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
This is a complete, data-backed guide to residential rental yields in Warsaw, covering gross and net returns, the best neighborhoods for investors, property types, and all the costs that eat into your profits.
We break down everything from vacancy rates to property management fees so you know exactly what to expect before buying.
We constantly update this blog post to reflect the latest Warsaw property market conditions.
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's average gross rental yield sits around 5.9% in early 2026, which is notably higher than most Western European capitals like Paris or Berlin where yields often struggle to reach 4%.
- The gap between gross and net yields in Warsaw typically ranges from 1.3 to 2.0 percentage points, meaning a 6% gross often becomes roughly 4.3% net after taxes and costs.
- Praga-Polnoc and Praga-Poludnie can deliver gross yields of 6% to 7% because purchase prices remain 30% to 40% lower than premium districts while rents stay competitive.
- Studios and small one-bedroom apartments in Warsaw consistently produce the highest rent per square meter, often 15% to 20% more than larger units on a per-meter basis.
- Warsaw's vacancy rate for correctly priced mainstream rentals hovers between 3% and 5%, which is tight by European standards and supports stable rental income.
- The new tram line to Wilanow, now operating for over a year, has already improved rental demand in the southern corridor and is expected to support rent growth in 2026.
- Property taxes in Warsaw remain very low for residential apartments, typically representing less than 1% of annual rental income for a standard flat.
- Full-service property management in Warsaw costs between 8% and 12% of monthly rent, plus a leasing fee of 50% to 100% of one month's rent per new tenant.
- The M2 metro extension toward Bemowo is boosting rental demand in western districts like Chrzanow and Lazurowa, where prices have not yet caught up with improved accessibility.
What are the rental yields in Warsaw as of 2026?
What's the average gross rental yield in Warsaw as of 2026?
As of early 2026, the average gross rental yield in Warsaw sits around 5.9%, which means landlords typically collect about 5.9% of their property's purchase price in annual rent before expenses.
That said, most residential properties in Warsaw fall within a realistic range of 5.5% to 6.2% gross, depending on location, unit size, and how well the property is priced at purchase.
Compared to other major European capitals, Warsaw's gross yields remain attractive because cities like Berlin, Paris, or Amsterdam often struggle to reach 4%, making Warsaw a stronger option for income-focused investors.
The single biggest factor shaping Warsaw gross rental yields right now is the relationship between rising purchase prices and rent levels that have grown more slowly, which compresses yields in premium neighborhoods while keeping outer districts more profitable.
What's the average net rental yield in Warsaw as of 2026?
As of early 2026, the average net rental yield in Warsaw lands around 4.3%, which reflects what landlords actually keep after paying property taxes, income tax on rental earnings, maintenance, and management costs.
The typical gap between gross and net yields in Warsaw runs between 1.3 and 2.0 percentage points, so if you're seeing a 6% gross yield, plan for roughly 4% to 4.7% net depending on your expense structure.
The expense that most significantly reduces gross to net yield in Warsaw is income tax on rental earnings, because Poland's lump-sum rental tax (ryczalt) applies at rates up to 12.5% on higher rental income, often taking a bigger bite than property taxes or maintenance combined.
Most standard investment apartments in Warsaw deliver net yields in the 4.0% to 4.6% range, with the spread driven mainly by whether you self-manage or pay for professional property management and how efficiently you handle tenant turnover.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market 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 yield is considered "good" in Warsaw in 2026?
Local investors in Warsaw generally consider a gross rental yield of 6% or higher to be "good," because it signals you bought at a sensible price in a neighborhood with strong tenant demand rather than overpaying for a premium address.
The threshold that separates average-performing properties from high-performers in Warsaw is around 6% gross, with anything above that typically indicating either a well-negotiated purchase or a strategic bet on an up-and-coming district before prices catch up to rents.
How much do yields vary by neighborhood in Warsaw as of 2026?
As of early 2026, gross rental yields in Warsaw can differ by 2 to 3 percentage points between the lowest-yield premium neighborhoods and the highest-yield outer districts, which is a huge gap that can make or break an investment's cash flow.
