Looking for a flat of around 40 m² in Warsaw and torn between 38 and 45 m² in the same development? And the smaller one costs more for every metre? That is not a mistake in the price list; it is a pattern visible in most price lists. According to developers’ files on dane.gov.pl (as at 4 October 2026), flats of 35–39.9 m² were clearly more expensive per m² than flats of 43–47.9 m² in 8 of the 10 developments in our catalogue that have at least two flats in both groups. The difference ranged from 2.1% to 12.0%. In 16 of the 18 developments the smallest flats had a higher median price per m² than the largest. In our catalogue the median price of a 40–49.9 m² flat was PLN 770,016, and of a 50–59.9 m² flat PLN 875,497.
Below you will find tables, a calculation of what each extra metre costs, and a list of things to check before you choose a size.
Where do these numbers come from, and what do they not show?
A developer must publish on its website the price per m² of usable area for each flat, including VAT (art. 19a(1) of the Developer Act, ustawa deweloperska, consolidated text Dz.U. 2026 item 880, legal position as at October 2026). Once a day it sends this data to the minister responsible for digitalisation, and it is published on the dane.gov.pl portal (art. 19b(1) and (3)). All the calculations in this text are based on those files.
Before you look at the tables:
- This is our catalogue, not the whole Warsaw market. The site lists 38 developments, of which 22 have flats in developers’ files. The offer contained 960 flats, and 880 of them state a price per m² of usable area.
- Some flats are left out of the calculation. For 80 Victoria Dom flats (79 in Metro Art and 1 in Miasteczko Nova Sfera) the price per m² refers to settlement area, not usable area, so they are excluded. From Metro Art we count 80 flats.
- The files are dated 28 September – 4 October 2026. This is a snapshot of price lists at one moment. We do not show price changes over time.
- The files for two Skanska developments (Park Skandynawia, Jaśminowy Mokotów) have no flat status. They may include flats that have already been sold.
- A flat’s price does not include a parking space or storage unit. At Konopacka, for 9 of the 18 flats on offer, the developer listed a mandatory storage unit that is not in the flat’s price.
A 40 m² or 50 m² flat in Warsaw: what does it cost in our catalogue?
Gross prices from developers’ files, all 22 developments together (as at 4 October 2026):
Scroll the table sideways to see all columns.
| Size | Flats | Developments | Median price per m² | Median flat price |
|---|---|---|---|---|
| under 30 m² | 53 | 7 | PLN 19,329 | PLN 541,364 |
| 30–39.9 m² | 168 | 13 | PLN 18,664 | PLN 651,922 |
| 40–49.9 m² | 200 | 17 | PLN 16,909 | PLN 770,016 |
| 50–59.9 m² | 265 | 18 | PLN 15,700 | PLN 875,497 |
| 60–74.9 m² | 84 | 16 | PLN 16,273 | PLN 1,039,030 |
| 75–89.9 m² | 66 | 11 | PLN 14,762 | PLN 1,168,925 |
| 90 m² or more | 44 | 9 | PLN 22,489 | PLN 2,087,836 |
Own analysis based on data from dane.gov.pl (as at 4 October 2026). 880 flats in 22 developments in our catalogue.
From the smallest flats to the 50–59.9 m² group, the price per m² falls by about PLN 3,600. For the largest flats it rises again to PLN 22,489. That does not mean large flats are more expensive per metre. This group contains many flats from developments where the whole price list is expensive: 14 from Jaśminowy Mokotów (median PLN 26,811 per m²) and 15 from NU! and Stacja Wola (medians PLN 24,500 and PLN 26,984). The table for the whole database therefore mixes districts and standards. That is why comparing flats within the same development matters more.
For comparison: according to GUS, the average floor area of flats in multi-family buildings permitted in 2025 was 53.6 m² (publication of 30 June 2026, nationwide data).
Within the same development, is the smaller flat more expensive per metre?
Yes, in the vast majority of cases. We split each development’s flats into the same size groups and compared the median price per m² in the smallest and the largest group (only groups with at least 3 flats). This comparison is possible in 18 developments. In 16 of them the largest flats were cheaper per metre than the smallest.
