Is it worth it buying property in Warsaw in 2025?

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

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INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Warsaw. If you'd like to learn more about us, you can check our presentation page.

How much do different types of property cost in Warsaw right now, and what are the price forecasts?

Warsaw property prices have stabilized in 2025 after several years of significant growth.

Apartments in Warsaw currently cost around PLN 16,782 per square meter, which equals approximately €3,900 per square meter. Houses are more affordable at PLN 10,457 per square meter (€2,400/m²). The city center commands premium prices, with Śródmieście averaging PLN 21,000-22,500 per square meter.

Mid-range districts like Mokotów, Żoliborz, and Wola cost PLN 17,000-18,500 per square meter. More affordable areas such as Białołęka, Ursus, and Rembertów range from PLN 10,700-12,500 per square meter. Year-on-year price growth reached 8.07% for existing homes and 3.07% for new builds in Q1 2025.

Looking ahead to 2026-2028, experts predict price stabilization or modest increases as supply catches up with demand. Some analysts forecast a minor price dip in late 2025 before returning to steady growth. The market shows signs of maturity with balanced supply and demand dynamics.

It's something we develop in our Poland property pack.

Is it cheaper to rent or buy in Warsaw, and what are the long-term outcomes?

Renting is currently more affordable than buying on a monthly basis in Warsaw's 2025 market.

A 50-square-meter apartment in the city center costs PLN 4,400-4,500 per month to rent. The same property would require higher monthly mortgage payments, especially with current interest rates of 7-8% for 20-year fixed loans. One-bedroom apartments in the center rent for PLN 4,218 monthly, while those outside the center cost PLN 3,345 monthly.

Rental prices have dropped approximately 10% recently due to increased available listings. This makes renting particularly attractive for short-to-medium-term residents. However, buyers face additional costs including property transfer tax (2%), notary fees, and maintenance expenses.

Long-term financial outcomes favor buying if you plan to stay for many years. Property ownership builds equity and hedges against rental inflation. Warsaw's rental yields average 6.8%, making it attractive for property investors. The break-even point typically occurs after 5-7 years of ownership versus renting.

What are the main trends driving Warsaw's real estate market right now?

Warsaw's real estate market in 2025 is characterized by stabilization after rapid growth phases.

The primary trend is price stabilization due to increased supply meeting cautious demand. New developments and listings have surged, particularly in central and suburban areas, easing previous price pressures. Interest rates remain elevated at 7-8%, but expected cuts could boost future demand.

The rental market is cooling as more apartments become available, with rents softening by about 10%. However, rental yields remain strong at 6-7% for well-located properties. Foreign and institutional investment continues flowing into Warsaw, attracted by stable yields and market predictability.

Supply surge represents the most significant current trend. Developers have increased construction activity, creating more inventory across all price segments. This shift from a seller's market to a more balanced environment benefits buyers with more choices and negotiating power.

What steps are involved in buying property in Warsaw as a foreigner?

Foreigners can buy property in Warsaw, but the process varies depending on your nationality.

EU and EEA citizens can freely purchase residential and commercial property without restrictions. Non-EU citizens can buy apartments without land ownership, but purchasing houses or land may require a permit from the Ministry of Interior. The typical buying process involves six main steps.

First, engage a local real estate agent and lawyer familiar with foreign transactions. Second, reserve your chosen property and negotiate terms. Third, conduct thorough due diligence checking ownership, liens, and building status. Fourth, secure financing if needed - mortgage down payments for foreigners typically require 20-30%.

Fifth, sign the notarial deed with all parties present. Sixth, register the purchase and pay required taxes and fees. Key costs include 2% property transfer tax, notary fees, and agent commissions. Legal support is essential for navigating Polish property law and ensuring clear title transfer.

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Where should you look for property listings in Warsaw?

Warsaw property listings are available through multiple channels, each serving different buyer needs.

Real estate agents offer the most comprehensive service, especially for foreign buyers. Leading agencies like Hamilton May, Westate, and Igloo Warsaw specialize in expat transactions and provide English-language support. They handle negotiations, legal coordination, and market guidance throughout the process.

Online platforms dominate the local market. Otodom.pl leads with the largest inventory, followed by Nieruchomosci-online.pl, Adresowo.pl, Domiporta.pl, and Morizon.pl. These Polish-language sites require translation but offer comprehensive listings with detailed photos and specifications.

Major developers like Dom Development, Robyg, Yareal, and Budimex list new builds directly through their websites. International portals including Properstar, Realestate.com.au, and Spotahome aggregate Warsaw listings for international buyers. Combining multiple sources provides the best market overview and property options.

What can you get at different price ranges in Warsaw?

Warsaw's property market offers distinct options across three main price segments.

Which Warsaw neighborhoods offer the best value and lifestyle?

Warsaw's neighborhoods cater to different budgets, lifestyles, and investment strategies.

Śródmieście (city center) offers the most vibrant lifestyle with historic charm, cultural attractions, and excellent amenities, but commands the highest prices at PLN 21,000-22,500 per square meter. Mokotów appeals to families and expats with green spaces, embassy district location, and international schools, though premium areas are expensive.

Wola represents the modern business hub with new developments and corporate offices, making it popular with young professionals. Some areas are still developing infrastructure. Wilanów targets upscale families with luxury new builds and suburban feel, but requires longer commutes to the center.

