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's property market in 2026 is in a stabilization phase after years of sharp price increases, and that creates a very different set of opportunities depending on which neighborhood you target.
In this article, we break down every major Warsaw district and neighborhood with real numbers, verified sources, and practical guidance so you can make an informed decision about where to buy.
We constantly update this blog post with the latest data, so bookmark it and come back anytime.
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.
What's the Current Real Estate Market Situation by Area in Warsaw?
Which areas in Warsaw have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas to buy property in Warsaw are Srodmiescie (particularly the Powisle and Nowy Swiat neighborhoods), Zoliborz (especially Stary Zoliborz and Zoliborz Oficerski), and Wola (around the Mirow and Czyste pockets), all of which consistently top the Warsaw district price rankings.
In these premium Warsaw neighborhoods, asking prices on the secondary market typically range from about 20,000 to 23,000 PLN per square meter, with the very best micro-locations in Srodmiescie occasionally exceeding that ceiling for renovated units with terraces or river views.
Each of these Warsaw neighborhoods commands top pricing for distinct, specific reasons:
- Powisle and Nowy Swiat (Srodmiescie): walkable riverfront lifestyle plus the highest restaurant and cultural density in Warsaw.
- Stary Zoliborz and Zoliborz Oficerski: green, quiet streets with pre-war character that are impossible to replicate elsewhere in Warsaw.
- Mirow and Czyste (Wola): direct proximity to Warsaw's largest corporate office cluster around Rondo Daszynskiego metro station.
- Miasteczko Wilanow: the newest large-scale modern housing stock in Warsaw, popular with families seeking space and schools.
Which areas in Warsaw have the most affordable property prices in 2026?
As of early 2026, the most affordable districts to buy property in Warsaw are Rembertow (consistently ranked as the cheapest), Bialoleka (large supply keeps prices down in areas like Tarchomin and Nowodwory), Ursus (neighborhoods like Skorosze and Niedzwiadek), and outer parts of Wawer (especially Falenica and Miedzylesie).
In these more affordable Warsaw neighborhoods, asking prices typically range from about 10,000 to 14,000 PLN per square meter, which means a standard 50 square meter apartment can be purchased for roughly 500,000 to 700,000 PLN, well below the Warsaw citywide average of around 17,000 PLN per square meter.
The main trade-off for buyers in these lower-priced Warsaw areas is that each one comes with a different type of friction: Rembertow and outer Wawer are heavily car-dependent with limited rapid transit, Bialoleka's far-flung edges (outer Tarchomin) can mean an extra bus transfer before reaching a metro or rail station, and Ursus, while better connected by rail, still lacks the walkable amenity density that inner-city Warsaw neighborhoods offer.
You can also read our latest analysis regarding housing prices 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.
Which Areas in Warsaw Offer the Best Rental Yields?
Which neighborhoods in Warsaw have the highest gross rental yields in 2026?
As of early 2026, the Warsaw neighborhoods delivering the highest estimated gross rental yields are Bialoleka (Tarchomin, Nowodwory) at roughly 6.0% to 7.3%, Ursus (Skorosze, Niedzwiadek) at about 6.0% to 7.2%, Targowek (Brodno, Zacisze) at around 5.8% to 7.0%, and Praga-Polnoc (Stara Praga, near Koneser) at approximately 5.5% to 6.6%.
Across Warsaw as a whole, typical gross rental yields for investment apartments range from about 3.5% in the most expensive central districts like Srodmiescie to around 7% in well-connected outer neighborhoods, with most investors landing somewhere in the 4.5% to 6.5% range depending on the specific location and unit quality.
Each of these top-yielding Warsaw neighborhoods outperforms for a specific, measurable reason:
- Tarchomin and Nowodwory (Bialoleka): very low entry prices paired with standardized new-build rental stock that fills quickly.
- Skorosze and Niedzwiadek (Ursus): affordable purchase prices plus steady demand from families and young workers near rail links.
