Record Apartment Prices in Warsaw: It’s Only the Start

16 April 2026 Poland Radar 0 Comments

record apartment prices in Warsaw pushed studio costs past 17,000 PLN/m², signalling broader rises and tougher choices for expats.

Warsaw just passed a new threshold as record apartment prices in Warsaw pushed average studio rates above 17,000 PLN per square metre. Consequently, the cheapest segment stopped being cheap and other segments followed.

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Why the 17,000 PLN milestone matters

Agents and analysts note this change quietly. However, the data point matters because it reflects real demand, not a statistical blip. For example, a typical 28 m² studio now costs roughly 476,000 PLN. In contrast, two years ago the same flat was around 369,000 PLN. Therefore, buyers who waited for bargains paid significantly more. Moreover, this rise equals more than many annual gross salaries.

record apartment prices in Warsaw: supply, banks and regional gaps

Firstly, banks restarted lending in 2025. As a result, lenders issued 66,000 mortgages in one quarter. Consequently, lower interest rates improved monthly affordability. For instance, a 400,000 PLN loan with 25 years now costs about 2,900 PLN monthly. Previously, the same loan cost roughly 3,500 PLN. In addition, developers slowed new completions in 2025. Therefore, supply tightened even as demand returned. Also, the city contains many markets. For example, Śródmieście averages over 20,000 PLN/m². Meanwhile Wesoła averages about 11,400 PLN/m². Thus, location matters as much as price per square metre.

What this means for buyers, sellers and families

If you plan to buy for personal use, act now if you have creditworthiness. Moreover, analysts from SonarHome and PKO BP expect continued moderate rises through 2026. However, expensive districts like Śródmieście and Wola may see slower percentage growth. Conversely, districts such as Bielany and Targówek show faster dynamics and room for appreciation. In addition, developers now offer smaller apartments. For example, new average sizes fell from 59 to under 55 m². Therefore, families seeking 70 m² will face limited options.

💡 GOOD TO KNOW: Expats should check mortgage rules and local documents closely. For instance, Poland uses PESEL (national ID number) for many transactions. Also, social institutions like ZUS (social security) and NFZ (public health insurer) matter for income checks. Therefore, verify residency status and tax ID before applying. In addition, ask if a seller has local planning permissions. Municipal planning rules can block new building permits if a gmina lacks a general plan after 30 June 2026. Consequently, land without plans risks long legal uncertainty.

Finally, selling now offers opportunities. Sellers still benefit from higher transaction prices. However, realistic pricing matters. Currently, the gap between asking and transaction prices stands near 9-10 percent. Therefore, overpriced listings stay longer on market. Conversely, well-priced flats sell in roughly three months or less in popular districts.

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