You can check the price of a specific new-build flat in Warsaw yourself, without relying on an advert or a sales manager, and without reading Polish. There are two official sources. The first is the developer’s own website: since 11 July 2025 it must show the price of every flat on offer and how that price has changed. The second is dane.gov.pl, Poland’s open data portal: the developer sends the same data to the ministry once a day, and the ministry publishes it. What flats actually sold for is shown free of charge in the Property Price Register on geoportal.gov.pl (since 13 February 2026). Legal position as of October 2026.
The advert said “from … zł/m²”, and the developer’s sales office (biuro sprzedaży) quoted something else? This guide shows where to find the developer’s file, how to read it with a handful of Polish words, how to see the price history and what to do if the contract shows a different figure.
Which law makes developers publish prices, and since when?
The duty comes from the Act of 21 May 2025 amending the Developer Act (ustawa deweloperska, Journal of Laws 2025, item 758). It added Articles 19a and 19b to the Act and took effect on 11 July 2025. Developments where sales had started earlier had two months to comply, until 11 September 2025. The consolidated text now in force is Journal of Laws 2026, item 880 (as of October 2026).
The duty lies with the developer. Article 19a(4) extends it to a developer selling completed flats and to a business selling a flat from a development for the first time. It does not mention private individuals selling a resale flat.
From 11 November 2026 the form of the daily reporting changes. Under the Act of 17 July 2026 (Journal of Laws 2026, item 1077), the developer will send the data as an electronic document with a structure set by the minister. As of October 2026 that regulation had not been published in the Journal of Laws; a draft (text dated 23 September 2026) was posted on the government legislation portal on 28 September 2026. The amendment does not change the buyer’s rights under Article 19a.
What exactly must the developer publish?
Under Article 19a(1), the developer’s website must show:
- the price per m² of usable floor area (powierzchnia użytkowa) of every flat on offer, and the price of the whole flat or the part of the property sold under the contract;
- the prices of ancillary rooms (pomieszczenia przynależne), such as a storage room, cellar or garage, and of rights needed to use the flat, if these are not included in the flat price;
- any other payments you will make to the developer under the agreement transferring ownership.
All amounts include VAT. The same website must also carry the general part of the information prospectus (prospekt informacyjny), the addresses of the developer’s registered office and sales office, contact details and the development’s location. The page must be online from the start of sales (or, where the developer uses reservation agreements, before the first of them) until the rights under the last agreement in the development are transferred.
For a “from … zł/m²” advert, the key rule is Article 19a(3): adverts and listings must give the address of the website with the prices. A “from” price does not replace the price of a specific flat. That price, together with the price of a storage room or a parking space sold separately, is in the price list at that address. What these extras typically add up to is covered in the extras that push up the full cost of a new-build flat, and parking in particular in what parking spaces cost in Warsaw new builds.
How to find the developer’s file on dane.gov.pl, step by step
The developer’s website. Open the address given in the advert, find the price list and note the flat number. You will use it to match data across sources.
dane.gov.pl. Once a day the developer sends its data to the minister responsible for digital affairs. The minister publishes it on dane.gov.pl, and the Act classes it as high-value data (Article 19b). To find the right file:
- Type “Ceny ofertowe mieszkań” (offer prices of flats) and the name of the developer or its project company into the portal’s search box. As of 27 September 2026 there were more than 14,000 such datasets. These are datasets, not developments: one developer may have several.
- Open the most recent file and check the column with the development’s location.
- Find the row with your flat number. Files that follow the ministry’s structure have no columns for floor area, floor or number of rooms; check those on the developer’s website. Until 10 November 2026 the ministry’s template is not mandatory, so developers lay out their files differently.
- In a file that follows the ministry’s structure, each price (per m², for the flat, for a storage room or another payment) has a column giving the date from which that price applies.
The files are updated daily, so note the date of the file you read.
Not every dataset keeps an archive. Some developers leave a file for every day on the portal. Others publish a single “current” file that is replaced each day. In that case, check the price history on the developer’s website.
How the prices in our catalogue are taken from these files, and how each one is dated, is described on where the catalogue prices come from and how they are dated.
Price history and “discounts”: has the price really dropped?
The developer keeps the price history on its own website. Article 19a(2) requires it to update the data on the day of any change, give the date of the change and keep the earlier data from the start of sales: the old price, the new price and the date. Compare the date of the advert with the price that applied on that day.
The “lowest price in the last 30 days” rule comes from a different law, the Act on informing about prices of goods and services (consolidated text, Journal of Laws 2023, item 168, Article 4(2)). When a price is reduced, the lowest price from the 30 days before the reduction must be shown next to the new one. Whether this rule applies to flats sold by developers is not settled. Article 2 of that Act excludes price information governed by separate laws, and the disclosure of flat prices is governed by the Developer Act. We found no published position of UOKiK, the Polish competition and consumer protection authority, on this point (as of October 2026).
