You are choosing between the 2nd and the 7th floor of the same block and want to know what the view costs. In the two developments with the most flats that state a floor, the higher floor cost more, but the difference was a few per cent of the price per m². At Rezydencja Liwska (Targówek), flats of 30–39.9 m² on the 7th floor cost 3.7% more per m² than the only flat in that size band on the 2nd floor, or about PLN 21,000 for 35 m². At Korkowa 146 (Wawer), flats of 50–59.9 m² on the 4th floor were 4.1% more expensive per m² than on the ground floor. There are, however, developments where a higher floor, even the top floor, is not more expensive at all. Data from developers’ files on dane.gov.pl, as at 4 October 2026.
We give no general “floor premium” for Warsaw: each developer sets floor prices itself. We found no open statistics on the price of a floor in Warsaw for 2025–2026 (as at 7 October 2026). The only reliable answer is the price list of the specific development. Below we show how to read it.
How to read the floors in the tables. We kept the Polish numbering used in developers’ price lists: parter is the ground floor, “1. piętro” is the first floor above the ground floor, and “7. piętro” is the seventh floor above it. This matches British numbering; if you are used to American numbering, add one. Throughout the text, “Nth floor” means the Polish “N. piętro”.
Where these figures come from and what they do not show
The Developer Act requires a developer to publish on its website the price per m² of usable floor area of every flat (art. 19a ust. 1, consolidated text Dz.U. 2026 poz. 880, legal position as at October 2026). The Act does not list the floor among that data. Some developers state the floor in the file anyway, and the file ends up on the dane.gov.pl portal.
In the 22 developments in our catalogue that have flats from files on dane.gov.pl, there were 960 flats on offer. The floor was stated for 197 of them (20.5%), in 8 developments. Most of those flats belong to two developments: Rezydencja Liwska (88) and Korkowa 146 (40). The results therefore describe those buildings, not the Warsaw market.
We compare prices per m² only within one development and within the same size band. Without that the result would mislead, because smaller flats are usually more expensive per m², and in many buildings the upper floors have different flat sizes from the lower ones. We write more about this effect in our guide on why small flats cost more per m².
We count what is left on offer. In the Rezydencja Liwska file, besides the 88 flats on offer there were 50 sold flats and 1 reserved. Prices of flats that have already sold do not appear in the comparison.
Rezydencja Liwska: price per m² rises with the floor, but unevenly
Rezydencja Liwska offers flats from the ground floor up to the 7th floor. All 17 flats on the 8th floor are marked as sold in the file. These were the median prices per m² in the three largest size bands (number of flats in brackets):
Scroll the table sideways to see all columns.
| Floor | 30–39.9 m² | 40–49.9 m² | 50–59.9 m² |
|---|---|---|---|
| parter | PLN 16,410 (2) | PLN 15,908 (3) | PLN 15,415 (2) |
| 1. | PLN 16,458 (3) | PLN 16,027 (4) | PLN 15,733 (1) |
| 2. | PLN 16,322 (1) | PLN 16,136 (3) | PLN 15,276 (3) |
| 3. | PLN 16,550 (4) | PLN 16,298 (3) | PLN 15,328 (3) |
| 4. | PLN 16,784 (4) | PLN 16,290 (4) | PLN 15,362 (3) |
| 5. | PLN 16,696 (6) | PLN 16,306 (2) | PLN 15,379 (3) |
| 6. | PLN 16,870 (7) | PLN 16,208 (1) | PLN 15,414 (3) |
| 7. | PLN 16,923 (5) | PLN 16,254 (3) | PLN 15,717 (2) |
Our own calculation based on dane.gov.pl data (developer’s file of 2 October 2026). Gross prices per m² of usable floor area.
What follows from this:
- The direction is clear. Flats on the ground and 1st floors (19 flats) had a median of PLN 15,977/m², while flats from the 4th floor upwards (48 flats) had PLN 16,434/m². That is 2.9% more.
- The steps are not equal. In the 40–49.9 m² band the price barely moves from the 3rd floor up. In the 50–59.9 m² band the 2nd floor is cheaper than the 1st.