- Brodno and Zacisze (Targowek): M2 metro already reaches Brodno, pulling renter demand into a still-affordable price zone.
- Stara Praga and Koneser area (Praga-Polnoc): mid-range buy prices meet strong rents from nightlife, culture, and cross-river access.
Finally, please note that we cover the rental yields in Warsaw here.
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Which Areas in Warsaw Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Warsaw perform best on Airbnb in 2026?
As of early 2026, the Warsaw neighborhoods that perform best on Airbnb are Powisle and Nowy Swiat (in Srodmiescie), the Old Town and New Town area (Stare Miasto/Nowe Miasto), and the Stara Praga and Zabkowska corridor in Praga-Polnoc, all of which benefit from concentrated tourist foot traffic and excellent public transport.
Top-performing Airbnb properties in these Warsaw neighborhoods can generate estimated monthly revenues of roughly 4,000 to 6,500 PLN for a well-managed one-bedroom unit, based on a citywide average daily rate of around 300 PLN (approximately $85) and an occupancy rate near 61%, though prime listings with strong reviews and good design can exceed these averages significantly.
Each of these top Airbnb neighborhoods in Warsaw outperforms for a distinct reason:
- Powisle and Nowy Swiat (Srodmiescie): first-time Warsaw visitors cluster here for walkable access to restaurants, museums, and nightlife.
- Stare Miasto and Nowe Miasto: the classic Old Town tourist premium, though supply is limited and building rules can be strict.
- Stara Praga and Zabkowska corridor (Praga-Polnoc): differentiated "experience" listings attract weekend visitors seeking Warsaw's creative and nightlife scene.
- Mirow area (Wola/Srodmiescie border): business travelers and digital nomads favor its modern stock near the corporate hub.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Warsaw.
Which tourist areas in Warsaw are becoming oversaturated with short-term rentals?
The three Warsaw tourist areas showing the clearest signs of short-term rental oversaturation are the blocks around Nowy Swiat and Krakowskie Przedmiescie in Srodmiescie, the streets immediately adjacent to Old Town (Stare Miasto), and the fast-growing Zabkowska and Koneser corridor in Praga-Polnoc.
Warsaw currently has over 14,000 active vacation rental listings citywide according to AirDNA, and a disproportionate share of those are concentrated in these three central corridors, where listing density per block is several times higher than in other Warsaw neighborhoods.
The clearest indicator that these Warsaw areas have reached oversaturation is not just listing count but rather the compression of average daily rates: hosts in these zones increasingly compete by lowering prices on "generic" studios, which pushes revenue down for anyone without strong differentiation such as design, soundproofing, air conditioning, or private parking.
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 Areas in Warsaw Are Best for Long-Term Rentals?
Which neighborhoods in Warsaw have the strongest demand for long-term tenants?
The Warsaw neighborhoods with the strongest long-term tenant demand in 2026 are Wola (especially Czyste and Odolany, near the Rondo Daszynskiego business hub), Mokotow (Stary Mokotow and Sluzewiec), Ochota (Stara Ochota and Rakowiec), and Ursynow (Kabaty and Natolin near the M1 metro).
In these high-demand Warsaw neighborhoods, well-priced and well-located apartments typically rent within 18 to 25 days of listing, and the overall vacancy rate for quality units sits between 2% and 4%, which is tighter than the Warsaw citywide average of roughly 3% to 5%.
The tenant profiles driving demand in each of these Warsaw neighborhoods are quite different:
- Czyste and Odolany (Wola): young professionals and corporate relocatees working in the nearby office towers.
- Stary Mokotow and Sluzewiec (Mokotow): mid-career professionals and couples drawn by the green spaces and established amenities.
- Stara Ochota and Rakowiec (Ochota): university students, researchers, and young workers near Warsaw's academic institutions.
- Kabaty and Natolin (Ursynow): families seeking stable, quieter living with direct M1 metro access to the city center.