The neighborhoods that typically deliver the highest rental yields in Warsaw are outer and transitional districts like Praga-Polnoc, Praga-Poludnie, Ursus, and Bialoleka, where purchase prices remain affordable but renter demand stays solid thanks to improving transport links and young professional tenants.
On the other end, the lowest-yield neighborhoods in Warsaw are premium areas like Srodmiescie, Zoliborz, and Wilanow, where purchase prices are so high that even strong rents cannot produce competitive yields, often landing between 3.5% and 4.8% gross.
The main reason yields vary so dramatically across Warsaw neighborhoods is that purchase prices in prestigious districts have outpaced rent growth, while outer districts offer lower entry costs with rents that have not dropped proportionally, creating better rent-to-price math.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Warsaw.
How much do yields vary by property type in Warsaw as of 2026?
As of early 2026, gross rental yields across different property types in Warsaw range from around 4.5% for larger family apartments and houses up to 7% for well-located studios, with the spread driven mainly by how efficiently rent scales with purchase price.
The property type that currently delivers the highest average gross rental yield in Warsaw is studios and small one-bedroom apartments, because they command the highest rent per square meter and attract a deep pool of tenants including students, young professionals, and expats.
Larger family apartments and single-family houses typically deliver the lowest gross yields in Warsaw, because their higher purchase prices do not translate into proportionally higher rents, and they also face narrower tenant pools and longer vacancy periods.
The key reason yields differ between property types in Warsaw is simple math: small units maximize rent per square meter because tenants pay a premium for location and convenience, while large units spread rent across more floor space without a matching price bump.
By the way, you might want to read the following:
What's the typical vacancy rate in Warsaw as of 2026?
As of early 2026, the typical vacancy rate for correctly priced mainstream rental apartments in Warsaw sits between 3% and 5%, which translates to roughly 2 to 3 weeks of vacancy per year for a well-maintained, well-located unit.
Vacancy rates across Warsaw neighborhoods range from near zero in high-demand areas like Wola and Mokotow to 8% or higher for overpriced luxury units or apartments in less accessible locations, so your specific property matters a lot.
The main factor driving vacancy rates up or down in Warsaw right now is pricing accuracy, because the rental market remains structurally tight and well-priced units find tenants quickly, while overpriced listings sit empty for months.
Compared to national and regional averages, Warsaw's vacancy rate is relatively low because the capital attracts a steady flow of workers, students, and expats, creating consistent demand that smaller Polish cities simply cannot match.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Warsaw.
What's the rent-to-price ratio in Warsaw as of 2026?
As of early 2026, the average rent-to-price ratio in Warsaw falls between 0.45% and 0.55% per month, meaning monthly rent typically equals about half a percent of the property's purchase price, which annualizes to roughly 5.5% to 6.6%.
Buy-to-let investors in Warsaw generally consider a rent-to-price ratio above 0.5% per month to be favorable, because that monthly figure multiplied by 12 gives you your approximate gross annual yield, making it a quick way to screen properties.
Warsaw's rent-to-price ratio compares favorably to Western European capitals like London, Paris, or Munich, where ratios often fall below 0.35% monthly, though it trails some higher-yield emerging markets where ratios can exceed 0.7%.
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.
Which neighborhoods and micro-areas in Warsaw give the best yields as of 2026?
Where are the highest-yield areas in Warsaw as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Warsaw are Praga-Polnoc (especially around Stara Praga and Zabkowska), Praga-Poludnie (particularly Grochow near Rondo Wiatraczna), and Ursus, where improving infrastructure meets still-affordable purchase prices.
In these top-performing Warsaw districts, investors can realistically expect gross rental yields in the 6% to 7% range when purchasing at current market prices and renting to the mainstream tenant pool of young professionals and families.
The main characteristic these high-yield Warsaw areas share is a combination of lower purchase prices relative to citywide averages, solid public transport connections, and a growing renter base that values affordability over prestige.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Warsaw.
