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
Warsaw is a market where the real scam risk is not about someone stealing your wallet, but about you buying the wrong legal object or signing away your leverage in a poorly written contract.
We constantly update this blog post to reflect the latest regulations and market conditions in Warsaw.
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 risky is buying property in Warsaw as a foreigner in 2026?
Can foreigners legally own properties in Warsaw in 2026?
As of early 2026, foreigners can legally own residential property in Warsaw, though the rules depend on your nationality and whether the property includes land ownership. EU, EEA, and Swiss citizens have the same property purchasing rights as Polish citizens, meaning they can buy apartments, houses, and land in Warsaw without any special permits. For non-EU buyers, apartments (separate ownership units) typically do not require a permit, but purchasing houses or plots with land may require authorization from Poland's Ministry of Interior and Administration.
The most common structure foreigners use in Warsaw is simply buying an apartment outright, which is the easiest path since standalone apartments do not involve direct land ownership and therefore bypass permit requirements for most non-EU buyers. When direct ownership is restricted, some foreign buyers set up a Polish company to hold the property, though this adds administrative complexity and is mainly used for commercial investments rather than personal residences.
One Warsaw-specific nuance is that many apartment purchases include a share in the building's land (called "udzial w gruncie"), which does not automatically trigger permit requirements but should be verified by your notary before signing anything.
What buyer rights do foreigners actually have in Warsaw in 2026?
As of early 2026, once you legally purchase property in Warsaw, your ownership rights are identical to those of a Polish citizen, meaning full rights to use, sell, rent, or bequeath the property. The key mechanism that protects your rights in Warsaw is the Land and Mortgage Register (ksiega wieczysta), where your ownership is officially recorded and made publicly verifiable. If a seller breaches a contract in Warsaw, you can pursue legal remedies through Polish courts, including specific performance or damages, though the process typically takes many months due to court backlogs.
The most common buyer right that foreigners mistakenly assume they have in Warsaw is immediate protection upon signing a preliminary agreement. In reality, your strongest legal protection only kicks in once the notarial deed is signed and your name is entered into the Land and Mortgage Register, so everything before that step carries more risk than many buyers realize.
How strong is contract enforcement in Warsaw right now?
Contract enforcement for real estate transactions in Warsaw is structured and rule-of-law based, but significantly slower than in countries like Germany or the UK. The World Bank's last standardized benchmark estimated around 685 days to enforce a commercial contract in Poland's court system, with costs around 19% of the claim value, which means if something goes wrong in Warsaw, you should plan for months or years of resolution rather than weeks.
The main weakness foreigners should be aware of in Warsaw is simply the time factor: courts are backlogged, and even clear-cut cases can drag on, which is why prevention through proper verification and clean contracts matters far more than hoping to litigate your way out of problems.
By the way, we detail all the documents you need and what they mean in our property pack covering Warsaw.
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.
Which scams target foreign buyers in Warsaw right now?
Are scams against foreigners common in Warsaw right now?
Real estate scams targeting foreigners in Warsaw are not everyday occurrences, but they happen often enough that anyone buying should be cautious, especially because foreigners are disproportionately targeted due to language barriers and unfamiliarity with local processes. The type of property transaction most frequently targeted in Warsaw is the fast-moving reservation or deposit phase, where scammers exploit the urgency of competitive listings to extract money before proper verification happens.
The profile of foreign buyer most commonly targeted in Warsaw is someone who does not speak Polish, is eager to close quickly, and relies heavily on English-friendly intermediaries without independent verification. The single biggest warning sign that a deal may be a scam in Warsaw is pressure to pay any money before you have seen the Land and Mortgage Register (KW) number and verified ownership yourself.
What are the top three scams foreigners face in Warsaw right now?
The top three scams foreigners most commonly face when buying property in Warsaw are: first, "reservation fee" traps where you pay a supposedly refundable deposit that quietly becomes non-refundable; second, wrong seller authority scams involving questionable powers of attorney or hidden co-owners; and third, developer contract traps where clauses allow the builder to shift timelines or specifications while limiting your exit rights.