The single characteristic that ties all of these Warsaw neighborhoods together is direct rapid-transit access, whether metro, tram, or commuter rail, because apartments within a 10-minute walk of a station consistently fill faster and retain tenants longer than similar units that require a bus transfer.
Finally, please note that we provide a very granular rental analysis in our property pack about Warsaw.
What are the average long-term monthly rents by neighborhood in Warsaw in 2026?
As of early 2026, average long-term monthly rents in Warsaw range from roughly 2,900 PLN in outer districts like Bialoleka and Ursus to about 5,800 PLN in the most central parts of Srodmiescie, assuming a standard 50 square meter apartment in each case.
In the most affordable Warsaw rental neighborhoods like Tarchomin (Bialoleka), Skorosze (Ursus), and Brodno (Targowek), a typical entry-level apartment of 40 to 50 square meters rents for about 2,900 to 4,000 PLN per month, making them the go-to areas for budget-conscious tenants.
In mid-range Warsaw neighborhoods like Ochota (Stara Ochota, Rakowiec), Praga-Poludnie (Saska Kepa, Goclaw), and Ursynow (Kabaty, Natolin), a comparable apartment typically rents for 3,400 to 4,600 PLN per month, offering a balance between price and commute time.
In Warsaw's most expensive rental neighborhoods like Powisle and Mirow (Srodmiescie), Stary Zoliborz, and Czyste (Wola), monthly rents for a 50 square meter apartment range from about 4,200 to 5,800 PLN, reflecting the premium for walkable central living with top amenities.
You may want to check our latest analysis about the rents in Warsaw here.
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Which Are the Up-and-Coming Areas to Invest in Warsaw?
Which neighborhoods in Warsaw are gentrifying and attracting new investors in 2026?
As of early 2026, the Warsaw neighborhoods showing the clearest gentrification signals and attracting new investor interest are Praga-Polnoc (especially Stara Praga, Szmulowizna, and the Koneser area), inner Wola pockets (Mlynow, Kolo edges feeding into the established Czyste hub), and Targowek (Brodno and Zacisze, where the M2 metro is already running).
These gentrifying Warsaw neighborhoods have seen asking prices rise by roughly 5% to 10% annually over the past two to three years, though the pace has moderated in 2025 as the broader Warsaw market entered a stabilization phase, meaning there is still a price gap compared to top-tier districts that leaves room for further catch-up.
Which areas in Warsaw have major infrastructure projects planned that will boost prices?
The two Warsaw areas with the most impactful infrastructure projects in 2026 are western Bemowo (where the M2 metro extension is adding three new stations at Lazurowa, Chrzanow, and Karolin) and the southern Mokotow-to-Wilanow corridor (where tram network upgrades are actively changing commute patterns).
The M2 metro western extension is targeting completion in 2026 and will bring rapid transit to the Chrzanow and Karolin neighborhoods for the first time, while the Tramwaj do Wilanowa project has already delivered new tram segments including the Rakowiecka corridor opened in late 2025, with further network improvements ongoing.
Historically in Warsaw, properties near completed metro or major tram stations have seen a price premium of roughly 10% to 20% compared to similar units further from transport links, with most of that premium developing gradually as ridership builds over the first one to three years after opening.
You'll find our latest property market analysis about Warsaw here.
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.
Which Areas in Warsaw Should I Avoid as a Property Investor?
Which neighborhoods in Warsaw with lots of problems I should avoid and why?
In Warsaw, the areas that present the most risk for property investors are not entire districts but rather specific pockets where building quality, governance, or location friction can erode your returns: parts of old tenement stock in Praga-Polnoc, the far outer edges of Bialoleka with weak transit, and micro-locations along major arterial roads or freight rail corridors.
Here is what specifically creates problems in each of these Warsaw areas:
- Old tenement streets in Szmulowizna (Praga-Polnoc): maintenance backlog and weak HOA governance can make renovation costly and unpredictable.
