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 remains Poland's most active and liquid real estate environment, with strong tenant demand and ongoing infrastructure investments reshaping entire neighborhoods.
We constantly update this blog post to reflect the latest data and market shifts, so you always have current information at your fingertips.
Whether you're looking for rental yields, appreciation potential, or a stable long-term investment, understanding which Warsaw neighborhoods perform best is essential.
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 in Warsaw are Śródmieście (especially Powiśle, Nowy Świat, and Muranów), Żoliborz (particularly Stary Żoliborz and Żoliborz Oficerski), and Wola (around Mirów and Czyste), with Wilanów's Miasteczko Wilanów also consistently ranking among the top-priced districts.
In these premium Warsaw neighborhoods, asking prices typically range from 20,000 to 23,000 PLN per square meter, though exceptional properties in Powiśle or Stary Żoliborz can exceed these levels.
Each of these expensive Warsaw areas commands high prices for distinct reasons:
- Powiśle and Nowy Świat (Śródmieście): riverfront access, vibrant cafe culture, and walkability to employment centers
- Stary Żoliborz: tree-lined streets, historic villas, top schools, and a strong community atmosphere
- Mirów and Czyste (Wola): new office towers, metro access, and modern residential developments nearby
- Miasteczko Wilanów: family-friendly new-build stock, parks, and the new tram connection to central Warsaw
Which areas in Warsaw have the most affordable property prices in 2026?
As of early 2026, the most affordable Warsaw districts for property buyers are Rembertów (the cheapest overall), Białołęka (especially Tarchomin and Nowodwory), Ursus (particularly Skorosze and Niedźwiadek), and parts of Wawer (like Falenica and Anin).
In these budget-friendly Warsaw neighborhoods, asking prices typically range from 10,000 to 14,000 PLN per square meter, significantly below the city average.
The main trade-off in these lower-priced Warsaw areas is longer commute times and more car dependence, though Białołęka and Ursus have better bus and rail connections than Rembertów, while Wawer offers more green space but requires driving for most errands.
You can also read our latest analysis regarding housing prices in Warsaw.
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 with the highest gross rental yields are Białołęka (Tarchomin and Nowodwory) at around 6 to 7 percent, Ursus (Skorosze and Niedźwiadek) at roughly 6 to 7 percent, Targówek (Bródno and Zacisze) at about 5.8 to 7 percent, and Praga-Północ (Stara Praga and around Koneser) at approximately 5.5 to 6.5 percent.
Across Warsaw as a whole, typical gross rental yields in 2026 range from about 4 to 6 percent, with premium central areas like Powiśle and Stary Żoliborz delivering lower yields of 3.5 to 5 percent due to high purchase prices.
These top-yielding Warsaw neighborhoods deliver higher returns for specific reasons:
- Tarchomin and Nowodwory (Białołęka): low entry prices with standardized rental stock near transit corridors
- Skorosze and Niedźwiadek (Ursus): affordable purchases attract families and young professionals seeking space
- Bródno and Zacisze (Targówek): M2 metro access has boosted tenant demand while prices remain below core levels
- Stara Praga and Koneser area (Praga-Północ): mid-range prices with strong rents near nightlife and river access
Finally, please note that we cover the rental yields in Warsaw here.
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 top-performing Warsaw Airbnb neighborhoods are Powiśle and Nowy Świat in Śródmieście, the Old Town and Nowe Miasto area, Mirów and Muranów, and Stara Praga near the Koneser complex, with citywide occupancy averaging around 61 percent and daily rates near 310 PLN (about 85 USD).
In these strong Warsaw short-term rental areas, top-performing properties can generate monthly revenues of 10,000 to 15,000 PLN, though actual results depend heavily on property quality, amenities, and seasonality.
These Warsaw neighborhoods outperform others for short-term rentals due to specific advantages:
- Powiśle and Nowy Świat: walking distance to landmarks, restaurants, and excellent metro connections
- Old Town and Nowe Miasto: tourist premium from historic setting and iconic views
- Mirów and Muranów: trendy restaurants and galleries attract weekend visitors and business travelers
- Stara Praga and Koneser: differentiated "experience" area with nightlife and creative spaces
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 Warsaw areas showing the strongest signs of short-term rental saturation are the streets around Nowy Świat and Krakowskie Przedmieście in Śródmieście, Old Town-adjacent blocks, and increasingly the Stara Praga and Koneser vicinity in Praga-Północ.
