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
Where are the best places to invest in Warsaw right now? Is Śródmieście still the top pick, or are districts like Praga, Mokotów, and Wola gaining ground? What makes these locations attractive to both local and foreign investors?
We’re often asked these questions because we work directly with notaries, real estate agents, and clients who invest across the city. Our firsthand experience in these markets gives us unique insights into where the real opportunities lie. To save everyone from asking privately, we’ve written this article to share our knowledge broadly.
Our goal is to highlight the hottest markets in Warsaw and explain why they’re worth your attention in 2025.
If you have suggestions or want us to dive deeper into a specific area, let us know. You shoot an email, we answer within 24 hours.
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1) Ochota is gaining interest for its central location and well-preserved historical buildings, boosting property values
Ochota is gaining popularity thanks to its central location and charming historical buildings.
In December 2023, the average price for secondary housing in Ochota hit 15,842 PLN per square meter, showing a notable increase of 27.6% from the previous year. This jump in prices clearly indicates a growing interest in the area. Real estate agents are buzzing about Ochota's appeal, pointing out that its central spot and historical vibe make it a hot commodity.
For those eyeing Warsaw's central districts, including Ochota, the average apartment price was 16,815 PLN per square meter in December 2023, with a 23% rise over the year. This trend underscores Ochota's allure, as more people are drawn to its unique blend of history and convenience.
Ochota's historical buildings are not just old structures; they are architectural gems that add to the area's distinct character. These well-preserved properties are a big draw for both buyers and renters, contributing to the district's rising property values.
Compared to other districts, Ochota's historical properties are appreciating faster, thanks to their preservation and significance. This makes the area even more attractive for those looking to invest in a piece of history.
With its central location and historical charm, Ochota is becoming a prime spot for real estate, driving up property values and demand. Investors and homebuyers alike are taking notice, eager to be part of this vibrant district.
2) Wola is booming with new office developments driving demand for residential properties and rising rental prices
Wola is buzzing with new office developments, making it a hot spot for property buyers.
Big names like Lincoln Property Company and Skanska are leading the charge with projects like The Form and the Studio Office Project. These developments are not just about office space; they’re setting new standards in sustainability and wellbeing, which is a big draw for businesses.
As more companies move in, job opportunities are popping up all over Wola. This boom is pushing up the demand for homes, with a noticeable spike in residential sales. In 2023, Warsaw saw a 65% jump in home sales compared to the previous year, and Wola is right at the heart of this trend.
Young professionals are flocking to Wola, adding to the housing demand. This influx is not just a blip; experts predict that property values will keep climbing. Rental prices are already on the rise, and forecasts suggest they’ll continue to grow strongly by 2025.
Wola’s appeal is clear: it’s a vibrant district with a promising future. The combination of new office spaces and a young, dynamic population is creating a perfect storm for property growth. If you’re considering buying, Wola offers a unique opportunity to invest in a thriving area.
With its strategic location and modern developments, Wola is not just keeping up with the times; it’s setting the pace. The district is becoming a magnet for those looking to live and work in a forward-thinking environment.
Sources: Lincoln Property Company, Global Property Guide, RealPage, Skanska, JLL
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.
3) Żoliborz is in demand for its quiet, leafy streets and strong community vibe, driving up property prices
Żoliborz is a top choice for homebuyers because of its quiet, leafy streets and strong community feel.
In 2023, the average price for a home in Żoliborz hit 17,231 PLN per square meter, making it one of the priciest spots in Warsaw. This reflects the high demand for homes in this charming area.
Back in 2020, buying a square meter in Żoliborz cost 12,735 PLN, which was already 1,723 PLN more than the city average. This steady rise in prices shows that investing here could be a smart move.
Families and business professionals love Żoliborz for its green spaces and peaceful vibe. The area is perfect for those who value a serene environment while staying close to the city.
The real estate market in Żoliborz is buzzing, with many new developments offering high-quality properties. These modern homes are a big draw for potential buyers.
Sources: Average prices for secondary housing in Warsaw districts in December 2023, Residential real estate in Warsaw in 2020
4) Bemowo is attracting interest with new residential projects and better public transport, boosting property demand
Bemowo is becoming a hotspot for new homes and better transport, driving up property demand.
In recent years, several new residential projects have popped up, like Yareal's NEOWO Development and the Nordic Bemowo Estate. These places offer a mix of housing options and eco-friendly solutions, making them appealing to future residents.
Public transport is also getting a boost. The second metro line, with the Chrzanów station close to Bemowo, will give residents a convenient and green way to travel. Plus, a new underground tram route is in the works, which will improve connectivity and cut down on travel time.
These changes haven't slipped past property investors. They're showing more interest in Bemowo because of its upgraded infrastructure and growing population. The new housing projects and the potential for long-term value growth make it a smart investment choice.
With all these developments, Bemowo is shaping up to be a prime spot for those looking to buy property. The combination of new residential options and improved transport links is making it a desirable area for both living and investing.