- Far outer Tarchomin edges (Bialoleka): being "one more bus ride" from the nearest rail or metro station raises vacancy risk significantly.
- Streets along major noise corridors (various Warsaw districts): persistent road or rail noise creates resale discounts that last for years.
- Low-rise pockets in outer Wawer (Falenica, Miedzylesie edges): beautiful greenery but heavy car-dependence limits both the tenant and buyer pool.
For these Warsaw problem spots to become viable, the main changes needed would be significant improvements in rapid transit access (like a future metro or tram extension), successful building renovation programs with transparent HOA governance, or a major reduction in noise sources, none of which are quick fixes.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Warsaw.
Which areas in Warsaw have stagnant or declining property prices as of 2026?
As of early 2026, even several of Warsaw's premium districts including Srodmiescie, Zoliborz, Wola, and Wilanow recorded year-over-year declines in average asking prices toward the end of 2025, signaling a broad stabilization rather than continued rapid growth across the city.
The approximate softening in these Warsaw areas has been in the range of 1% to 5% year-over-year on an asking-price basis, which, combined with inflation, means real (inflation-adjusted) returns have been roughly flat to slightly negative for short-term holders over the past 12 months.
The underlying causes of this Warsaw price stagnation differ by area:
- Srodmiescie (Powisle, Muranow): prices reached such high levels that the buyer pool narrowed, limiting further upside in the short term.
- Zoliborz (Stary Zoliborz): very limited new supply keeps liquidity thin, and sellers are adjusting expectations after years of rapid gains.
- Wola (Czyste, Mirow): heavy new-build delivery created temporary supply pressure, softening asking prices even as demand stays solid.
- Wilanow (Miasteczko Wilanow): large-scale developer projects added significant inventory, putting short-term downward pressure on per-square-meter pricing.
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Which Areas in Warsaw Have the Best Long-Term Appreciation Potential?
Which areas in Warsaw have historically appreciated the most recently?
Over the past five to ten years, the Warsaw areas that have appreciated the most are Wola (particularly Czyste and Odolany), selected pockets of Praga-Polnoc (near Koneser and along the river), Mokotow (Stary Mokotow), and Wilanow (Miasteczko Wilanow), all of which benefited from major structural changes in their accessibility or amenity base.
Here is the approximate appreciation these top-performing Warsaw areas have delivered:
- Czyste and Odolany (Wola): roughly 80% to 120% total nominal gain over the past decade, driven by the office-hub transformation.
- Koneser area (Praga-Polnoc): around 60% to 90% nominal gain, though highly uneven block-to-block depending on renovation quality.
- Stary Mokotow: approximately 70% to 100% nominal gain, supported by scarcity of walkable green-neighborhood stock.
- Miasteczko Wilanow: roughly 60% to 80% nominal gain, fueled by large-scale modern development and the new tram connection.
The main driver behind this above-average appreciation in these Warsaw areas was not general market momentum but rather the arrival of specific new infrastructure (metro stations, tram lines, office towers) that permanently changed the daily experience of living there, making these neighborhoods feel more connected and more desirable than they were a decade ago.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Warsaw.
Which neighborhoods in Warsaw are expected to see price growth in coming years?
The Warsaw neighborhoods expected to see the strongest price growth in the coming years are Chrzanow and Karolin in Bemowo (M2 metro completion), the Mokotow-to-Wilanow tram corridor, Brodno and Zacisze in Targowek (metro-linked maturing), and inner Wola next-ring areas like Mlynow and Kolo edges.
Here are the projected annual price growth estimates for these high-potential Warsaw neighborhoods:
- Chrzanow and Karolin (Bemowo): roughly 7% to 12% annually as the M2 metro stations open and ridership builds.
- Mokotow/Wilanow tram corridor: approximately 5% to 8% annually as tram improvements continue to mature commute patterns.
- Brodno and Zacisze (Targowek): around 5% to 9% annually as metro-driven desirability deepens over the next few years.