In these high-competition Warsaw zones, listing density is among the highest in the city, with dozens of similar studio and one-bedroom units competing for the same guest pool within each micro-area.
The clearest sign of oversaturation in these Warsaw neighborhoods is that generic properties without distinctive features (like air conditioning, modern design, or parking) face steady downward pressure on nightly rates just to maintain occupancy.
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 rental demand are Wola (especially Czyste and Odolany near Rondo Daszyńskiego), Mokotów (Stary Mokotów, Służewiec, and Ksawerów), Ochota (Stara Ochota and Rakowiec), and Ursynów (Kabaty and Natolin near metro stations).
In these high-demand Warsaw rental areas, well-priced apartments typically rent within two to four weeks, and vacancy rates remain among the lowest in the city.
The tenant profiles driving demand vary by Warsaw neighborhood:
- Czyste and Odolany (Wola): young professionals working in nearby office towers and tech companies
- Stary Mokotów and Służewiec (Mokotów): corporate employees and families seeking established infrastructure
- Stara Ochota and Rakowiec (Ochota): students, academics, and young professionals near universities
- Kabaty and Natolin (Ursynów): families seeking metro access, parks, and stable residential communities
The key characteristic making these Warsaw neighborhoods attractive to long-term tenants is reliable metro or tram access combined with everyday amenities like grocery stores, gyms, and restaurants within walking distance.
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 monthly rents for a 50 square meter apartment in Warsaw range from about 2,900 PLN in outer districts like Białołęka and Ursus to over 5,000 PLN in premium central neighborhoods like Powiśle and Mirów.
In the most affordable Warsaw neighborhoods like Tarchomin (Białołęka), Skorosze (Ursus), and Bródno (Targówek), entry-level apartments typically rent for 2,900 to 4,000 PLN per month.
In average-priced Warsaw neighborhoods like Ursynów (Kabaty), Praga-Południe (Gocław), and Ochota (Rakowiec), mid-range apartments typically cost 3,400 to 4,600 PLN per month.
In the most expensive Warsaw neighborhoods like Powiśle, Mirów (Śródmieście), and Stary Żoliborz, high-end apartments typically rent for 4,800 to 5,800 PLN per month or more.
You may want to check our latest analysis about the rents in Warsaw here.
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 experiencing the strongest gentrification and investor interest are Praga-Północ (especially Stara Praga, Szmulowizna, and the Koneser area), inner Wola pockets (Młynów and edges of Koło), and Targówek (particularly Bródno and Zacisze near the M2 metro line).
These gentrifying Warsaw neighborhoods have seen annual price appreciation of roughly 5 to 10 percent in recent years, though growth has moderated as the broader market stabilized in late 2025.
Which areas in Warsaw have major infrastructure projects planned that will boost prices?
The Warsaw areas most likely to benefit from infrastructure projects in 2026 are western Bemowo (around the new M2 metro stations at Lazurowa, Chrzanów, and Karolin), and the Mokotów-Wilanów tram corridor (including Miasteczko Wilanów and the Rakowiecka corridor).
The specific projects underway include the M2 metro western extension with completion targeted for 2026, and ongoing tram network upgrades on the Wilanów corridor that have already improved commute times from Miasteczko Wilanów to central Warsaw.
Historically in Warsaw, neighborhoods that gained new metro or tram access have seen price increases of 10 to 20 percent in the years following project completion, though the exact impact depends on how underserved the area was before.
You'll find our latest property market analysis about Warsaw here.
Which Areas in Warsaw Should I Avoid as a Property Investor?
Which neighborhoods in Warsaw with lots of problems I should avoid and why?
The Warsaw neighborhoods that require extra caution from property investors include certain old tenement blocks in Praga-Północ (particularly unrenovated buildings around Szmulowizna), far-edge pockets of Białołęka with weak transit links, and properties directly adjacent to major noise sources like arterial roads or freight rail corridors.
