PLN 700,000 buys more than one in four new flats in our catalogue of Warsaw developments, but almost always a flat under 50 m². Up to PLN 700,000 you will find 272 of 960 units (28.3%) in 10 of 22 developments. A typical unit in this budget is 38 m², and the largest is 58.1 m², in Białołęka. In the developments in our catalogue in Wola and Wawer, and in the only Bemowo (Premiera Bemowo) and Mokotów (Jaśminowy Mokotów) developments, there is not a single unit at this price. We calculate from developers’ files published on dane.gov.pl, as of 4 October 2026.
This text is for people buying a first flat. You are buying alone or as a couple, you have a deposit and borrowing capacity of around PLN 700,000, and you want to know what is really on offer before you start booking visits to sales offices. Below you will find the number of units, their sizes, districts and specific developments, and the costs that the unit price does not show.
Where do these figures come from, and what do they not cover?
A developer must publish on its website the price per m² of usable area of every unit, including VAT, and separately the price of ancillary premises (such as a storage room) and of rights needed to use the unit if these are not included in the unit price, as well as other monetary payments the buyer makes to the developer under the contract; in practice this includes a parking space (art. 19a para. 1 pts 1-3 of the Developer Act, consolidated text Dz.U. 2026 item 880, legal position as of October 2026). The same data is passed to the minister responsible for digital affairs and published on dane.gov.pl (art. 19b paras 1 and 3) under the CC0 1.0 licence.
How we counted:
- Base: files of the 22 developments in our catalogue, downloaded on 4 October 2026; the data dates in the files are 28 September to 4 October 2026.
- Unit on offer: it has a price above zero and is not marked as sold, reserved or unavailable. There are 960 such units.
- Budget: the unit price in the file is PLN 700,000 or less. This is the price of the flat alone, without a parking space or storage room.
- Size: 26 units in the budget, in Metro Art and Miasteczko Nova Sfera, have in the file a price per m² of settlement area, not usable area. We count them in the number of units but not in the sizes.
What the data does not tell you:
- It is not the whole market. It covers 22 developments in 9 districts, not all new flats in the city.
- Unit status. The Park Skandynawia (Skanska) file has no unit status, so some units may already be sold. Check availability in the developer’s price list.
- Changes over time. We show a single snapshot. Price history appears in the files for 42 of 960 units (4.4%) in 6 developments, which is too little to speak of a trend.
Our own analysis based on data from dane.gov.pl (as of 4 October 2026). How we collect the files is described under data sources.
How many units fit a budget of PLN 500,000, 600,000 and 700,000?
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| Budget | Units (of 960) | Share | Developments | Size: min / median / max | Median PLN/m² |
|---|---|---|---|---|---|
| up to PLN 500,000 | 17 | 1.8% | 3 | 24.1 / approx. 30 / approx. 40 m² | 14,100 |
| up to PLN 600,000 | 139 | 14.5% | 9 | 24.1 / 35.4 / 51.6 m² | 15,194 |
| up to PLN 700,000 | 272 | 28.3% | 10 | 24.1 / 38.0 / 58.1 m² | 16,290 |
| up to PLN 800,000 (for comparison) | 451 | 47.0% | 16 | 24.1 / 40.2 / 60.4 m² | 16,169 |
Our own analysis based on data from dane.gov.pl (as of 4 October 2026). Size and PLN/m² only for units with a price per m² of usable area.
What follows from this:
- PLN 500,000 is almost an exception in the catalogue. 17 units in 3 developments: 12 in Osiedle Sprawna in Białołęka, 4 in Park Skandynawia in Praga-Południe and 1 in Konopacka in Praga-Północ. The largest is about 40 m².
- Between PLN 600,000 and 700,000 the number of units almost doubles, from 139 to 272.
- The budget buys smaller flats, not cheaper ones. The median price per m² of units up to PLN 700,000 (PLN 16,290) is only slightly below the median of the whole database (PLN 16,696). Mostly smaller units fit this budget, and small flats in the same development usually cost more per metre. For details see why small flats cost more per square metre.
What sizes are on offer up to PLN 700,000?
