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 property in Warsaw, you're probably wondering what the market actually looks like right now and whether it's a good time to make a move.
We've put together this guide to give you a clear, honest picture of Warsaw's residential real estate market in 2026, with fresh data and practical insights you can actually use.
We constantly update this blog post to reflect the latest housing prices in Warsaw and market conditions, so you're never working with outdated information.
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.
How's the real estate market going in Warsaw in 2026?
What's the average days-on-market in Warsaw in 2026?
As of early 2026, the average days-on-market for a typical apartment in Warsaw sits around 90 to 110 days, though well-priced units near metro stations can sell in as little as 30 to 60 days.
For most standard listings in Warsaw, you can realistically expect properties to stay on the market anywhere from one to four months, with overpriced or less desirable units (like ground-floor flats without elevators) sometimes lingering for six months or more.
Compared to 2023 and 2024, when mortgage rates were higher and buyer confidence was shakier, days-on-market in Warsaw have shortened slightly as financing conditions have improved with the NBP reference rate now at 4.00%.
Are properties selling above or below asking in Warsaw in 2026?
As of early 2026, most residential properties in Warsaw sell below their asking price, with the average transaction closing about 6% to 7% lower than the initial listing price.
Based on NBP data for Warsaw, the vast majority of properties (roughly 80% to 90%) sell at or below asking, while only a small fraction close above the listed price, though we should note this can shift quickly in high-demand micro-locations.
The properties most likely to spark bidding wars and sell above asking in Warsaw are turnkey apartments near metro stations in neighborhoods like Śródmieście, Stary Mokotów, or prime Żoliborz, especially when they're renovated, have good layouts, and are priced slightly below market.
By the way, you will find much more detailed data in our property pack covering the real estate market in Warsaw.
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.
What kinds of residential properties can I realistically buy in Warsaw?
What property types dominate in Warsaw right now?
The Warsaw residential market in 2026 is roughly split between three main property types: post-war apartment blocks (commonly called "wielka płyta") make up around 40% to 50% of listings, newer developer-built apartments from 2000 onward account for about 35% to 45%, and pre-war tenement buildings (kamienice) represent a smaller but notable 10% to 15%.
Apartments are by far the dominant property type in Warsaw, making up well over 90% of all residential transactions in the city.
Apartments became so prevalent in Warsaw because the city grew rapidly after World War II, when mass housing programs prioritized affordable apartment blocks to accommodate a booming urban population, and that pattern continued with modern developers building mid-rise estates to meet ongoing demand.
If you want to know more, you should read our dedicated analyses:
Are new builds widely available in Warsaw right now?
New-build apartments make up a significant share of Warsaw's residential market, estimated at around 30% to 40% of all active listings, making the city one of Poland's deepest markets for brand-new developer projects.
As of early 2026, the highest concentration of new-build developments in Warsaw can be found in districts like Wola (especially around Czyste and Młynów), Bemowo, Białołęka, Ursus, Wilanów, and the outer edges of Mokotów, where developers have been most active over the past decade.
Get fresh and reliable information about the market in Warsaw
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Which neighborhoods are improving fastest in Warsaw in 2026?
Which areas in Warsaw are gentrifying in 2026?
As of early 2026, the Warsaw neighborhoods showing the clearest signs of gentrification include Praga-Północ (especially around the Koneser complex and Ząbkowska street), parts of Praga-Południe (Saska Kępa edges and Grochów), and pockets of Wola like Mirów and Czyste that haven't fully repriced yet.
In these gentrifying areas of Warsaw, you'll notice specific changes like craft coffee shops and coworking spaces opening along Ząbkowska, old industrial buildings being converted into loft apartments near Koneser, and young professionals and artists moving into renovated pre-war buildings that were previously considered rundown.
Over the past two to three years, these gentrifying Warsaw neighborhoods have seen estimated price appreciation of roughly 15% to 25%, with some micro-locations in Praga-Północ outpacing that range as the "left bank spillover" effect continues.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Warsaw.
Where are infrastructure projects boosting demand in Warsaw in 2026?
As of early 2026, the Warsaw areas seeing the strongest infrastructure-driven demand boost include Bemowo (along the new M2 metro extension), parts of Wilanów and southern Mokotów (benefiting from improved tram connections), and neighborhoods near upgraded rail nodes linked to PKP PLK investment plans.