Praga-Południe offers the best value as an up-and-coming cultural district with improving reputation and affordable prices. Ursynów provides family-friendly living with green spaces and reasonable costs. Białołęka and Ursus offer the most affordable entry points with new developments, while Rembertów provides quiet suburban living at the lowest prices.

It's something we develop in our Poland property pack.

What does the cost of living look like in Warsaw for 2025?

Warsaw's cost of living remains competitive compared to Western European capitals while offering high quality of life.

Monthly living costs excluding rent range from PLN 3,400-4,000 (€800-950) for a single person to PLN 10,000-12,000 (€2,300-2,800) for a family of four. One-bedroom apartments in the center rent for PLN 4,200-4,500, while those outside the center cost PLN 3,300-3,500 monthly.

Utilities for a standard apartment cost PLN 1,300-1,800 per month including heating, electricity, water, and internet. Groceries, public transport, and dining remain affordable compared to Western Europe. Public transport passes cost around PLN 110 monthly, and restaurant meals range from PLN 30-80 depending on the establishment.

Healthcare, both public and private, offers good value. International schooling represents the largest expense for expat families, with annual fees ranging from €8,000-20,000. Overall, Warsaw provides excellent value for money while maintaining European standards of living.

How is life in Warsaw for expats in 2025?

Warsaw offers an excellent expat experience with strong international community and modern amenities.

The city features a vibrant arts, music, and food scene with English widely spoken in business districts and among younger residents. A large expat population ensures good networking opportunities, international schools, and English-language services. The startup and tech scenes are particularly welcoming to international professionals.

Healthcare quality is high with both public and private options available. Public transport is efficient and affordable, connecting all major districts. Infrastructure continues improving with new metro lines, road improvements, and digital services making daily life convenient.

Cultural integration is generally smooth, though bureaucracy can be challenging for property transactions and legal matters. Local legal and agent support proves invaluable for major transactions. The winter climate requires adjustment for those from warmer regions, but the city offers excellent indoor amenities and activities year-round.

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 returns can you expect from long-term rentals in Warsaw?

Warsaw's long-term rental market offers attractive returns for property investors.

Gross rental yields average 6-7% across the city, with higher returns possible for well-located 2-3 bedroom apartments in central or business districts. The best performing areas include Wola (business district), Mokotów (expat area), Praga-Południe (emerging area), and Białołęka (affordable with growing demand).

Primary tenant demographics include young professionals working in Warsaw's growing business sector, international families seeking quality accommodation, and university students attending Warsaw's numerous higher education institutions. Demand remains consistently strong due to the city's economic growth and international business presence.

Two-bedroom apartments in mid-range districts typically generate PLN 4,000-5,500 monthly rent, providing yields of 6-8% depending on purchase price and location. Properties near business districts, universities, or transport hubs command premium rents and maintain lower vacancy rates.

How profitable are short-term rentals compared to long-term lets?

Short-term rentals in Warsaw are permitted but face increasing regulation and competition.

Airbnb and similar platforms operate legally in Warsaw, subject to local building regulations and homeowner association rules. Tourist areas and central districts can generate higher per-night rates, but occupancy varies seasonally and requires active management. Annual yields may exceed long-term rentals in prime locations during peak periods.

Competition has intensified as more property owners enter the short-term market. City authorities may introduce stricter regulations in the future, following trends in other European capitals. Property management becomes more complex with guest turnover, cleaning requirements, and platform compliance.

Long-term rentals generally provide more stable income with less management overhead. Short-term rentals can be profitable in tourist-friendly areas like Śródmieście or near business hotels, but require careful calculation of management costs, vacancy periods, and platform fees against potentially higher gross returns.

Is buying property in Warsaw worth it in 2025?

Buying property in Warsaw in 2025 makes sense for specific buyer profiles and investment strategies.

For residents planning to stay long-term, buying provides protection against rental inflation and builds equity over time. However, high entry costs and current mortgage rates at 7-8% require careful financial planning. The break-even point versus renting typically occurs after 5-7 years of ownership.

For investors, Warsaw offers attractive yields of 6-7% with stable, mature market conditions. Capital appreciation will likely be slower than previous years due to market stabilization, but this reduces risk while maintaining steady returns. The city remains a top destination for both private and institutional investors.

Short-term speculation or property flipping is less attractive now due to stabilizing prices and increased supply. The best scenario involves buying in well-connected, developing districts like Wola, Praga-Południe, or Bemowo for long-term rental or personal use. Focus on properties with good transport links and avoid overpaying in overheated central areas unless seeking luxury for personal enjoyment.

It's something we develop in our Poland property pack.

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.

Sources

1. Global Property Guide - Poland Price History
2. Homely Estates - Warsaw Housing Prices 2025
3. Concierge House - Warsaw Real Estate Prices 2025
4. InvestRopa - Poland Real Estate Market
5. Global Property Guide - Poland Rental Yields
6. Numbeo - Cost of Living in Warsaw
7. Wise - Buying Property in Poland
8. Hamilton May - Warsaw Properties
9. InvestRopa - Warsaw Real Estate Trends
10. Expatistan - Warsaw Cost of Living