structure and development patterns. We used this to accurately characterize each neighborhood in our analysis. |
| Bankier.pl | Bankier.pl is a leading Polish financial news and data portal covering real estate trends. | We monitored Bankier.pl for recent market commentary and price trend reporting. We used this to confirm that our January 2026 estimates reflect current market conditions. |
| Money.pl | Money.pl is a major Polish financial portal providing economic news and real estate market updates. | We reviewed Money.pl coverage for additional context on buyer behavior and market sentiment. We ensured our analysis captured the latest developments in Warsaw's housing market. |
| Rzeczpospolita | Rzeczpospolita is a respected Polish daily newspaper with quality economic and real estate journalism. | We consulted Rzeczpospolita articles for expert commentary on Warsaw's property market. We used their reporting to validate our understanding of market drivers and price expectations. |
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