Scroll the table sideways to see all columns.
| Development | District | Smallest group: median per m² | Largest group: median per m² | Difference |
|---|---|---|---|---|
| NU! | Wola | under 30 m²: PLN 29,687 | 90 m² or more: PLN 21,867 | −26.3% |
| Jaśminowy Mokotów | Mokotów | 40–49.9 m²: PLN 29,896 | 90 m² or more: PLN 24,603 | −17.7% |
| Stilla | Włochy | under 30 m²: PLN 19,096 | 60–74.9 m²: PLN 16,302 | −14.6% |
| Apartamenty Płużnicka | Białołęka | 50–59.9 m²: PLN 14,940 | 75–89.9 m²: PLN 13,140 | −12.0% |
| Rezydencja Liwska | Targówek | 30–39.9 m²: PLN 16,770 | 75–89.9 m²: PLN 14,788 | −11.8% |
| Ikona Światowida 5 | Białołęka | under 30 m²: PLN 20,145 | 90 m² or more: PLN 17,800 | −11.6% |
| Viva Garden 14 | Białołęka | 30–39.9 m²: PLN 15,194 | 50–59.9 m²: PLN 13,600 | −10.5% |
| Miasteczko Nova Sfera | Białołęka | 30–39.9 m²: PLN 15,100 | 75–89.9 m²: PLN 13,680 | −9.4% |
| Osiedle Sprawna | Białołęka | under 30 m²: PLN 14,061 | 75–89.9 m²: PLN 12,827 | −8.8% |
| Premiera Bemowo | Bemowo | 30–39.9 m²: PLN 20,462 | 60–74.9 m²: PLN 18,870 | −7.8% |
| Metro Art | Praga-Południe | 30–39.9 m²: PLN 19,344 | 50–59.9 m²: PLN 17,970 | −7.1% |
| Stacja Wola | Wola | 30–39.9 m²: PLN 28,358 | 90 m² or more: PLN 26,987 | −4.8% |
| Park Skandynawia | Praga-Południe | under 30 m²: PLN 18,539 | 60–74.9 m²: PLN 17,680 | −4.6% |
| Konopacka | Praga-Północ | under 30 m²: PLN 18,650 | 40–49.9 m²: PLN 17,800 | −4.6% |
| Aleja Krakowska 201 | Włochy | 40–49.9 m²: PLN 16,354 | 75–89.9 m²: PLN 15,705 | −4.0% |
| Korkowa 146 | Wawer | 40–49.9 m²: PLN 16,450 | 50–59.9 m²: PLN 16,175 | −1.7% |
| Srebrna 5 | Wola | 30–39.9 m²: PLN 30,788 | 60–74.9 m²: PLN 30,883 | +0.3% |
| Kowalskiego 37 | Targówek | 40–49.9 m²: PLN 14,950 | 90 m² or more: PLN 15,200 | +1.7% |
Own analysis based on data from dane.gov.pl (as at 4 October 2026). 18 developments in our catalogue in which at least two size groups have 3 flats or more each.
Three things the table shows:
- The drop is not always even. At Stacja Wola, Ikona Światowida 5 and Miasteczko Nova Sfera, for example, the largest flats get more expensive per metre again compared with the group just before them. At Park Skandynawia flats of 30–39.9 m² (PLN 20,529) were more expensive per metre than those under 30 m².
- There are exceptions. At Kowalskiego 37 and Srebrna 5 the price per m² is practically the same for all sizes. There a smaller flat does not mean a dearer metre.
- The scale depends on the development. At NU! the gap between the smallest and the largest flats exceeds PLN 7,800 per m². At Korkowa 146 it is under PLN 300.
38 or 45 m²: what a comparison within one development shows
A narrower comparison: flats of 35–39.9 m² and 43–47.9 m² in the same development, where each group has at least 2 flats.
Scroll the table sideways to see all columns.
| Development | 35–39.9 m²: flats; median per m² | 43–47.9 m²: flats; median per m² | Difference |
|---|---|---|---|
| Park Skandynawia | 6; PLN 20,529 | 20; PLN 18,059 | −12.0% |
| Konopacka | 6; PLN 19,950 | 3; PLN 17,800 | −10.8% |
| Ikona Światowida 5 | 6; PLN 17,952 | 9; PLN 16,686 | −7.1% |
| Premiera Bemowo | 6; PLN 20,428 | 7; PLN 19,041 | −6.8% |
| Rezydencja Liwska | 31; PLN 16,758 | 13; PLN 16,032 | −4.3% |
| Metro Art | 23; PLN 19,200 | 9; PLN 18,519 | −3.5% |
| Viva Garden 14 | 7; PLN 14,900 | 2; PLN 14,550 | −2.3% |
| Srebrna 5 | 8; PLN 30,788 | 5; PLN 30,130 | −2.1% |
| Miasteczko Nova Sfera | 16; PLN 15,100 | 2; PLN 14,990 | −0.7% |
| Osiedle Sprawna | 7; PLN 12,908 | 22; PLN 12,965 | +0.4% |
Own analysis based on data from dane.gov.pl (as at 4 October 2026). 10 developments in our catalogue.