The specific problems affecting these Warsaw areas vary:
- Unrenovated tenements in Szmulowizna (Praga-Północ): renovation backlogs and difficult HOA governance can crush returns
- Outer Tarchomin edges (Białołęka): being "one more bus away" from good transit raises vacancy risk
- Properties near arterial roads or rail freight: persistent noise discounts hurt both rents and resale values
For these Warsaw neighborhoods to become viable investments, they would need either significant building renovation and HOA reform, new direct transit connections, or noise mitigation measures that change the daily living experience.
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 Warsaw's premium districts like Śródmieście, Żoliborz, Wola, and Wilanów showed year-over-year declines in average asking prices at the end of 2025, signaling a broader market stabilization rather than isolated weakness.
The softening in these Warsaw areas has been modest, with asking prices declining by roughly 1 to 4 percent year-over-year in late 2025, reflecting a cooling from earlier rapid growth rather than a market collapse.
The underlying causes of price softening vary by Warsaw area:
- Central Wola (Mirów, Czyste): large new-build supply has satisfied pent-up demand, reducing price pressure
- Premium Śródmieście (Powiśle, Nowy Świat): prices already stretched to affordability limits for most buyers
- Wilanów (Miasteczko Wilanów): tram improvements now priced in, limiting near-term upside catalysts
- Stary Żoliborz: limited turnover and already-premium pricing leave little room for appreciation
Which Areas in Warsaw Have the Best Long-Term Appreciation Potential?
Which areas in Warsaw have historically appreciated the most recently?
The Warsaw areas that have shown the strongest appreciation over the past five to ten years are Wola (especially Czyste, Mirów, and Odolany), select pockets of Praga near the river and Koneser, and neighborhoods along the M2 metro corridor like Bródno in Targówek.
Here is how these top-performing Warsaw areas have appreciated:
- Czyste and Mirów (Wola): roughly doubled in value over the past decade as the business district expanded
- Stara Praga and Koneser area: gained approximately 50 to 80 percent as creative industries moved in
- Bródno (Targówek): rose by about 40 to 60 percent since the M2 metro reached the neighborhood
The main driver behind above-average appreciation in these Warsaw neighborhoods was the combination of new employment centers, improved transit connectivity, and the scarcity of truly walkable, amenity-rich locations in a city with growing incomes.
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 coming years are Chrzanów and Karolin in Bemowo (near the new M2 metro stations), the Mokotów-Wilanów tram corridor, Bródno and Zacisze in Targówek (as metro-linked desirability matures), and inner Wola spillover areas like Młynów and Koło edges.
Projected annual growth rates for these high-potential Warsaw neighborhoods:
- Chrzanów and Karolin (Bemowo): estimated 5 to 10 percent annually as M2 metro opens in 2026
- Miasteczko Wilanów corridor: estimated 3 to 6 percent as tram integration continues improving
- Bródno and Zacisze (Targówek): estimated 4 to 7 percent as metro benefits fully materialize
- Młynów and Koło edges (Wola): estimated 4 to 6 percent from business district spillover
The single most important catalyst for future price growth in these Warsaw neighborhoods is the completion and opening of new metro stations, which historically triggers the strongest price re-rating within two to three years.
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 consider most desirable to live are Stary Mokotów and Sielce in Mokotów, Stary Żoliborz and Żoliborz Oficerski, Stara Ochota and Szczęśliwice in Ochota, Powiśle in Śródmieście, and Miasteczko Wilanów for families seeking modern housing.
What makes each of these Warsaw areas desirable to locals:
- Stary Mokotów and Sielce: mature trees, quiet streets, excellent schools, and strong neighborhood identity
- Stary Żoliborz: historic architecture, intellectual community vibe, and top-rated local amenities
- Stara Ochota and Szczęśliwice: central location with a village feel, parks, and good transit
- Powiśle: riverfront access, vibrant cafe culture, and walkability without feeling too touristy
- Miasteczko Wilanów: modern family-friendly infrastructure, parks, and improving transit connections
These locally-preferred Warsaw neighborhoods tend to attract established professionals, families with children, and longtime Warsaw residents who prioritize daily livability over investment returns.
Local preferences in Warsaw generally align with foreign investor interest in terms of quality, but locals often place higher value on community character and school quality, while foreign investors focus more on yield metrics and appreciation potential.
Which neighborhoods in Warsaw have the best reputation among expat communities?