The most common scam in Warsaw typically unfolds like this: you find an attractive listing, an English-speaking intermediary pressures you to pay a "reservation fee" quickly to "block" the property, the contract contains fine print making the fee non-refundable unless you meet impossible conditions, and by the time you realize the problem, your money is gone. The single most effective way to protect yourself from each of these three scams in Warsaw is to demand the Land and Mortgage Register number before paying anything, have any contract reviewed by an independent Polish lawyer before signing, and never let urgency override verification.
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 do I verify the seller and ownership in Warsaw without getting fooled?
How do I confirm the seller is the real owner in Warsaw?
The standard verification process to confirm the seller is the real owner in Warsaw is to obtain the property's Land and Mortgage Register (ksiega wieczysta) number and check it yourself through the official government portal before paying any money. The official document foreigners should check in Warsaw is the KW itself, specifically Section II which lists the current owner or owners, and you can access this for free at ekw.ms.gov.pl once you have the register number.
The most common trick fake sellers use to appear legitimate in Warsaw is presenting convincing-looking documents or powers of attorney while refusing to provide the actual KW number, which sometimes happens when intermediaries claim they will "handle everything" and discourage you from verifying independently.
Where do I check liens or mortgages on a property in Warsaw?
The official registry where you check liens or mortgages on a property in Warsaw is the Land and Mortgage Register (ksiega wieczysta), with mortgages listed in Section IV and other claims or encumbrances in Section III. When checking for liens in Warsaw, you should specifically look for the mortgage amount, the creditor's name, the currency, and any pending enforcement actions or easements that could affect your use of the property.
The type of lien most commonly missed by foreign buyers in Warsaw is the Section III entry, where easements, pre-emption rights, and court-ordered restrictions appear, because buyers often focus only on Section IV mortgages and overlook these less obvious but equally important encumbrances.
It's one of the aspects we cover in our our pack about the real estate market in Warsaw.
How do I spot forged documents in Warsaw right now?
The most common type of forged document used in property scams in Warsaw is a fabricated or manipulated power of attorney, which sometimes happens when someone claims to represent an owner who is abroad or unavailable, though outright forgery is relatively rare thanks to Poland's notarial system. Specific red flags that indicate a document may be forged in Warsaw include: notary signatures or stamps that look inconsistent, reluctance to provide the original KW number for verification, and any pressure to skip the notary process entirely.
The official verification method you should use to authenticate documents in Warsaw is cross-checking any ownership claim against the live Land and Mortgage Register (KW) online, and for important transactions, asking the notary to verify the authenticity of any power of attorney directly with the issuing notary's office.
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.
What "grey-area" practices should I watch for in Warsaw?
What hidden costs surprise foreigners when buying a property in Warsaw?
The three most common hidden costs that foreigners overlook when buying property in Warsaw are: the 2% PCC tax on secondary market purchases (around PLN 20,000 / USD 5,000 / EUR 4,600 on a PLN 1 million apartment), the monthly building administration charges (czynsz) which can run PLN 400 to 1,200 / USD 100-300 / EUR 90-275 monthly depending on the building, and notary plus court filing fees which typically add another 1-2% of the purchase price. The hidden cost most often deliberately concealed by sellers or agents in Warsaw is the actual level of monthly building charges, which sometimes happens when sellers mention only a low "base" figure without revealing the full amount including heating reserves and renovation funds.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Warsaw.
Are "cash under the table" requests common in Warsaw right now?
Cash under the table requests in Warsaw's mainstream apartment market are not the norm, especially when banks, notaries, and official Land and Mortgage Register entries are involved, but they do occur occasionally in certain segments. The typical reason sellers give for requesting undeclared cash payments in Warsaw is to reduce the official transaction price on paper, thereby lowering their capital gains tax or the buyer's PCC tax.
The legal risks foreigners face if they agree to an undeclared cash payment in Warsaw include potential tax fraud liability, difficulty proving the full amount paid if disputes arise later, and complications with mortgage financing or future resale since the official records will not reflect what you actually paid.
Are side agreements used to bypass rules in Warsaw right now?