In 8 of the 10 developments the smaller flat was clearly more expensive per metre. At Miasteczko Nova Sfera the difference is token, and at Osiedle Sprawna the smaller flat was even marginally cheaper per m².
What does each extra metre cost?
The price per m² is only half the picture. When choosing between 38 and 45 m², the more useful question is how much extra you pay for 7 additional metres. An illustrative calculation on the medians from the table (these are not prices of specific flats):
Scroll the table sideways to see all columns.
| Development | 38 m² × median | 45 m² × median | Extra for 7 m² | Per extra m² |
|---|---|---|---|---|
| Rezydencja Liwska | c. PLN 636,800 | c. PLN 721,400 | c. PLN 84,600 | c. PLN 12,100 |
| Ikona Światowida 5 | c. PLN 682,200 | c. PLN 750,900 | c. PLN 68,700 | c. PLN 9,800 |
| Park Skandynawia | c. PLN 780,100 | c. PLN 812,700 | c. PLN 32,600 | c. PLN 4,700 |
| Osiedle Sprawna | c. PLN 490,500 | c. PLN 583,400 | c. PLN 92,900 | c. PLN 13,300 |
Own calculation: floor area × median price per m² from the table above (as at 4 October 2026).
At Rezydencja Liwska each metre above 38 m² costs about PLN 12,100 in this calculation. That is clearly less than the median for the whole development (PLN 16,138 per m²). At Park Skandynawia the extra cost per metre is lower still, but the file has no flat status, so some of the flats may already be sold. At Osiedle Sprawna, where the price per m² barely depends on size, an extra metre costs slightly more than the median for the whole development (PLN 13,020 per m²).
The conclusion for your budget: if you can afford a loan that is a few tens of thousands of zloty larger, then in most of the developments compared, the extra metres of the larger flat cost less than a metre of the smaller one. But check this on specific flats, not on medians.
Why does a metre of a small flat cost more?
Analysts at RynekPierwotny.pl explained in 2019 that in studios fixed costs are spread over a smaller usable floor area. According to their data for Q1 2019, studios in Warsaw were then PLN 3,132 per m² above the average, i.e. 34% (money.pl, 19 May 2019).
A similar relationship appears in that portal’s newer data, calculated by number of rooms rather than by size. In September 2026 the average asking price of flats in Warsaw there was PLN 19,959 per m² (read on 7 October 2026), broken down by number of rooms:
- studios: PLN 24,638 per m²;
- 2 rooms: PLN 19,505 per m²;
- 3 rooms: PLN 18,455 per m²;
- 4 rooms or more: PLN 20,495 per m².
The rise for the largest flats resembles our result for the 90 m² and over group. In our catalogue large flats more often come from expensive developments (Jaśminowy Mokotów, NU!, Stacja Wola); whether the same explains the portal’s result cannot be told from its data. Our data only shows how prices are laid out in price lists. It does not show how each developer sets its prices.
What exactly are you paying for: how usable area is measured
Since you pay for every metre, check what has been counted in those metres.
Price = floor area × price per m². In developer agreements signed from 13 February 2026, the price of a flat is set as the product of the usable area and the price per 1 m². The area is measured under the Polish Standard in force on the day the building permit application or construction notification was filed (art. 5a of the Developer Act, added by Dz.U. 2026 item 27, legal position as at October 2026).
Partition walls. According to the Polish Committee for Standardization’s interpretation of 29 December 2022 of PN-ISO 9836:2022-07, the area taken up by permanent partition walls counts as structure area, not usable area. Partitions that can be removed are counted in the net area, so they form part of the usable area.
In its communication of 4 July 2025, UOKiK described 6 decisions on this issue, with fines totalling over PLN 1.6 million:
- five developers did not state in flat information sheets how much of the area under partition walls they had included in the usable area;
- one stated this area in the sheets but did not count it in the flat’s size in the developer agreement, and then demanded an extra payment.
The highest fine was PLN 1,052,021 (decision RPZ 15/2024 of 12 December 2024). On the day of the communication, the decisions were not yet final.
In a small flat even a fraction of a metre is a larger share of the whole area. So ask the developer’s sales office whether the size on the flat’s information sheet includes the area under partition walls, and compare the sheet with the draft contract.
Minimum size. The former technical conditions (regulation of 12 April 2002, consolidated text Dz.U. 2022 item 1225) required a flat to have at least 25 m² of usable area (§ 94). The regulation applied until 19 September 2026. For 18 months from 20 September 2026 an investor who files a declaration may continue to apply those rules (art. 102a of the Building Law, added by the act of 31 July 2026, Dz.U. 2026 item 1161, in force from 2 September 2026). No new regulation on technical conditions for buildings had been published by 7 October 2026.