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| Size | Units up to PLN 700,000 |
|---|---|
| under 30 m² | 44 |
| 30-39.9 m² | 114 |
| 40-49.9 m² | 68 |
| 50-59.9 m² | 20 |
| 60 m² and more | 0 |
| no usable area in the file | 26 |
| Total | 272 |
Our own analysis based on data from dane.gov.pl (as of 4 October 2026).
158 of the 246 units with a stated size (64%) are under 40 m². Half of the units in the budget fall between about 33 and 42.5 m². There are 20 units of 50 m² or more, and all are in Białołęka, in Osiedle Sprawna. There is no unit of 60 m² or more up to PLN 700,000 in our catalogue.
We do not give the number of rooms because few developers filled in that field: it appears for 94 of 960 units in 6 developments. Whether 38 m² means a studio with a large living room or two rooms, you will see on the unit’s floor plan in the developer’s price list.
Which districts have flats up to PLN 700,000?
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| District | Units in budget / all | Developments with units in budget | Largest unit | Median size |
|---|---|---|---|---|
| Białołęka | 129 / 289 | 4: Osiedle Sprawna 76, Miasteczko Nova Sfera 21, Viva Garden 14 18, Ikona Światowida 5 14 | 58.1 m² | 40 m² |
| Praga-Południe | 71 / 239 | 2: Metro Art 53, Park Skandynawia 18 | 36.9 m² | 33 m² |
| Targówek | 47 / 117 | 2: Rezydencja Liwska 44, Kowalskiego 37 3 | 44.9 m² | 39 m² |
| Włochy | 15 / 75 | 1: Stilla | 32.6 m² | 30 m² |
| Praga-Północ | 10 / 23 | 1: Konopacka | 39.1 m² | 30 m² |
| Bemowo (1 development), Mokotów (1 development), Wawer, Wola | 0 | — | — | — |
Our own analysis based on data from dane.gov.pl (as of 4 October 2026).
Almost half of the units in the budget (129 of 272) are in Białołęka, and together with Praga-Południe that is 200 of 272. If you are looking for more than 45 m², in practice only Białołęka is left: in the other districts the largest unit up to PLN 700,000 is between 32.6 and 44.9 m².
In Premiera Bemowo, Korkowa 146 and NU! the first unit is roughly PLN 20,000 to 80,000 out of reach. The cheapest unit in Premiera Bemowo costs PLN 719,842, in Korkowa 146 in Wawer PLN 749,791, and in NU! (stage 2) in Wola PLN 780,000. In Jaśminowy Mokotów the cheapest unit costs PLN 1,380,000. If your ceiling is closer to PLN 750,000-800,000 than a strict PLN 700,000, see how many square metres PLN 800,000 to 1.2 million buys by district.
Which developments have units up to PLN 700,000?
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| Development | District | Developer | Units up to PLN 700,000 / on offer | Largest unit in budget |
|---|---|---|---|---|
| Osiedle Sprawna | Białołęka | Ceres Development | 76 / 110 | 58.1 m² |
| Metro Art | Praga-Południe | Victoria Dom | 53 / 159 | 36.9 m²* |
| Rezydencja Liwska | Targówek | LW Development | 44 / 88 | 43.7 m² |
| Miasteczko Nova Sfera | Białołęka | Victoria Dom | 21 / 83 | 45.2 m² |
| Viva Garden 14 | Białołęka | Victoria Dom | 18 / 26 | 49.4 m² |
| Park Skandynawia | Praga-Południe | Skanska | 18 / 80 | 30.8 m² |
| Stilla | Włochy | Skanska | 15 / 62 | 32.6 m² |
| Ikona Światowida 5 | Białołęka | Vinci Immobilier | 14 / 51 | 38.3 m² |
| Konopacka | Praga-Północ | Profit Development | 10 / 18 | 39.1 m² |
| Kowalskiego 37 | Targówek | K2 Residential | 3 / 25 | 44.9 m² |
Our own analysis based on data from dane.gov.pl (as of 4 October 2026). *In Metro Art, the largest of the units that have a usable area in the file.