- It shows most clearly in flats of the same size. On every floor from the 2nd to the 7th there is one flat of 79.1 m². The file does not show the vertical stack, but the area is almost identical (79.10–79.12 m²). Each floor up adds PLN 59–64/m², and the flat price rises by PLN 5,000 per floor: from PLN 1,160,000 (PLN 14,665/m²) on the 2nd floor to PLN 1,185,000 (PLN 14,977/m²) on the 7th.
Medians of whole floors can mislead. The median on the 7th floor (PLN 16,546/m²) is lower than on the 6th (PLN 16,732/m²), and on the 2nd floor (PLN 15,782/m²) lower than on the 1st (PLN 16,027/m²). On the 2nd floor larger flats dominate (median 54 m²), and they are cheaper per m². On the 6th and 7th floors the median size is almost the same (39 and 40 m²), and in each of the three size bands the 7th floor was more expensive than the 6th. The difference between whole-floor medians therefore comes from the mix of flats, not from the floor. That is why you should compare flats of similar size, not whole floors.
2nd or 7th floor: what it means in zloty
The same scenario calculated for flats of similar size at Rezydencja Liwska:
Scroll the table sideways to see all columns.
| Size | 2nd floor | 7th floor | Difference per m² | Difference in % | Example in zloty |
|---|---|---|---|---|---|
| 30–39.9 m² | PLN 16,322 | PLN 16,923 | PLN 601 | 3.7% | about PLN 21,000 for 35 m² |
| 40–49.9 m² | PLN 16,136 | PLN 16,254 | PLN 118 | 0.7% | about PLN 5,000 for 45 m² |
| 50–59.9 m² | PLN 15,276 | PLN 15,717 | PLN 441 | 2.9% | about PLN 24,000 for 55 m² |
| 79.1 m² (1 flat per floor) | PLN 14,665 | PLN 14,977 | PLN 312 | 2.1% | PLN 25,000 (1,160,000 → 1,185,000) |
Our own calculation based on dane.gov.pl data (developer’s file of 2 October 2026). The differences and the examples in zloty are our own calculations. With 1–5 flats in a group, the result depends on individual flats.
In this development the difference between the 2nd and the 7th floor is therefore from about PLN 5,000 to about PLN 25,000 per flat. If you are also buying a parking space or a storage unit, its price is usually a separate item that is not in the flat price. What they cost in price lists is covered in our guide to parking space and storage unit prices from price lists. Whether a higher floor is worth the extra depends on the view, noise and light, which the file does not show.
Korkowa 146: every floor up costs more
Korkowa 146 in Wawer has flats from the ground floor to the 4th floor, almost all in the 50–59.9 m² band. The pattern here is the simplest: each floor up means a higher price per m².
Scroll the table sideways to see all columns.
| Floor | Flats of 50–59.9 m² | Median PLN/m² | Change from the floor below |
|---|---|---|---|
| parter | 6 | PLN 15,700 | — |
| 1. | 9 | PLN 16,000 | +PLN 300 |
| 2. | 8 | PLN 16,150 | +PLN 150 |
| 3. | 8 | PLN 16,300 | +PLN 150 |
| 4. | 5 | PLN 16,350 | +PLN 50 |
Our own calculation based on dane.gov.pl data (developer’s file of 3 October 2026). Gross prices per m² of usable floor area.
The difference between the ground floor and the 4th floor is PLN 650/m², or 4.1%. For a 55 m² flat that is about PLN 36,000. Between the 1st and 4th floors the difference is PLN 350/m² (2.2%), or about PLN 19,000 for 55 m². The biggest jump is between the ground and 1st floors; higher up, each floor adds less.
Prices of individual flats in this development have changed. On 9 September 2026 the developer cut the price per m² of four flats (the previous prices had applied since 14 March 2026) by 2.5–3.6% for the same floor area: two on the ground floor (K1.01 from PLN 16,000 to PLN 15,600, K3.04 from PLN 15,600 to PLN 15,200), one on the 2nd and one on the 3rd floor. So when comparing floors, always look at the date of each flat’s price as well.