Where are the lowest-yield areas in Warsaw as of 2026?
As of early 2026, the top three lowest-yield neighborhoods in Warsaw are Srodmiescie (the prime city center), Zoliborz (a leafy, prestigious residential district), and Wilanow (known for upscale new developments and historical prestige).
In these low-yield Warsaw areas, gross rental yields typically fall between 3.5% and 4.8%, which can feel underwhelming for income-focused investors even though rents are high in absolute terms.
The main reason yields are compressed in Srodmiescie, Zoliborz, and Wilanow is that purchase prices have risen much faster than rents, driven by buyer demand for prestige and lifestyle rather than pure investment math.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Warsaw.
Which areas have the lowest vacancy in Warsaw as of 2026?
As of early 2026, the top three neighborhoods with the lowest residential vacancy rates in Warsaw are Wola (especially around the Rondo Daszynskiego business hub), Mokotow (a long-established renter favorite), and Ochota (popular with university students and central workers).
In these low-vacancy Warsaw districts, landlords typically experience vacancy rates between 1% and 3%, meaning properties stay occupied nearly year-round when priced appropriately.
The main demand driver keeping vacancy low in Wola, Mokotow, and Ochota is their combination of strong employment access, excellent public transport, and established renter communities that create a steady flow of tenants looking for units.
The trade-off investors face when targeting these low-vacancy areas is that purchase prices tend to be higher, which compresses gross yields even as occupancy remains rock-solid.
Which areas have the most renter demand in Warsaw right now?
The top three neighborhoods currently experiencing the strongest renter demand in Warsaw are Wola (driven by office growth and central spillover), Mokotow (a lifestyle and commuting favorite), and the Praga districts on the east bank (benefiting from gentrification and better metro connections).
The renter profile driving most of the demand in these areas is young professionals aged 25 to 40, many working in tech, finance, or shared services, plus a growing number of expats and international students seeking well-connected locations.
In high-demand Warsaw neighborhoods like Wola and Mokotow, correctly priced rental listings typically find tenants within 1 to 2 weeks, while units in Praga-Polnoc and Praga-Poludnie move quickly too as the areas gain popularity.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Warsaw.
Which upcoming projects could boost rents and rental yields in Warsaw as of 2026?
As of early 2026, the top three infrastructure projects expected to boost rents in Warsaw are the continuing M2 metro extension toward Bemowo (stations at Karolin, Chrzanow, and Lazurowa), the recently completed tram line to Wilanow now supporting southern corridor rents, and early planning work on the M3 metro line toward the Praga-Goclaw corridor.
The neighborhoods most likely to benefit from these projects are Bemowo and western Warsaw (from M2 expansion), Wilanow and Dolny Mokotow (from the new tram line), and right-bank districts like Praga-Poludnie and Goclaw (from future M3 planning and expectation effects).
Investors in these corridors might realistically expect rent increases of 5% to 15% over the next 2 to 4 years as transport accessibility improves, though the exact timing depends on construction progress and how quickly renter demand shifts.
You'll find our latest property market analysis about Warsaw here.
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What property type should I buy for renting in Warsaw as of 2026?
Between studios and larger units in Warsaw, which performs best in 2026?
As of early 2026, studios and small one-bedroom apartments in Warsaw generally outperform larger units on gross rental yield and occupancy, making them the go-to choice for income-focused investors prioritizing cash flow.
Gross rental yields for Warsaw studios typically range from 6% to 7% (around PLN 2,800 monthly rent, or roughly EUR 650 / USD 700), while two-room apartments yield 5.5% to 6.5% (around PLN 3,500 monthly, or roughly EUR 810 / USD 875), and larger units often fall below 5.5%.
The main factor explaining why studios outperform in Warsaw is that rent per square meter is highest for small units because tenants pay a premium for location and convenience, while larger apartments spread rent across more floor space without a proportional price increase.
That said, two-room apartments can be the better investment choice in Warsaw when targeting families or professional couples who rent longer, turn over less frequently, and provide more stable cash flow with fewer vacancy gaps.