The Warsaw neighborhoods with the best reputation among expat communities are Miasteczko Wilanów and Błonia Wilanowskie in Wilanów, Ksawerów and Służew in Mokotów, and Powiśle and Mirów in Śródmieście.
The main reasons expats prefer these Warsaw neighborhoods:
- Miasteczko Wilanów: proximity to international schools, modern apartments, and family-friendly parks
- Ksawerów and Służew (Mokotów): quiet residential streets near major employers and good airport access
- Powiśle and Mirów (Śródmieście): walkable urban lifestyle with restaurants, culture, and easy commutes
The expat profile in these popular Warsaw neighborhoods typically includes corporate transferees, embassy staff, international school families, and remote workers from Western Europe and North America who prioritize modern housing and English-friendly services.
Which areas in Warsaw do locals say are overhyped by foreign buyers?
The Warsaw areas that locals commonly consider overhyped by foreign buyers are Old Town-adjacent micro-streets in Śródmieście, the shiniest new-build towers in central Wola, and some heavily marketed Wilanów developments.
The main reasons locals believe these Warsaw areas are overvalued:
- Old Town-adjacent streets: high prices driven by tourist appeal, but maintenance and HOA issues often disappoint
- Premium new-builds in central Wola: glossy marketing inflates prices, compressing yields for investors
- Heavily marketed Wilanów projects: foreign buyers pay premiums that locals know can be avoided nearby
Foreign buyers typically see prestige, newness, and proximity to landmarks in these areas, while locals know that similar quality can often be found at lower prices in adjacent neighborhoods with better long-term fundamentals.
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 commonly consider boring or undesirable are outer pockets of Białołęka far from rapid transit, distant residential parts of Ursus away from rail links, and low-amenity edges of Wawer that require driving for most errands.
The main reasons residents find these Warsaw areas less appealing:
- Outer Białołęka (far Tarchomin, Nowodwory edges): limited cafes, restaurants, and nightlife; long bus rides to reach the center
- Distant Ursus: residential-only character with few cultural or entertainment options within walking distance
- Low-amenity Wawer edges: beautiful greenery but car-dependent for shopping, dining, and commuting
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 publishes standardized housing market analytics based on actual transactions. | We used NBP data to anchor price levels and trend direction for Warsaw versus other Polish cities. We cross-checked portal asking prices against their transaction-based series for accuracy. |
| Statistics Poland (GUS) | The official national statistics office providing baseline macro and housing data for Poland. | We used GUS data to ground demand drivers like income and labor trends. We also used it to validate third-party reports that cite official statistics. |
| Otodom Analytics | Poland's largest real estate portal ecosystem with consistent market indicator methodology. | We used Otodom for district-level asking price and rent snapshots. We explicitly labeled these as asking prices and triangulated them with NBP transaction data. |
| CBRE Warsaw Living Figures | A top-tier global consultancy with standardized and peer-reviewed market research. | We used CBRE to benchmark new-build offer prices and institutional rental supply trends. We used it as an external check on portal and central bank signals. |
| Cushman & Wakefield Marketbeat | A major global consultancy publishing transparent, source-referenced residential reports. | We used their reports to triangulate citywide price levels and rental growth signals. We also verified that their cited sources align with our core inputs. |
| AirDNA | A widely used short-term rental analytics provider with consistent occupancy and rate metrics. | We used AirDNA to anchor citywide occupancy and daily rate expectations for Airbnb rentals. We then stress-tested neighborhood picks using Warsaw-specific seasonality. |
| City of Warsaw Official Updates | The city government publishing primary updates on transport and infrastructure projects. | We used official city communications to identify infrastructure tailwinds that move micro-markets. We linked specific projects to specific neighborhoods rather than vague claims. |
| Tramwaj do Wilanowa Project Site | The official project communications site with dated construction and service milestones. | We used it to timestamp what tram service is already operating versus still being built. We separated priced-in improvements from genuinely new catalysts. |
| Biznes.gov.pl (Government Portal) | An official Polish government portal explaining legal procedures for foreigners. | We used it to summarize when foreigners may need permits and who issues them. We kept the advice practical rather than forum-level speculation. |
| NBP Exchange Rates (Table A) | The central bank's official reference exchange rate table for currency conversions. | We used it to convert short-term rental revenue metrics published in USD into PLN consistently. We kept yield calculations comparable across sources. |
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