As the area continues to evolve, it's clear that Bemowo is on the rise, attracting both residents and investors alike. The ongoing improvements in infrastructure and housing are setting the stage for a thriving community.
Sources: Yareal's NEOWO Development, Warsaw's Public Transport Upgrade, Nordic Bemowo Estate
5) Mokotów is gaining interest for its closeness to the city center and green spaces, driving steady property appreciation
Mokotów is a hotspot for property buyers thanks to its prime location near Warsaw's city center.
Just south of Śródmieście, Mokotów is close to many foreign embassies and international companies, making it a magnet for both residents and businesses. This strategic position boosts its appeal significantly.
One of Mokotów's standout features is its lush green spaces, like Pole Mokotowskie. These parks not only enhance the quality of life but also make the area highly attractive for those seeking a blend of urban and natural settings.
Since 2008, property prices in Mokotów have consistently risen, reflecting its growing popularity. By 2023, the average transaction price of existing flats in Mokotów was notably higher than in other Warsaw districts.
For anyone considering a move, Mokotów offers a unique mix of city life and nature, with its proximity to central Warsaw and abundant green areas.
Investing in Mokotów means tapping into a market with steady property appreciation, driven by its desirable location and lifestyle offerings.
Source: Global Property Guide
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6) Wilanów is desirable for its modern residential complexes and high-quality amenities, offering strong property appreciation potential
Wilanów is known for its modern residential complexes and high-quality amenities, making it a desirable area with strong property appreciation potential. In 2023 and 2024, the average price for existing flats in Warsaw, including Wilanów, steadily rose, reaching close to 15,123 PLN per square meter by mid-2024. This trend indicates a strong market performance and potential for continued property appreciation.
The growing demand for residential properties in Warsaw through 2023 and 2024 suggests that Wilanów is an attractive location for property buyers. This increased demand is further supported by the development of new modern residential complexes, such as the ENSO Wilanów project by Yareal, which includes premium apartments with private gardens and a public plaza.
High occupancy rates in Wilanów are likely due to its strategic location near major intersections and new tram lines, enhancing connectivity. Additionally, the availability of premium amenities, such as green courtyards, fitness areas, and recreational spaces, contributes to the area's desirability.
Sources: Yareal, Global Property Guide
7) Bielany is gaining interest with affordable homes and better transport links, appealing to first-time buyers and investors
Bielany is becoming a hot spot for affordable housing and improved transport links, drawing in first-time buyers and investors.
In recent years, there's been a noticeable uptick in property sales, signaling a growing interest from these groups. The area is buzzing with new housing developments that cater to the demand for affordable living. These projects often feature modern amenities and energy-efficient designs, making them especially attractive to newcomers and investors.
When you compare property prices, Bielany stands out as a more budget-friendly option than other Warsaw districts like Śródmieście and Żoliborz. This affordability is a big draw for those looking to enter the property market without breaking the bank. The local government has also been busy enhancing public transport, adding new bus routes and upgrading systems, which makes commuting a breeze.
These improvements in transport infrastructure have been a game-changer, making it easier for residents to get around Warsaw. Surveys show that more people are eyeing Bielany because of its affordability and better transport links. The area is not just about cheaper homes; it's about a lifestyle upgrade with easy access to the city.
For first-time buyers, Bielany offers a chance to own a home in a well-connected area without the hefty price tag. Investors are also taking note, seeing the potential for growth as the district continues to develop. The combination of affordable prices and improved transport is a winning formula that's hard to resist.
As Bielany continues to evolve, it's clear that the district is on the rise, offering a blend of affordability, convenience, and modern living. The buzz around Bielany is not just hype; it's backed by real changes and opportunities that are attracting a diverse range of buyers.
Sources: Notes from Poland, Okeask, Varso Invest
8) Praga-Północ is attracting investors with its rapid gentrification and rising rental yields
Praga-Północ is turning heads with its rapid gentrification and rising rental yields, making it a hot spot for investors.
In this district, property prices are climbing, a typical sign of gentrification as wealthier residents and investors flock in, driving up demand and costs. This trend is reshaping the area, making it more appealing for those looking to invest in real estate.
Praga-Północ is also seeing higher rental yields than other parts of Warsaw. While the average gross rental yield in Warsaw was 6.03% in 2024, this district likely offered even better returns, thanks to its ongoing transformation. It's a golden opportunity for anyone eyeing rental properties.
The area is buzzing with new businesses and cultural spots, like the lively Centrum Praskie Koneser. This cultural hub, featuring a food court, art exhibitions, and live performances, is a testament to the district's evolution into a vibrant cultural destination, drawing in both locals and tourists.
Investors are particularly interested in Praga-Północ because of its unique blend of old and new. The district's historic charm combined with modern amenities makes it a compelling choice for those looking to invest in a dynamic and evolving neighborhood.
With its strategic location and ongoing development, Praga-Północ is becoming a magnet for young professionals and creatives, further boosting its appeal and potential for growth.
Sources: Global Property Guide, Evendo
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.