Two developments account for almost half of the result. Osiedle Sprawna (76 units) and Metro Art (53) together make 129 of the 272 units in the budget (47%). In Viva Garden 14, 18 of the 26 units on offer fit PLN 700,000, and in Osiedle Sprawna 76 of 110. In Kowalskiego 37 it is only 3 of 25.
What else should you add to the unit price?
A flat at PLN 680,000 plus a garage space at PLN 40,000 comes to PLN 720,000, already over budget. So for every unit, work out the total straight away. Median parking prices in the files of developments with units up to PLN 700,000 (files of 3-6 October 2026):
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| Development | Median parking price |
|---|---|
| Metro Art | PLN 32,000 |
| Kowalskiego 37 | PLN 35,000 (underground garage) |
| Miasteczko Nova Sfera | PLN 38,000 |
| Viva Garden 14 | PLN 40,000 (some spaces sold together with a storage box) |
| Ikona Światowida 5 | PLN 46,000 |
| Park Skandynawia | PLN 48,000 (prices PLN 48,000-50,000) |
| Stilla | PLN 53,000 |
The files for Osiedle Sprawna, Rezydencja Liwska and Konopacka give no parking prices. Ask the sales office about a space and its price.
Mandatory storage room in Konopacka. In the file of 2 October 2026, for 9 of 18 units the developer added a mandatory purchase of a storage room for PLN 23,600-68,000 (median PLN 42,800). That is 3.2% to 12.8% of the unit price, and the unit price does not show it. A unit under PLN 700,000 can therefore exceed the budget once the storage room is added.
Charges with no amount. In some files developers name other charges but give no price: in Metro Art, Miasteczko Nova Sfera, Viva Garden 14 and Park Skandynawia, charges for perpetual usufruct (użytkowanie wieczyste) or its conversion; in Ikona Światowida 5, Stilla and Kowalskiego 37, the cost of maintaining the unit from handover until ownership is transferred (as of 4 October 2026). Ask for the amount before the reservation agreement.
PCC tax. When you buy a unit with VAT from a developer, you do not pay tax on civil-law transactions (art. 2 pt 4 lit. a of the PCC Act, consolidated text Dz.U. 2026 item 191, legal position as of October 2026). Work out the notary fee and court charges with the notary before the contract.
The price list price versus the price you will pay
Prices in developers’ files are asking prices. For the whole of Warsaw, NBP publishes both averages: in Q2 2026 the average asking price on the primary market was PLN 18,488.28/m² and the transaction price PLN 16,783.49/m², which is 9.22% less (NBP, Q2 2026, file of 7 August 2026). At the average transaction price, PLN 700,000 buys about 41.7 m². This is a citywide average, not a promise of a discount in a particular development.
The law protects you when the price changes. When a developer changes a price, it updates its website stating the date of the change and keeps the information previously published (art. 19a para. 2). If the price at signing differs from the published one, you can demand a contract at the price most favourable to you (art. 19a para. 6, legal position as of October 2026).
How big a deposit do you need at PLN 700,000?
Recommendation S of the Polish Financial Supervision Authority (KNF; amendment of 19 June 2023, rec. 15.5) assumes that a loan at origination does not exceed 80% of the property value. A bank may go up to 90% if the part above 80% has additional security, such as insurance or a blocked deposit. For a PLN 700,000 flat that is a deposit of PLN 140,000 at 80% or PLN 70,000 at 90% (as of October 2026). The bank sets the final terms.
Do not count on a state subsidy for a first flat: the draft act “Pierwsze klucze” has the status “withdrawn” in the Council of Ministers’ list of work, and no such act exists in the Journal of Laws (as of 7 October 2026).
What a foreign buyer who does not read Polish should factor in
Price lists, the information prospectus (prospekt informacyjny) and the draft contract are written in Polish. All amounts in them are in złoty, and those are the amounts to compare: the unit price, the price of a parking space and storage room, and charges listed without an amount. Do not sign anything you have not understood. Arrange a translation of the key sections of the contract and prospectus in advance, before the reservation agreement, where needed by a sworn translator (tłumacz przysięgły) or together with a lawyer who speaks your language.