Side agreements are fairly common in Warsaw's property market, though most are technically legal "grey-area" arrangements rather than outright rule-breaking. The most common type of side agreement used to circumvent regulations in Warsaw is the "reservation agreement" that pre-commits buyers to terms before proper due diligence, often including clauses about fittings, deadlines, or penalties that favor the seller or developer.
The legal consequences foreigners face if a side agreement is discovered by authorities in Warsaw depend on the nature of the agreement: if it involves price manipulation for tax purposes, you could face tax penalties and reassessment, and if the side agreement contradicts the notarial deed, courts will generally favor the official document, leaving you without recourse for whatever was promised separately. In competitive Warsaw districts like Srodmiescie, Wola, Mokotow, and Zoliborz, the pressure to sign side agreements quickly is particularly intense.
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.
Can I trust real estate agents in Warsaw in 2026?
Are real estate agents regulated in Warsaw in 2026?
As of early 2026, real estate agents in Warsaw operate in a relatively light regulatory environment compared to countries like the UK or Germany, meaning you should not automatically assume that an agent is a vetted professional just because they have a business card. There is no mandatory state license required to work as a real estate agent in Poland, though some agents voluntarily hold certifications from professional associations like the Polish Federation of Real Estate Markets (PFRN).
Foreigners can verify whether an agent has voluntary professional certification by asking for their membership credentials and checking with the issuing association, but the more important verification is confirming that any property the agent shows you has a valid Land and Mortgage Register entry and that all documents will go through a proper notary.
Please note that we have a list of contacts for you in our property pack about Warsaw.
What agent fee percentage is normal in Warsaw in 2026?
As of early 2026, the normal agent fee percentage in Warsaw is typically between 2% and 3% plus VAT (23%) for a standard residential sale transaction on one side of the deal. The typical range covering most Warsaw transactions runs from about 2% to 4% plus VAT, with lower percentages on higher-value properties and higher percentages on smaller or more complex deals.
In Warsaw, who pays the agent fee varies by arrangement: sometimes the seller pays, sometimes the buyer pays, and often each party pays their own agent separately, so you should clarify this upfront and in writing before engaging any agent.
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.
What due diligence actually prevents disasters in Warsaw?
What structural inspection is standard in Warsaw right now?
The standard structural inspection process for property purchases in Warsaw depends on whether you are buying a new-build or resale unit: for new developments, a technical handover inspection (odbior techniczny) is common, while for older apartments, buyers typically arrange a general technical survey focusing on condition issues. A qualified inspector in Warsaw should check electrical systems and wiring age, plumbing and water pressure, moisture and ventilation, window seals and insulation, and for older buildings, the facade and roof condition.
The type of professional qualified to perform structural inspections in Warsaw is typically a building engineer (inzynier budowlany) or a specialized inspection company, and for new-build handovers, many buyers hire dedicated "odbior techniczny" specialists. The most common structural issues that inspections reveal in Warsaw properties include outdated electrical wiring in pre-1990s buildings, moisture problems especially in top-floor apartments and older districts like Praga-Polnoc or Ochota, and poor ventilation in communist-era blocks.
How do I confirm exact boundaries in Warsaw?
The standard process for confirming exact property boundaries in Warsaw starts with checking the Land and Mortgage Register (KW) to identify the legal description, then cross-referencing with the Land and Building Register (EGiB) on Geoportal for cadastral identifiers and parcel maps. The official document showing legal boundaries in Warsaw is the KW combined with the EGiB extract, though for houses or land plots, you may also need a surveyor's map (mapa geodezyjna).
The most common boundary dispute affecting foreign buyers in Warsaw involves parking spaces, storage rooms, or garden areas that are described as "use rights" rather than clear ownership, which creates confusion about what exactly you are buying. The professional you should hire to physically verify boundaries in Warsaw is a licensed surveyor (geodeta), who can confirm that what you see on the ground matches what the official records say.
What defects are commonly hidden in Warsaw right now?
The top three defects that sellers frequently conceal from buyers in Warsaw are: noise and air quality issues near major roads (common), true monthly building charges including heating reserves (common), and moisture or ventilation problems in older buildings (sometimes happens). Sellers often downplay these because they are not always visible during a quick viewing, and foreign buyers may not know the right questions to ask.