Where a higher floor is not more expensive
Two developments show that the rule “the higher, the dearer” cannot be assumed in advance.
Kowalskiego 37 (Targówek), 25 flats, file of 3 October 2026. Medians per m² by floor: ground floor PLN 14,900, 1st floor PLN 14,400, 2nd PLN 14,500, 3rd PLN 14,400, 4th PLN 14,700. No visible dependence on the floor. For flats of 60–74.9 m² the ground floor and the 4th floor cost the same: PLN 14,900/m².
Apartamenty Płużnicka (Białołęka), 18 flats, file of 28 September 2026. The 4th floor had 8 flats with a median of PLN 13,440/m², clearly below the lower floors. Part of the difference is explained by size, because flats on the 4th floor are larger (median 77 m²). But even for flats of 50–59.9 m² the 4th floor (PLN 13,890/m², 2 flats) was cheaper than the 3rd (PLN 15,140/m², 2 flats). The file does not say why.
For completeness, two developments with very few flats, as an illustration only. At Aleja Krakowska 201 (Włochy), for flats of 40–49.9 m² the price rose from PLN 15,754/m² on the ground floor to PLN 17,074/m² on the 4th floor, but each floor has only 1–2 flats. At Galant Ząbkowska (Praga-Północ), flats on the 6th floor cost from PLN 21,886 to PLN 29,707/m², while on the 3rd and 4th floors there was one flat each: PLN 17,910 and PLN 19,010/m². Five flats are too few to separate the effect of the floor from differences between the flats themselves.
Our own calculation based on dane.gov.pl data (as at 4 October 2026).
A top-floor flat in Warsaw: is it always the most expensive?
Not always. At Rezydencja Liwska the highest floor on offer is the 7th (the flats on the 8th are sold). For flats of 30–39.9 m² it was the most expensive per m² (PLN 16,923), but for flats of 40–49.9 m² the 3rd, 4th and 5th floors were dearer (PLN 16,290–16,306 against PLN 16,254), and for flats of 50–59.9 m² the 1st floor (PLN 15,733 against PLN 15,717). At Apartamenty Płużnicka the highest floor in the file was the cheapest per m². At Korkowa 146 the top floor was the most expensive, but added only PLN 50/m² to the floor below.
The top floor can have different flats from the rest of the building, for example larger ones (at Apartamenty Płużnicka the median size on the 4th floor is 77 m²) or ones with a terrace. The flat price then depends more on size and terrace than on the floor itself. We write more about this in our guide on how a developer measures a flat with a terrace.
Before choosing a high floor, ask about the lift. The Regulation on technical conditions of 12 April 2002 required a passenger lift in a multi-family building where the difference in floor levels between the first and the highest above-ground storey exceeds 9.5 m (§ 54 ust. 1, Dz.U. 2022 poz. 1225). Those provisions applied until 19 September 2026. For 18 months from 20 September 2026 the investor may still apply them after filing a declaration (art. 102a of the Construction Law, added by the act Dz.U. 2026 poz. 1161, in force since 2 September 2026). No new regulation for buildings had been published in the Dziennik Ustaw by 7 October 2026. In a building where that level difference does not exceed 9.5 m there may be no lift, and then you would climb the stairs to the top floor every day.
The ground floor: cheaper or not?
At Rezydencja Liwska and Korkowa 146 the ground floor had the lowest median price per m². At Kowalskiego 37 the median price per m² on the ground floor (PLN 14,900) was higher than on floors 1–3 (PLN 14,400–14,500). The file gives no reason.
For a ground-floor flat, check exactly what you are buying. The developer also publishes on its website the prices of rooms belonging to the flat and of rights needed to use it, and other monetary charges, if they are not included in the flat price (art. 19a ust. 1 pkt 2–3, legal position as at October 2026). If the garden by a ground-floor flat is a separate item on the price list, compare the ground floor with a higher floor only after adding that amount.