- Mlynow and Kolo edges (Wola): roughly 5% to 8% annually from spillover demand as the premium Wola core becomes fully priced.
The single most important catalyst behind expected future price growth in these Warsaw neighborhoods is the completion and maturation of rapid-transit connections, because in Warsaw's market, a new metro or tram station has historically been the most reliable predictor of above-average price appreciation over the following one to five years.
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 Do Locals and Expats Really Think About Different Areas in Warsaw?
Which areas in Warsaw do local residents consider the most desirable to live?
The Warsaw areas that local residents consistently consider the most desirable to live are Stary Mokotow and Sielce (Mokotow), Stary Zoliborz and Zoliborz Oficerski, Stara Ochota and Szczesliwice (Ochota), Powisle (in Srodmiescie), and Miasteczko Wilanow.
Each of these Warsaw neighborhoods is favored by locals for a distinct quality:
- Stary Mokotow and Sielce: tree-lined streets, parks, established schools, and a strong sense of local neighborhood identity.
- Stary Zoliborz and Zoliborz Oficerski: quiet, leafy pre-war character with a tight-knit community feel that is rare in Warsaw.
- Stara Ochota and Szczesliwice: practical day-to-day convenience with good transit, shops, and access to Szczesliwicki Park.
- Powisle (Srodmiescie): the most liveable slice of central Warsaw, with river access, cafes, and a walkable, village-like atmosphere.
- Miasteczko Wilanow: modern family-oriented housing with wide sidewalks, playgrounds, and the new tram connection to the center.
These locally-preferred Warsaw neighborhoods tend to attract established Polish families, dual-income professional couples, and long-term residents who prioritize daily quality of life over nightlife or investment returns.
Local preferences in Warsaw largely overlap with what foreign investors target in the premium segment (Powisle, Mokotow), but diverge in areas like Ochota and Zoliborz, which locals love for their livability but which foreign buyers often overlook because they lack the "new and shiny" factor of recently developed neighborhoods.
Which neighborhoods in Warsaw have the best reputation among expat communities?
The Warsaw neighborhoods with the strongest reputation among expat communities are Miasteczko Wilanow and Blonia Wilanowskie (Wilanow), Ksawerow and Stary Mokotow (Mokotow), and Powisle and Mirow (Srodmiescie/Wola border).
Expats prefer these Warsaw neighborhoods over others for practical, measurable reasons:
- Miasteczko Wilanow: modern housing stock, international schools nearby, and family-friendly infrastructure including the new tram line.
- Ksawerow and Stary Mokotow: green surroundings, embassy proximity, and a well-established international community with English-friendly services.
- Powisle and Mirow: walkable urban lifestyle, easy airport access via transit, and the highest concentration of coworking spaces and international restaurants.
The expat profile in these Warsaw neighborhoods tends to split between families with children (who gravitate toward Wilanow and Mokotow for schools and space) and younger professionals or digital nomads (who prefer the central energy of Powisle and the Wola business district area).
Which areas in Warsaw do locals say are overhyped by foreign buyers?
The three Warsaw areas that locals most commonly consider overhyped by foreign buyers are the micro-streets immediately adjacent to Old Town (Stare Miasto), the "shiniest" new-build towers in central Wola near Rondo Daszynskiego, and the most marketed blocks of Miasteczko Wilanow.
Here is the specific reason locals in Warsaw see each of these as overvalued:
- Old Town-adjacent streets (Stare Miasto): maintenance costs and HOA restrictions eat into returns, while tourist noise lowers livability.
- Premium new-build Wola towers: developer pricing is aggressive enough that gross rental yields compress to 3.5% to 4.5% at best.
- Most-marketed Wilanow blocks: heavy developer supply creates competition, and the "new tram premium" is now largely priced in.
Foreign buyers are typically drawn to these Warsaw areas by the visual appeal of new construction, recognizable landmarks, and marketing materials, while locals tend to focus more on the practical economics: actual yield after costs, HOA quality, and whether the neighborhood truly works for daily life beyond a weekend visit.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Warsaw.