The inspection technique that helps uncover hidden defects in Warsaw includes visiting the property at different times of day to assess noise, requesting full building administration documentation to see real monthly costs, and using a moisture meter or thermal camera in older apartments to detect hidden water damage or insulation gaps.
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 insider lessons do foreigners share after buying in Warsaw?
What do foreigners say they did wrong in Warsaw right now?
The most common mistake foreigners say they made when buying property in Warsaw is not demanding and checking the Land and Mortgage Register (KW) number themselves before paying any money, instead trusting intermediaries to "handle it." The top three regrets foreigners most frequently mention after buying in Warsaw are: trusting English-friendly agents who rushed deposits before verification, not checking the local zoning plan (MPZP) before buying in a "great location" that later changed, and underestimating monthly building charges which significantly impacted their budget.
The single piece of advice experienced foreign buyers most often give to newcomers in Warsaw is: get the KW number on day one, read it yourself (Section II for owner, Section III for claims, Section IV for mortgages), and do not pay anything until you have verified it. The mistake that cost foreigners the most money or stress in Warsaw was typically related to developer contract clauses that allowed timeline shifts or specification changes without adequate compensation, leaving buyers stuck waiting for apartments that arrived late or different from what was promised.
What do locals do differently when buying in Warsaw right now?
The key difference in how locals approach buying property compared to foreigners in Warsaw is that locals typically ask for the KW number immediately and read Section III and IV themselves before even starting price negotiations, treating verification as step one rather than something to do after agreeing terms. The verification step locals routinely take that foreigners often skip in Warsaw is checking the city's official planning portal (MPZP) at architektura.um.warszawa.pl to see what future development or zoning changes could affect the property's surroundings or value.
The local knowledge advantage that helps Warsaw residents get better deals is understanding which specific buildings or housing cooperatives (spoldzielnie) have healthy financial reserves versus which ones are facing major renovation assessments, information that is not publicly advertised but circulates through local networks and can mean the difference between stable monthly charges and sudden large special payments.
Don't buy the wrong property, in the wrong area of Warsaw
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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) Q3 2025 Report | Poland's central bank publishing primary transaction data with disclosed methodology. | We used it to describe Warsaw's recent price trends and transaction dynamics. We also referenced their market definitions for primary versus secondary markets. |
| Ministry of Justice KW Portal | Official government explanation of the Land and Mortgage Register system. | We used it to guide readers on exactly how to verify ownership and liens. We structured the verification checklist based on their section-by-section explanation. |
| ELI - Foreign Acquisition Law | Poland's official legislative portal with the primary legal text. | We used it to ground foreigner ownership rules in actual law. We explained why apartments differ from land purchases based on this source. |
| UOKiK Consumer Protection Agency | National regulator publishing enforcement actions on abusive contract clauses. | We used it to identify recurring developer and agent contract traps. We built the red-flag warnings based on their enforcement patterns. |
| Developer Guarantee Fund (DFG) | Official fund portal explaining buyer protections for primary market purchases. | We used it to explain what protection buyers get from developers and its limitations. We referenced it for the developer-purchase checklist. |
| Polish National Council of Notaries | Official notary self-government body explaining notary functions and fees. | We used it to explain why notaries are a key protection gate in Warsaw. We also referenced their fee collection role for court filings. |
| Geoportal EGiB | National geodesy authority's official cadastral data platform. | We used it to explain how to confirm parcel boundaries and identifiers. We referenced it as part of the boundary verification process. |
| Warsaw City Hall Planning Portal | Official city planning information for Warsaw zoning and MPZP status. | We used it to show where buyers can check future development risk. We highlighted it as a step locals take that foreigners often skip. |
| DLA Piper REALWORLD Poland | Major international law firm with standardized country legal summaries. | We used it to anchor the legal transfer mechanism description. We referenced it for how notarial deeds and KW entries work together. |
| Cushman & Wakefield Q3 2025 Report | Major global real estate consultancy with disclosed methodology and recurring reports. | We used it to triangulate Warsaw asking price levels with NBP transaction data. We treated it as a complement rather than primary source. |
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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