If you are a foreign buyer: what to watch for
The price list, the flat card and the file on dane.gov.pl are in Polish, and those are the documents you need to check. The column with the floor may be called piętro, and numbering starts at the parter, so “2. piętro” in a price list is the second floor above the ground floor (the third level, or “third floor”, in American usage). Do not compare prices until you are sure you count floors the same way. The floor is not stated in every file: in our catalogue it was in the files of 8 of 22 developments, so you often have to take the floor from the flat card on the developer’s website. We serve clients in 7 languages and will explain what each column of the file and each entry in the price list means.
How to check the floor premium yourself in a chosen development
- Download the price list with its date. From the developer’s website or as a file from dane.gov.pl. Note the date, because files change daily.
- Check whether the file states the floor. If not, take it from the flat card on the developer’s website.
- Pick flats of similar size, ideally in the same vertical stack, meaning the same layout on different floors.
- Count in PLN/m², not in the flat price. The flat price rises with size, not with the floor.
- Work out the difference in zloty for your size: the difference per m² times the floor area.
- Check the price date of each flat. A flat on a lower floor may be cheaper because its price was cut, not because of the floor.
- Add what is not in the flat price: garden, parking space, storage unit.
- Compare with the median of the whole development in the Open Price Index, which shows the median price per m² with the data date for every development in our catalogue.
If you are considering a specific building, start with the list of flats at Rezydencja Liwska or another development in the catalogue and compare flats from the same stack.
See also: Developer promotion: how to check the price has really fallen.
FAQ
Is a flat on a higher floor of a new block always more expensive?
Not always. At Rezydencja Liwska and Korkowa 146 the price per m² of similar-sized flats rose with the floor. At Kowalskiego 37 there was no such rule, and at Apartamenty Płużnicka flats on the 4th floor (Polish numbering) cost less per m² than on the 3rd. Our own calculation based on dane.gov.pl data, as at 4 October 2026.
How much more expensive is the 7th floor than the 2nd?
At Rezydencja Liwska (Targówek), for flats of 30–39.9 m², the median price per m² on the 7th floor was PLN 601 (3.7%) higher than the price of the only flat in that size band on the 2nd floor, or about PLN 21,000 for 35 m². For flats of 40–49.9 m² the difference was PLN 118/m² (0.7%). Data from 2 October 2026. We found no open statistics on the floor premium in Warsaw for 2025–2026 (as at October 2026).
Is the top-floor flat the most expensive in the building?
Not always. At Rezydencja Liwska the 7th floor, the highest in the offer, was the most expensive per m² only for flats of 30–39.9 m². For flats of 40–49.9 m² the 3rd, 4th and 5th floors were more expensive. At Apartamenty Płużnicka flats on the 4th floor, the highest in the file, were cheaper per m² than on the 3rd. The top floor can have different flats, for example larger ones or ones with a terrace, so compare flats of similar size.
Is the ground floor cheaper?
At Rezydencja Liwska and Korkowa 146 the ground floor (parter) had the lowest median price per m². At Kowalskiego 37 the ground floor cost the same per m² as the 4th floor (PLN 14,900 for flats of 60–74.9 m²), and its median was higher than on floors 1–3. Data from 2–3 October 2026. Also check whether the garden by a ground-floor flat is included in the flat price or is a separate item on the price list.
Where can I check which floor a flat is on and what it costs?
In the price list and the flat card on the developer’s website, and in its file on the dane.gov.pl portal. The Developer Act requires the price per m² of each flat to be published (art. 19a ust. 1, Dz.U. 2026 poz. 880, legal position as at October 2026), but it does not list the floor among that data. In our catalogue the floor was in the files of 8 of 22 developments (as at 4 October 2026).
Torn between two floors in the same development? Write to us before your first visit to the developer’s sales office. We will register you there and go with you, and beforehand we will go through the information prospectus and the draft contract with you and 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.
Jawno · +48 692 649 839 · infojawno@gmail.com
Our own calculation based on dane.gov.pl data (as at 4 October 2026). This text is for information only and is not legal advice. Legal position as at October 2026.