What property types are in most demand in Warsaw as of 2026?
As of early 2026, the most in-demand property type in Warsaw is well-located apartments ranging from studios to two-room units near metro or tram lines, because they match what the largest tenant pool is actively searching for.
Ranked by current tenant demand in Warsaw, the top three property types are: first, compact apartments (studios and one-beds) near transport hubs; second, modern two-room apartments in family-friendly districts like Ursynow and Bemowo; and third, energy-efficient units where tenants appreciate lower heating costs.
The primary demographic driving this demand pattern in Warsaw is young professionals aged 25 to 40 who prioritize commute times, modern amenities, and predictable utility costs over extra space they rarely use.
The property type currently underperforming in demand in Warsaw is large family apartments (four rooms or more) and detached houses in outer suburbs, because their high ticket prices, maintenance costs, and narrower tenant pools make them harder to rent quickly.
What unit size has the best yield per m² in Warsaw as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Warsaw is 25 to 40 square meters, covering efficient studios and compact one-bedroom apartments that maximize rent relative to purchase cost.
For units in this optimal size range, the typical gross rental yield per square meter in Warsaw translates to monthly rents of PLN 70 to 90 per square meter (roughly EUR 16 to 21 or USD 17 to 22), which is significantly higher than larger apartments where rent per meter often drops to PLN 50 to 65.
The main reason smaller or larger units have lower yield per square meter in Warsaw is that very small micro-studios face legal and market limits, while larger apartments attract tenants who expect bulk discounts, meaning landlords cannot charge proportionally more rent for extra space.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable 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 costs cut my net yield in Warsaw as of 2026?
What are typical property taxes and recurring local fees in Warsaw as of 2026?
As of early 2026, the annual property tax (podatek od nieruchomosci) for a typical 50-square-meter rental apartment in Warsaw amounts to roughly PLN 50 to 100 per year (about EUR 12 to 23 or USD 13 to 25), because residential rates are charged per square meter at low municipal levels.
Beyond property tax, Warsaw landlords must also budget for monthly building administration fees (czynsz administracyjny), which typically run PLN 300 to 600 per month (EUR 70 to 140 or USD 75 to 150) depending on building amenities, covering maintenance, repairs fund, and sometimes heating advances.
Together, property taxes and building fees typically represent around 15% to 25% of gross rental income in Warsaw, with the building admin fee being the larger component by far and varying significantly between older blocks and modern developments.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Warsaw.
What insurance, maintenance, and annual repair costs should landlords budget in Warsaw right now?
The estimated annual landlord insurance cost for a typical rental apartment in Warsaw runs around PLN 300 to 600 per year (roughly EUR 70 to 140 or USD 75 to 150), covering basic property and liability protection.
For maintenance and repairs, Warsaw landlords should budget 0.5% to 1.0% of the property's value annually, which for a PLN 700,000 apartment means setting aside PLN 3,500 to 7,000 per year (EUR 810 to 1,620 or USD 875 to 1,750) as a rolling reserve.
The repair expense that most commonly catches Warsaw landlords off guard is heating system or radiator failures during winter, because Poland's cold months put serious strain on older infrastructure and emergency repairs are expensive.
Combined, landlords should realistically budget around PLN 4,000 to 8,000 per year (EUR 920 to 1,850 or USD 1,000 to 2,000) for insurance, maintenance, and repairs on a standard Warsaw rental apartment.
Which utilities do landlords typically pay, and what do they cost in Warsaw right now?
In most Warsaw rental arrangements, tenants pay their own utilities including electricity, internet, and often gas, while landlords cover or pass through the building administration charges that may include heating and water advances.
When landlords do cover utilities directly (common in some all-inclusive rental setups), the estimated monthly cost for a typical Warsaw apartment runs PLN 400 to 700 (EUR 92 to 162 or USD 100 to 175), though this varies significantly with unit size and energy efficiency.
What does full-service property management cost, including leasing, in Warsaw as of 2026?