The specific projects driving this demand in Warsaw are the M2 metro western extension to Bemowo (with new stations at Lazurowa, Chrzanów, and Karolin), the tram line to Wilanów that has been operating for about a year now, and ongoing rail infrastructure improvements that are reshaping commute patterns around Warsaw's suburban nodes.
The M2 metro extension to Bemowo is targeted for completion in 2026 according to the City of Warsaw and ZTM updates, while the Wilanów tram is already operational and the rail improvements under PKP PLK's 2026 investment plan are rolling out progressively over the next few years.
In Warsaw, properties near announced transit projects typically see an initial 5% to 10% price bump once plans become official, followed by another 10% to 15% appreciation once construction is complete and the line opens, though the exact impact depends heavily on the specific location and property type.
We have made this infographic to give you a quick and clear snapshot of the property market in Poland. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What do locals and insiders say the market feels like in Warsaw?
Do people think homes are overpriced in Warsaw in 2026?
As of early 2026, the general sentiment among Warsaw locals and market insiders is mixed: many feel that prices are high and stretched, but most stop short of calling it a bubble, especially in prime central locations where supply remains genuinely tight.
When Warsaw residents argue that homes are overpriced, they typically point to the gap between average salaries and apartment prices, noting that a typical 50 square meter flat in a decent neighborhood can cost 15 to 20 times the average annual income, which feels out of reach for many young buyers.
On the other hand, those who believe Warsaw prices are justified argue that the city is Poland's economic engine with the highest salaries, the deepest job market, and persistent demand from internal migration, students, and international companies, which keeps competition for good apartments fierce.
Warsaw's price-to-income ratio is notably higher than the Polish national average and sits among the steepest in Central Europe, though it remains below the levels seen in Western European capitals like Berlin or Vienna.
What are common buyer mistakes people regret in Warsaw right now?
The most frequently cited buyer mistake in Warsaw is failing to thoroughly verify the legal title and ownership structure early in the process, especially with older buildings, housing cooperatives (spółdzielnie), or pre-war kamienice where land share issues and unresolved claims can create serious complications after you've already committed.
The second most common regret Warsaw buyers mention is underestimating the true monthly ownership costs, including HOA fees (czynsz administracyjny), renovation reserve funds, heating expenses, and the additional cost of parking or storage units, which can add 1,000 to 2,000 PLN per month on top of any mortgage payment.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Warsaw.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Warsaw.
Get the full checklist for your due diligence in Warsaw
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in Warsaw in 2026?
Do foreigners face extra challenges in Warsaw right now?
Overall, foreigners face a moderate level of extra difficulty when buying property in Warsaw compared to local Polish buyers, mainly due to administrative requirements and banking hurdles rather than outright legal barriers.
Depending on their nationality and what they're buying, some foreign buyers in Warsaw may need to obtain a permit from the Ministry of the Interior and Administration (MSWiA), particularly when the property includes land or certain legal structures, though EU and EEA citizens are generally exempt for most residential purchases.
Beyond the legal paperwork, foreigners in Warsaw commonly struggle with the fact that most transaction documents, notary proceedings, and bank communications are conducted entirely in Polish, and finding an English-speaking notary or mortgage advisor who truly understands cross-border income documentation can require extra effort and time.
We will tell you more in our blog article about foreigner property ownership in Warsaw.
Do banks lend to foreigners in Warsaw in 2026?
As of early 2026, mortgage financing is available to foreign buyers in Warsaw, but the process is more demanding than for Polish residents, with stricter documentation requirements and often higher down payment expectations.
Foreign buyers in Warsaw can typically expect loan-to-value ratios of around 70% to 80% (meaning a 20% to 30% down payment), with interest rates similar to those offered to Polish borrowers, currently hovering around 7% to 9% depending on the loan structure and bank.
Banks in Warsaw usually require foreign applicants to provide extensive documentation including proof of income translated into Polish, employment contracts or business financials, tax returns from their home country, proof of legal residency or visa status, and sometimes a Polish bank account history, which can make the approval process take several weeks longer than for local buyers.
You can also read our latest update about mortgage and interest rates in Poland.
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.
How risky is buying in Warsaw compared to other nearby markets?
Is Warsaw more volatile than nearby places in 2026?
As of early 2026, Warsaw's property market shows moderate volatility, sitting somewhere between the very stable markets like Vienna or Prague and more swing-prone markets in the region, largely because Polish housing prices tend to move closely with interest rate cycles and credit availability.