In practice: when a developer announces a discount, use the Article 19a(2) history to check what the flat cost in the 30 days before it and whether the price went up just beforehand.
Asking price or sale price: where to see what flats actually sold for
The developer’s price list shows asking prices. What flats actually sold for is shown in the Property Price Register (Rejestr Cen Nieruchomości, RCN). Since 13 February 2026 its data has been free of charge (Act of 26 September 2025, Journal of Laws 2025, item 1542).
On geoportal.gov.pl, open the “Rejestr Cen Nieruchomości” module. You will see the price, the date of the document, the type of property, the floor area and the market: primary (pierwotny) or secondary (wtórny). Warsaw is covered, but with a delay: as of 27 September 2026, the most recent Warsaw transactions in the RCN dated from May 2026. The units layer also includes garages and non-residential units (lokale użytkowe), so filter by property type.
A second source is still being built. Under the Act of 17 October 2025 (Journal of Laws 2025, item 1669), from 2 April 2027 Portal DOM, run by the Insurance Guarantee Fund (Ubezpieczeniowy Fundusz Gwarancyjny), is due to publish average or median transaction prices and the number of transactions on the primary and secondary markets. A figure will only be shown if the sample contains at least 6 units and 6 different buyers, and the selected period may not exceed 2 years (legal position as of October 2026).
What to do if the contract price is higher than the website price
Article 19a(6): if the price on the developer’s website differs from the price offered when the contract is concluded, you have the right to demand that the contract be concluded at the price most favourable to you. How to prepare:
- Before your visit, save the price page (a screenshot with a visible date) and download the dane.gov.pl file for the same day.
- Check the calculation. In agreements with developers concluded from 13 February 2026, including reservation agreements, the flat price is the usable floor area in m² multiplied by the price per m² (Article 5a, added by Journal of Laws 2026, item 27). Floor area is measured under the Polish Standard (Polska Norma) in force on the day the building permit application or construction notification was filed.
- Raise the difference in writing before you sign and refer to Article 19a(6).
- The provision refers to the price “when the contract is concluded”. The Act does not say expressly whether this covers a reservation agreement, so ask for the flat price in writing before you reserve.
If you are buying as a foreigner: language, evidence and the notary
Every source is in Polish. Developers’ price lists, dane.gov.pl files and the RCN are all in Polish, and column names differ from developer to developer. What matters in them is the numbers, which need no translation. A handful of terms is enough to find the right row:
Scroll the table sideways to see all columns.
| Polish | What it means |
|---|---|
| cena za m² / cena za 1 m² | price per square metre |
| cena lokalu / cena mieszkania | price of the whole flat |
| powierzchnia użytkowa | usable floor area, the basis of the price |
| komórka lokatorska, piwnica | storage room, cellar |
| miejsce postojowe, garaż | parking space, garage |
| pomieszczenia przynależne | ancillary rooms attached to the flat |
| data, od której cena obowiązuje | date from which the price applies |
| rynek pierwotny / wtórny | primary / secondary market |
Save your evidence before the visit. Save the dated price list and the dane.gov.pl file before you go to the sales office (step 1 above). Without them you have nothing to point to there. If you are renting in Warsaw while you choose, the same files let you compare several developments from home before you book a single appointment.
The language of the documents. The Developer Act (Journal of Laws 2026, item 880) contains no rules on the language of the prospectus or the agreement. The general rule is that documents with a consumer who lives in Poland, for a contract performed in Poland, are in Polish (Polish Language Act, Article 7(1) and Article 8(1), Journal of Laws 2026, item 81). A consumer contract may be drawn up in a foreign language if the consumer asks for it, knows that language, is not a Polish citizen and has first been told of the right to a Polish document (Article 8(1b)). The law does not require the developer to translate anything. What to look for in the prospectus is covered in checking a developer’s information prospectus in English.
At the notary. The developer agreement is concluded as a notarial deed (Developer Act, Article 40(1)). Notarial acts are performed in Polish. At a party’s request the notary can also perform the act in a foreign language, either personally or with a sworn translator (tłumacz przysięgły), under Article 2 § 3 of the Notaries Act (Journal of Laws 2026, item 614). If you do not know Polish and no translation is attached, the notary translates the deed or uses a translator (Article 87 § 1(1)). The deed is read out before signing, and the notary must make sure you understand its content and meaning (Article 94 § 1). The list of sworn translators is kept by the Minister of Justice and published in the Public Information Bulletin (BIP). Before signing, compare three figures with your saved price list: floor area, price per m² and total price.