9) Rembertów is gaining interest for its peaceful suburban vibe and affordable housing options
Rembertów is quickly becoming a favorite spot for homebuyers in Warsaw due to its serene suburban feel and lower property prices.
In December 2023, Rembertów boasted some of the most affordable housing prices in Warsaw, averaging 11,383 zł per square meter. This is a stark contrast to pricier districts like Śródmieście and Żoliborz. Even as Warsaw's property prices climbed in 2024, Rembertów stayed budget-friendly.
Young families and professionals are flocking to Rembertów, drawn by its affordable homes and tranquil atmosphere. The district's suburban charm is a magnet for those wanting a quieter lifestyle. Plus, the recent upgrade of the railway line has made Rembertów more accessible, boosting its appeal.
Rembertów's peaceful vibe and lower costs are making it a hot market. It's an ideal choice for those seeking affordable housing options without sacrificing quality of life. The district's transformation is evident in the growing interest from buyers.
With its improved connectivity, Rembertów is not just a place to live but a community to thrive in. The modernization of transport links has made commuting easier, adding to the district's attractiveness.
As more people discover Rembertów's unique blend of affordability and tranquility, it's emerging as a top choice for homebuyers looking for a suburban retreat within reach of the city.
Sources: Global Property Guide, Okeask, European Commission
10) Saska Kępa is attracting high-end buyers with its mix of modern and pre-war architecture, boosting property values
Saska Kępa is a hot market because of its unique blend of modern and pre-war architecture, attracting high-end buyers.
In recent years, property prices in Saska Kępa have surged, with a 14.52% increase in the average transaction price of existing flats in Warsaw, including this area. This jump in prices shows just how much people want to live here.
Local real estate agencies are buzzing about the demand for homes in Saska Kępa. In 2023, the total number of residential units sold in Warsaw's major cities, including Saska Kępa, shot up by 65% compared to the previous year. This trend is highlighted in JLL’s Q4 2023 Poland residential market report, which points to a significant number of units sold in Warsaw, with Saska Kępa playing a big role.
Media and architectural reviews can't stop praising Saska Kępa for its blend of modern and pre-war architecture, making it a favorite among high-end buyers. This positive buzz, along with stories from wealthy buyers who love the neighborhood's historical charm and modern perks, shows why it's so popular.
The area is seeing a rise in luxury property developments, which is a clear sign of the growing demand for high-end properties that showcase this architectural diversity. This development boom is drawing more attention to Saska Kępa's unique appeal.
With its mix of old-world charm and modern amenities, Saska Kępa is not just a place to live; it's a lifestyle choice that continues to attract those looking for something special in Warsaw's real estate market.
Sources: Global Property Guide, BHS USA
11) Targówek is gaining interest for its infrastructure upgrades and lower property prices, offering strong investment opportunities
Targówek is becoming a hot spot for property investment thanks to its infrastructure upgrades and affordable prices.
In 2023, property transactions in Targówek surged, reflecting a growing interest in this Warsaw district. This uptick aligns with a broader trend in Warsaw, where property deals have been on the rise, but Targówek stands out with its substantial growth.
One major draw is the lower property prices in Targówek compared to other parts of Warsaw. For example, while the average price for existing flats in Warsaw was PLN 13,318 (€3,109) per square meter, Targówek offered more budget-friendly options, making it a smart choice for new investors.
Infrastructure is another big plus. New metro lines, like the M4, are boosting connectivity, making it easier for residents to get around. This is a game-changer for daily commutes and overall accessibility.
On top of that, road improvements such as the S7 route are easing traffic, which means less congestion and better flow in and out of the area. These enhancements are making Targówek more appealing to potential buyers.
With these developments, Targówek is not just a place to live but a promising investment opportunity. Its combination of affordability and improved infrastructure is drawing attention from savvy investors looking for value in Warsaw's real estate market.
Sources: Global Property Guide, Architektura i Biznes
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12) Ursynów is popular with families for its good schools and parks, driving steady property value growth
Ursynów in Warsaw is increasingly popular with families.
Families love Ursynów for its excellent schools. While the Warsaw School of Economics isn't in Ursynów, its high rankings in Business & Management and Economics & Econometrics reflect the area's strong educational reputation.
Ursynów also boasts plenty of parks and green spaces. The Sady Ursynów Estate, for instance, is committed to environmental protection, featuring a special waste sorting hall. This focus on green living makes it a healthy, family-friendly place.
Property values in Ursynów are on the rise, thanks to its good schools and parks. Historical trends show that areas like Ursynów, with these amenities, tend to see steady or increasing property values.
The Sady Ursynów Estate is particularly desirable, with new flats and a focus on micromobility. This emphasis on environmental protection likely boosts its property value growth.
Families looking for a vibrant community with strong educational and recreational options will find Ursynów an appealing choice.
Sources: Robyg, Ad Scientific Index
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility. Finally, please note that we are not affiliated to any of the sources provided. Our analysis remains then 100% impartial.