Over the past decade, Warsaw has experienced price swings of roughly 30% to 50% peak-to-trough during major cycles, which is more pronounced than Prague (which saw milder corrections) but less extreme than some smaller Polish cities or markets in countries with weaker economic fundamentals.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Warsaw.
Is Warsaw resilient during downturns historically?
Historically, Warsaw has shown stronger resilience during economic downturns compared to most other Polish cities, thanks to its deep job market, large base of international employers, and consistent demand from internal migration and university students.
During the 2008 to 2009 global financial crisis, Warsaw property prices dropped by roughly 10% to 15% from their peak, and the market took about three to four years to fully recover, which was a milder correction than many other European capitals experienced.
The property types and neighborhoods in Warsaw that have historically held value best during downturns include well-located apartments in central districts like Śródmieście, Mokotów, and Żoliborz, particularly units near metro stations with good layouts and strong rental appeal, as these always attract both buyers and tenants even when the broader market cools.
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How strong is rental demand behind the scenes in Warsaw in 2026?
Is long-term rental demand growing in Warsaw in 2026?
As of early 2026, long-term rental demand in Warsaw continues to grow steadily, driven by the city's role as Poland's main economic hub and the ongoing influx of workers, students, and professionals who prefer renting over buying in a high-price environment.
The tenant demographics driving long-term rental demand in Warsaw include young professionals working for multinational corporations and tech companies, university students (Warsaw has over 200,000 students), expats and foreign workers on temporary assignments, and increasingly, young Polish families priced out of the buying market.
The Warsaw neighborhoods with the strongest long-term rental demand right now include Mokotów (especially near metro stations), Wola (popular with young professionals near the new office districts), Śródmieście (central location appeal), and Żoliborz (favored by families and expats seeking a quieter, greener environment).
You might want to check our latest analysis about rental yields in Warsaw.
Is short-term rental demand growing in Warsaw in 2026?
Warsaw currently has relatively light regulation of short-term rentals compared to Western European cities, though there is growing discussion about potential restrictions as the market matures and neighborhood concerns increase in popular tourist areas.
As of early 2026, short-term rental demand in Warsaw is growing, supported by increasing tourism flows and business travel, with EU-wide tourism data showing a continued rebound that benefits Polish destinations.
The average occupancy rate for short-term rentals in Warsaw hovers around 55% to 65% annually, with higher rates during peak seasons, major conferences, and events, though this varies significantly by location and property quality.
The guest demographics driving short-term rental demand in Warsaw include business travelers attending conferences and corporate meetings, European tourists on weekend city breaks, and a growing segment of digital nomads and remote workers who stay for one to three months at a time.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Warsaw.
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 are the realistic short-term and long-term projections for Warsaw in 2026?
What's the 12-month outlook for demand in Warsaw in 2026?
As of early 2026, the 12-month demand outlook for residential property in Warsaw is steady to moderately positive, with improved mortgage affordability (NBP reference rate at 4.00%) supporting buyer interest, though the gap between asking and transaction prices suggests buyers still have negotiating power.
The key factors most likely to influence Warsaw housing demand over the next 12 months include any changes to NBP interest rates, the availability and terms of mortgage credit from Polish banks, employment trends in Warsaw's dominant sectors (tech, finance, shared services), and whether any new government housing support programs are introduced.
Based on current conditions, the forecasted price movement for Warsaw residential property over the next 12 months is roughly 0% to 5% nominal growth, with significant variation by district and property quality.
By the way, we also have an update regarding price forecasts in Poland.
What's the 3 to 5 year outlook for housing in Warsaw in 2026?
As of early 2026, the 3 to 5 year outlook for Warsaw housing is cautiously optimistic, with prices expected to drift upward by roughly 10% to 25% in nominal terms for well-located, liquid properties, driven by income growth, Warsaw's economic magnet effect, and constrained supply in prime areas.
Major development projects expected to shape Warsaw over the next 3 to 5 years include the completion of the M2 metro western extension to Bemowo, the planned M3 metro line (which recently received approval to begin construction), continued densification of Wola and Mokotów, and ongoing rail infrastructure upgrades that will improve suburban connectivity.
The single biggest uncertainty that could alter the 3 to 5 year outlook for Warsaw is a significant shift in interest rates or banking policy, since Warsaw's market is highly sensitive to mortgage affordability, and any sharp tightening could quickly cool both demand and prices.