If you do not read Polish: what to look out for
- Check numbers, not words. The floor area, price per m² and total price on the flat’s information sheet and in the draft contract are written as figures. If they differ, that is a reason to ask a question before signing.
- The dane.gov.pl files are in Polish, but the numbers are readable. Prices in them are in zloty; you can match the price per m² and the flat number against the developer’s price list.
- The developer agreement (umowa deweloperska) is signed before a notary. At a party’s request the notary may carry out the act in a foreign language, either personally or with a sworn translator (Prawo o notariacie, art. 2 § 3 and art. 87 § 1 pkt 1, legal position as at October 2026).
- Ask in writing about the floor area, the area under partitions and mandatory extras (such as a storage unit), and keep the reply.
How to compare two flats of different sizes
- Compare within one development. City-wide averages mix districts and standards. The price index for our catalogue shows prices per m² development by development.
- Work out the price of the extra metres. Subtract the price of the smaller flat from the price of the larger one and divide by the difference in size. Compare the result with the price per m² of the smaller flat.
- Check the flat’s information sheet. Ask about the area under partition walls and whether the size on the sheet matches the size in the draft contract.
- Add the extras. A parking space and storage unit are not in the flat’s price and are sometimes mandatory. We have collected prices from developers’ files in our text on parking space and storage unit prices.
- Record the price with the date. Take a screenshot of the price on the developer’s website. If the price on the website differs from the price at signing, you may demand a contract at the price most favourable to you (art. 19a(6) of the Developer Act).
If you have a specific budget, also see what developers offer up to PLN 700,000 and how many square metres PLN 800,000–1.2 million buys in each district. For how the floor affects the price, see whether a higher floor raises the price.
FAQ
Why are small flats more expensive per square metre?
Analysts at RynekPierwotny.pl explained this back in 2019: fixed costs are spread over a smaller usable floor area. Our data shows the effect itself, not its causes: in 16 of the 18 developments in our catalogue the smallest flats had a higher median price per m² than the largest (as at 4 October 2026).
How much does a 40 m² flat from a developer cost in Warsaw?
In our catalogue the median price of flats of 40–49.9 m² was PLN 770,016 and the median price per m² was PLN 16,909. That is 200 flats in 17 developments, as at 4 October 2026, from developers’ files on dane.gov.pl. The catalogue covers 22 developments, not the whole Warsaw market.
How much does a 50 m² flat from a developer cost in Warsaw?
In our catalogue the median price of flats of 50–59.9 m² was PLN 875,497 and the median price per m² was PLN 15,700. That is 265 flats in 18 developments, as at 4 October 2026. The metre was cheaper than in the 40–49.9 m² group, but the whole flat cost more.
Is a smaller flat always more expensive per m²?
Not always. At Kowalskiego 37 and Srebrna 5 the price per m² was practically the same for all sizes. At Osiedle Sprawna, flats of 35–39.9 m² were even 0.4% cheaper per m² than flats of 43–47.9 m² (as at 4 October 2026). Always compare flats within the same development.
Does the area under partition walls count towards the flat’s size?
It depends on the standard used to measure the flat. According to the PKN interpretation of PN-ISO 9836:2022-07, the area under permanent partition walls is not part of the usable area, while the area under partitions that can be removed is. As at October 2026, in developer agreements signed from 13 February 2026 the area is measured under the Polish Standard in force on the day the building permit application or construction notification was filed (art. 5a of the Developer Act). In a communication of 4 July 2025, UOKiK described 6 decisions imposing fines on developers over how they disclosed the area under partition walls and counted it in the flat’s size. On the day of the communication, the decisions were not yet final.
What should a foreigner who does not read Polish bear in mind?
You can check the numbers on the flat’s information sheet and in the draft contract without translation: floor area, price per m² and total price. The developer agreement (umowa deweloperska) is signed before a notary; at a party’s request the notary may carry out the act in a foreign language, either personally or with a sworn translator (Prawo o notariacie, art. 2 § 3 and art. 87 § 1 pkt 1, as at October 2026).
This text is for information only and is not legal advice.
Torn between two sizes in a specific development? Write to us before your first visit to the developer’s sales office. We will register you as a client, go there together and go through the information prospectus and the draft contract with you, including the floor area on the flat’s information sheet. We will point out what to ask the developer or a lawyer. A buyer on the primary market does not pay us a fee. Our remuneration on the primary market comes from agreements with developers.