As of early 2026, full-service property management in Warsaw typically costs between 8% and 12% of monthly rent, meaning a PLN 3,500 monthly rent would incur management fees of PLN 280 to 420 per month (EUR 65 to 97 or USD 70 to 105).
On top of ongoing management, Warsaw property managers typically charge a leasing or tenant-placement fee of 50% to 100% of one month's rent each time a new tenant is found, adding PLN 1,750 to 3,500 (EUR 405 to 810 or USD 440 to 875) per turnover event.
What's a realistic vacancy buffer in Warsaw as of 2026?
As of early 2026, Warsaw landlords should set aside roughly 5% to 8% of annual rental income as a vacancy buffer, which accounts for tenant turnover, the time needed to find new renters, and any minor gaps between leases.
In practice, this vacancy buffer translates to about 2 to 4 weeks of vacancy per year for a well-priced mainstream apartment in Warsaw, though landlords with premium units or those slow to adjust rents may experience longer gaps.
Buying real estate in Warsaw can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
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) | Poland's central bank maintains the country's most trusted official house-price data series. | We used NBP data as our anchor source for Warsaw home-price levels and trends. We cross-checked private-sector price points against their quarterly reports and BaRN database. |
| Cushman & Wakefield Residential MarketBeat | A global real estate consultancy with a formal research function and transparent market reporting on Poland. | We used their Warsaw median rent figures by unit type (studios at PLN 2,800, two-room at PLN 3,500) as our primary rent benchmarks. We converted these into per-square-meter estimates for yield calculations. |
| Cushman & Wakefield Q3 2025 MarketBeat PDF | A fixed, citable quarterly snapshot with specific figures from the same research team. | We used their Warsaw asking price benchmarks (PLN 17,322/m² primary, PLN 18,244/m² secondary) as one leg of our price triangulation. We treated it as a primary source for purchase price estimates. |
| CBRE Warsaw and Poland Living Figures Q3 2025 | CBRE is a major global brokerage and research house with dedicated quick-reference market statistics. | We used their new-build offer price (PLN 18,290/m²) as a second major price checkpoint. We balanced this against Cushman & Wakefield data to avoid over-relying on any single source. |
| City of Warsaw (Warszawa 19115) | The official city service portal that links to binding local tax resolutions. | We used this to ground our property tax assumptions for Warsaw residential properties. We treated the city's resolution link as the source of truth for local tax rates. |
| ELI Official Legal Portal (Monitor Polski 2025) | The official Polish publication channel for legal acts and notices. | We used this to verify national maximum property tax caps for 2026. We confirmed that Warsaw's rates fall within legal limits. |
| PwC Tax Summaries Poland | A widely used professional tax reference maintained by a Big 4 accounting firm. | We used this to verify how Poland treats private rental income under the lump-sum (ryczalt) regime. We avoided relying on informal blog interpretations for tax matters. |
| Poland Insight | A national business news outlet that clearly attributes figures to research and market datasets. | We used this for context on how prices differ across Warsaw districts (premium versus outer areas). We used it to sanity-check neighborhood yield ranges rather than as a primary dataset. |
| City of Warsaw (Wilanow Tram Update) | The official city website reporting on transport infrastructure developments. | We used this to identify infrastructure upgrades supporting rent growth in the southern corridor. We treated it as a key input for projecting which areas may see rent increases. |
| Warsaw Public Transport (WTP) | The official public transport information channel for Warsaw. | We used this to cross-check timing and service impact of the Wilanow tram corridor. We treated it as operational confirmation alongside city press releases. |
| City of Warsaw (M3 Metro Planning) | The city's official statement on major metro planning and timeline. | We used this to identify where future metro work may concentrate renter demand (Praga/Goclaw corridor). We applied it cautiously as a longer-horizon driver rather than an immediate rent boost. |
| Wikipedia (M2 Warsaw Metro) | A navigation summary useful for quickly referencing station names and planned sequencing. | We used this only to list station names and areas in plain language (Karolin, Chrzanow, Lazurowa). We relied on official Polish sources for timing and investment implications. |
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