Are demographics or other trends pushing prices up in Warsaw in 2026?
As of early 2026, demographic trends are a significant upward pressure on Warsaw housing prices, as the city continues to attract net migration from other parts of Poland and abroad, adding roughly 20,000 to 30,000 new residents per year who need somewhere to live.
The specific demographic shifts affecting Warsaw prices most are the ongoing flow of young professionals from smaller Polish cities seeking better job opportunities, international workers and expats joining multinational companies, and students who often stay after graduation, all of which concentrates housing demand in a city that cannot easily expand its prime land supply.
Beyond demographics, non-demographic trends also pushing Warsaw prices include the rise of remote and hybrid work (which has increased demand for larger apartments with home office space), growing interest from domestic investors seeking inflation hedges, and Warsaw's increasing visibility as a regional business hub attracting foreign capital.
These demographic and trend-driven price pressures in Warsaw are expected to continue for at least the next 5 to 10 years, as the city's economic dominance within Poland shows no signs of weakening and the structural undersupply of quality housing in central districts persists.
What scenario would cause a downturn in Warsaw in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Warsaw would be a sharp increase in interest rates combined with banks tightening mortgage lending standards, which would squeeze affordability and reduce the pool of qualified buyers almost immediately.
Early warning signs that such a downturn is beginning in Warsaw would include a noticeable widening of the gap between asking and transaction prices (beyond the current 6% to 7%), a significant increase in average days-on-market, rising inventory levels without corresponding demand, and banks reporting weaker mortgage application volumes in their quarterly surveys.
Based on historical patterns, a potential downturn in Warsaw could realistically see prices decline by 10% to 20% from peak levels, similar to what happened during the 2008 to 2009 period, though the depth would depend heavily on how long tight financing conditions persist and whether employment in Warsaw's key sectors remains stable.
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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 we trust it | How we used it |
|---|---|---|
| National Bank of Poland (NBP) Housing Report | Poland's central bank publishes the country's most authoritative housing price dataset with quarterly updates. | We used it to anchor Warsaw's asking versus transaction price gap and identify cycle signals heading into 2026. We also cross-checked supply trends and rental rate direction with their commentary. |
| NBP Monetary Policy Council | This is the official source for Poland's interest rate decisions, which directly affect mortgage affordability. | We used it to establish the current rate environment (4.00% reference rate) as of January 2026. We then connected rate levels to buyer demand and negotiating power in Warsaw. |
| Statistics Poland (GUS) | GUS is Poland's national statistics office and provides the official data on construction permits, starts, and completions. | We used it to assess the supply pipeline heading into 2026. We compared their construction data with NBP's market commentary for consistency. |
| City of Warsaw Data Dashboard | The city's own data platform provides local and district-level insights that national sources often miss. | We used it to keep the analysis Warsaw-specific rather than just Poland-wide. We cross-checked rent and price patterns by district against market reports. |
| Eurostat House Price Index | Eurostat is the EU's official statistics agency with standardized housing price methodology across all member states. | We used it to compare Poland's housing cycle to neighboring EU markets on a like-for-like basis. We grounded volatility comparisons without relying on marketing claims. |
| Otodom Rental Market Report | Otodom is Poland's largest property portal with transparent, repeatable methodology for tracking listings and responses. | We used it to understand rental demand and supply dynamics behind the scenes. We cross-checked their findings with NBP and City of Warsaw data. |
| Biznes.gov.pl | This is the official Polish government portal explaining procedures for foreigners in plain language. | We used it to map out what foreign buyers need to do and when permits apply. We kept the legal section practical and stress-free based on their guidance. |
| KNF Recommendation S | KNF is Poland's financial supervisor, and their recommendations shape how banks actually underwrite mortgages. | We used it to explain why banks require buffers, documentation, and affordability checks. We interpreted what normal mortgage friction looks like for buyers in 2026. |
| City of Warsaw M2 Metro Project Page | This is the official city source for infrastructure project timelines and progress updates. | We used it to identify demand catalysts tied to new metro stations. We anchored neighborhood uplift predictions with official completion timelines. |
| BIS Residential Property Prices | The Bank for International Settlements provides the global reference for cross-country housing price comparisons. | We used it to compare Poland's housing cycle swings to other countries on a consistent basis. We supported the risk and volatility analysis with their historical data. |
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