Which areas in Warsaw are considered boring or undesirable by residents?
The Warsaw areas that residents most commonly describe as boring or undesirable are the far outer pockets of Bialoleka (distant from rapid transit), the car-dependent residential edges of Ursus, and the low-amenity fringes of Wawer.
Residents find these Warsaw areas unappealing for specific, practical reasons:
- Outer Bialoleka (far Tarchomin, Nowodwory edges): very few cafes, restaurants, or cultural venues, and long commutes by bus.
- Far Ursus (away from rail links): residential-only blocks with limited nightlife and a "dormitory suburb" feel.
- Outer Wawer (Falenica, Miedzylesie edges): beautiful forest greenery, but daily errands require a car and social life means driving elsewhere.
- Rembertow (Stary Rembertow, Kaweczyn-Wygoda): the lowest prices in Warsaw, but very limited dining, shopping, and entertainment options.
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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) - Quarterly Report | Poland's central bank with standardized, transaction-based housing data. | We used it to anchor price levels and trend direction for Warsaw versus other Polish cities. We cross-checked portal asking prices against NBP's transaction series for accuracy. |
| Statistics Poland (GUS) | Poland's official national statistics office for macro and housing data. | We used it to ground demand drivers like income and labor trends in Warsaw. We also used it to corroborate third-party reports that cite GUS as their source. |
| CBRE - Warsaw Living Figures Q3 2025 | Top-tier global real estate consultancy with standardized research methods. | We used it to benchmark new-build offer prices and institutional rental supply trends in Warsaw. We treated it as an external check on portal and central-bank signals. |
| Cushman & Wakefield - Poland Marketbeat Residential | Major global consultancy publishing reviewed, referenced market reports. | We used it to triangulate citywide Warsaw price levels and rental growth signals. We also verified that its cited sources (GUS, NBP, Otodom) align with our own inputs. |
| Otodom Analytics | Poland's largest real estate portal with detailed market indicator methodology. | We used it for district-by-district asking-price and asking-rent data across Warsaw. We always label these as asking prices and triangulate them with NBP transaction data. |
| AirDNA - Warsaw Market Overview | Widely used short-term rental analytics provider with consistent metrics. | We used it to anchor citywide occupancy rates and average daily rates for Warsaw Airbnb properties. We then stress-tested neighborhood picks using Warsaw-specific seasonality data. |
| NBP - Official Exchange Rates (Table A) | The central bank's official reference exchange-rate table for Poland. | We used it to convert short-term rental revenue metrics from USD into PLN consistently. We also used it to keep yield calculations comparable across different sources. |
| European Central Bank (ECB) - PLN Reference Rates | EU central bank reference series for cross-checking currency conversions. | We used it as a second FX cross-check so we don't rely on a single source for conversions. We used it mainly for EUR-based comparisons that many foreign buyers think in. |
| City of Warsaw - Official Tram Updates | City government publishing primary updates on Warsaw transport projects. | We used it to identify infrastructure tailwinds that move specific Warsaw micro-markets. We linked those projects to specific districts rather than making vague connectivity claims. |
| Tramwaj do Wilanowa - Project Site | Official project site with dated construction and service milestones. | We used it to timestamp what is already operating in Warsaw versus what is still being built. We separated "priced-in" improvements from genuinely new catalysts for property values. |
| Gov.pl (biznes.gov.pl) - Foreigner Permit Process | Official Polish government portal explaining legal procedures for foreigners. | We used it to summarize when foreign buyers in Warsaw may need a property purchase permit. We kept the guidance practical and avoided forum-level legal advice. |
| Poland Insight - Rental Prices Discussion | Useful for discussing notary-based and GUS-linked data with district detail. | We used it as a pointer to Warsaw rental benchmarks and to understand the official data pipeline. We did not treat it as a primary price source but as supporting context. |
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