Write down the questions to ask in the sales office (biuro sprzedaży): whether the parking space and storage room are in the final sum, which charges are listed without an amount, and what price will be in the contract if the price list changes.
And beyond our catalogue?
Other sources also point to Białołęka as the district of the cheapest new flats. RynekPierwotny.pl, in an article of 16 April 2026, reported that at the start of 2026 Warsaw had “only 1.6 thousand” of the cheapest studios and two-room flats, and 85% of them were in Białołęka. The ten cheapest developments had prices below PLN 11,000/m², the lowest PLN 9,614/m² (source).
How to look for a flat under PLN 700,000 step by step
- Set the budget together with extras. Deduct the parking space, storage room and notary costs from the sum. Search with what is left.
- Narrow the list in the search. In the new-flat search with a price filter you can set a price up to PLN 700,000, a district and a size range. The price filter alone shows developments where the cheapest unit fits the budget; when you add size, the search looks for a unit that meets both conditions at once. Check specific units on the development’s page.
- Compare sizes within one development. A 35 m² and a 45 m² unit in the same building may differ in price per metre. Work out what each additional metre costs.
- Check the price date and availability. Our figures are as of 4 October 2026, and the developer’s price list can change at any time.
- Consider the resale market too. If you need more space for the same money, see when a resale flat that needs renovation pays off. If you are thinking of a larger flat later, see a large developer flat of 75 m² or more.
See also: primary or secondary market in Warsaw.
FAQ
How many new flats can I buy in Warsaw for PLN 700,000?
In the 22 developments in our catalogue, 272 of 960 units (28.3%) in 10 developments cost up to PLN 700,000. A typical unit in this budget is 38 m², and the largest is 58.1 m² (Osiedle Sprawna, Białołęka). This is our own analysis of developers’ files from dane.gov.pl, as of 4 October 2026.
Which Warsaw districts have new flats under PLN 700,000?
In our catalogue (as of 4 October 2026): Białołęka (129 units), Praga-Południe (71), Targówek (47), Włochy (15) and Praga-Północ (10). The developments in Wola and Wawer, plus Premiera Bemowo and Jaśminowy Mokotów (the only Bemowo and Mokotów developments in the catalogue), have no unit up to PLN 700,000.
Can I buy a new flat from a developer for PLN 500,000?
In our catalogue only as an exception: 17 of 960 units (1.8%) in 3 developments cost up to PLN 500,000, including 12 in Osiedle Sprawna in Białołęka. They range from 24.1 to about 40 m², with a median of about 30 m² (as of 4 October 2026).
Is a parking space included in the price of a unit under PLN 700,000?
No. In the files of the 22 developments in our catalogue, the unit price is the price of the flat alone. Parking spaces, where the developer publishes a price, are priced separately; the files for Osiedle Sprawna, Rezydencja Liwska and Konopacka give no parking prices. If the price of ancillary premises (such as a storage room or garage) or of rights needed to use the unit is not included in the unit price, the developer must publish it separately on its website (art. 19a para. 1 pt 2 of the Developer Act, consolidated text Dz.U. 2026 item 880, legal position as of October 2026). In developments with units up to PLN 700,000, median parking prices range from PLN 32,000 at Metro Art to PLN 53,000 at Stilla (files of 3-6 October 2026).
Is the price on the developer’s price list the price I will pay?
It is an asking price. According to NBP, in Q2 2026 the average transaction price of new flats in Warsaw (PLN 16,783.49/m²) was 9.22% below the asking price (PLN 18,488.28/m²; NBP, Q2 2026, file of 7 August 2026). These are citywide averages across different transactions, not a promise of a discount in a particular development. If the price at signing differs from the published one, you can demand a contract at the price most favourable to you (art. 19a para. 6, legal position as of October 2026).
This text is for information only and is not legal advice.
Have a budget and 2-3 developments in mind? Write to us before your first visit to the developer’s sales office. We will register you as our client, go there together and go through the information prospectus and the draft contract with you, including the price of the parking space and storage room. We will point out what to ask the developer or a lawyer. We advise in English and in six other languages. A buyer on the primary market pays us no fee.
Jawno · +48 692 649 839 · infojawno@gmail.com