If you cannot come to Warsaw. A purchase signed by a representative needs a power of attorney in the form of a notarial deed, because the purchase itself requires that form (Civil Code, Article 99 § 1, Journal of Laws 2026, item 795). Agree the form of a power of attorney made abroad with the notary in Poland in advance.
Permits. A foreigner of any nationality can buy a self-contained flat outside the border zone without a permit from the Ministry of the Interior and Administration (MSWiA) (Act on the Acquisition of Real Estate by Foreigners, Article 8(1)(1), Journal of Laws 2017, item 2278). Warsaw is not in the border zone. Legal position as of October 2026.
Who enforces the rules and where to complain
The rules are enforced by the President of UOKiK. A breach of Article 19a(1)–(4) or of the reporting duty in Article 19b is a practice infringing the collective interests of consumers. The fine can reach 10% of the previous year’s turnover (Article 106(1)(4) of the Competition and Consumer Protection Act, Journal of Laws 2025, item 1714). A manager who intentionally allowed the breach faces a fine of up to PLN 2,000,000 (Article 106b(1)). The President of UOKiK can also approach a developer without opening proceedings, giving it at least 14 days to respond (Article 49a). Legal position as of October 2026.
The law also treats “bait advertising” as unfair in all circumstances: offering a product at a stated price without disclosing that the trader may have reasonable grounds to believe it will not supply the product at that price (Article 7(5) of the Act on Counteracting Unfair Market Practices, Journal of Laws 2023, item 845).
Where to turn (as of October 2026):
- UOKiK deals with collective interests, not individual disputes (Article 24(3) of the Competition and Consumer Protection Act). You can send a report to uokik@uokik.gov.pl or to pl. Powstańców Warszawy 1, 00-950 Warszawa. UOKiK has consumer pages in English.
- Your own dispute with a developer goes to the municipal or district consumer ombudsman (miejski or powiatowy rzecznik konsumentów); there are more than 370 of them in Poland. There is also a consumer helpline, 801 440 220 or 222 66 76 76, on working days from 10:00 to 18:00, charged at your operator’s rate (as of September 2026), and a contact form on dlakonsumentow.pl.
How prices are shown in the Jawno catalogue
Prices in the Jawno catalogue come from developers’ data on dane.gov.pl, and each one carries a date. Our price is a reading taken on a given day. To compare with a contract, use the developer’s own price list, because that is what Article 19a(6) refers to. If you see a difference between our catalogue and the developer’s website, let us know and we will check both sources. To turn a price per m² into a realistic flat size, see how many square metres a given budget buys in Warsaw.
FAQ
Where can I see the official price of a new-build flat in Warsaw?
In two places. The developer’s own website must show the price of every flat on offer and its price history (Article 19a of the Developer Act, in force since 11 July 2025). The state portal dane.gov.pl publishes the same data, which the developer sends to the ministry once a day (Article 19b). Legal position as of October 2026.
How do I find a developer’s file on dane.gov.pl if I don’t read Polish?
Type the Polish phrase “Ceny ofertowe mieszkań” and the name of the developer or its project company into the portal’s search box. As of 27 September 2026 there were more than 14,000 such datasets. In the newest file, find the row with the flat number from the developer’s price list. Files that follow the ministry’s structure have no floor area or floor, so check those on the developer’s website.
The sales office quotes a higher price than the website. What can I do?
If the price on the developer’s website differs from the price offered when the contract is concluded, you can demand the contract at the price most favourable to you (Article 19a(6) of the Developer Act, legal position as of October 2026). Save the price page with a visible date before your visit and raise the difference in writing before you sign.
Can I sign the developer agreement in English?
The developer agreement is a notarial deed, and notarial acts are performed in Polish. At a party’s request the notary can also perform the act in a foreign language, personally or with a sworn translator. If you do not know Polish and no translation is attached, the notary translates the deed or uses a translator (Notaries Act, Article 2 § 3 and Article 87 § 1(1), as of October 2026).
Where can I see what Warsaw flats actually sold for?
In the Property Price Register (Rejestr Cen Nieruchomości) on geoportal.gov.pl, free of charge since 13 February 2026. As of 27 September 2026, the most recent Warsaw transactions there dated from May 2026. From 2 April 2027, Portal DOM is due to publish average or median transaction prices (Journal of Laws 2025, item 1669).
This text is for information only and is not legal advice. Legal position as of October 2026.
Found a new build and planning to visit the developer’s sales office? Write to us before your first visit: we need to register you with the developer before you go there on your own. We will check the price list and price history of your chosen flat on the developer’s website and on dane.gov.pl, go through the information prospectus and the draft agreement with you, point out what to ask the developer or a lawyer and, if you like, come to the meeting with you. We work in 7 languages, including English. You pay us no fee for help buying a flat from a developer.
Jawno · +48 692 649 839 · infojawno@gmail.com