Looking for a four-room flat from a developer in Warsaw? In our catalogue a large new flat is a rarity: flats of 75 m² and above are 110 of the 960 flats on offer (11.5%), in 13 of the 22 developments. Their median price is PLN 1,580,211, but the spread is huge. In Białołęka the median is PLN 1,094,000, in Targówek PLN 1,175,000 and in Wola PLN 1,885,500. Thirteen such flats cost under PLN 1 million, and 44 under PLN 1.2 million. Data as at 4 October 2026, based on files that developers publish on dane.gov.pl.
This text is for a family that has outgrown its flat: two adults, three children, each needing a corner to study, and you are typing “four-room flat Warsaw” into a search engine. We show where such sizes actually exist, what they cost and what to add before you visit the developer’s sales office (biuro sprzedaży).
Where do these figures come from, and what do they leave out?
A developer must publish on its website the price per m² of usable floor area of each flat, including VAT, and separately the price of rooms appurtenant to the flat or rights needed to use it (in practice, for example, a storage unit or a parking space) if not included in the flat price, as well as other monetary charges (art. 19a ust. 1 pkt 1–3 of the Developer Act, consolidated text Dz.U. 2026 poz. 880, legal position as at October 2026). This data goes once a day to the minister responsible for digitalisation and is published on the dane.gov.pl portal (art. 19b ust. 1 and 3).
How we counted:
- Database: files for 22 developments in our catalogue, downloaded on 4 October 2026; the data dates in the files are 28 September to 4 October 2026.
- Flat on offer: it has a price above zero and is not marked as sold, reserved or unavailable. There are 960 such flats.
- Large flat: usable floor area of 75 m² or more. 880 of the 960 flats have a floor area. For 80 Victoria Dom flats (79 in Metro Art, 1 in Miasteczko Nova Sfera) the file gives the price per m² of settlement area, not usable area, so we do not count them. Some of them may be large.
- District: where a district has only one development with large flats, we write about that development, not the district.
What the data does not tell you: this is 22 developments in 9 districts, not the whole Warsaw market. We also do not show price changes over time, because too few flats have a price history in the files to speak of a trend.
Our own analysis of dane.gov.pl data (as at 4 October 2026). How we collect the files is described on the data sources page.
Why do we count square metres rather than rooms?
Because the files almost never give rooms. Only some developers state the number of rooms: as at 4 October 2026 the field was filled in for 94 of the 960 flats, in 6 developments. Eleven flats have four rooms: 4 in Aleja Krakowska 201, 2 in Apartamenty Płużnicka, 1 in Korkowa 146 and 4 houses in Osiedle Śpiewających Ptaków. They measure 65.8 to 94.1 m² and cost PLN 929,000 to PLN 1,210,000. A median for “four rooms” on such a sample would make no sense.
Floor area does not settle the number of rooms either. According to RynekPierwotny.pl, four-room flats are about 11% of new flats on offer in Warsaw, and their sizes range from 50 to 144 m² (page listing four-room flats, checked 7 October 2026). A four-room flat of 50 m² and a three-room flat of 90 m² are completely different flats for a family with three children. For comparison: the average usable area of a flat in multi-family buildings permitted in 2025 is 53.6 m² (GUS, “Efekty działalności budowlanej w 2025 r.”, 30 June 2026).
That is why we search from 75 m² and check the layout on the floor plan on the developer’s website or in the prospectus. If you tick the rooms filter in the search, you will see only flats for which the developer gave the number of rooms. It is safer to set the area to “from 75 m²” and then look at the floor plans of the flats you choose on the developer’s website.
Where are the new flats of 75 m² and above?
Almost half of the large flats (50 of 110) are in Wola and Jaśminowy Mokotów, the most expensive locations in the catalogue. That is why the overall median is high, and why the rows below matter more to a family on a limited budget.
Scroll the table sideways to see all columns.
| District | Flats of 75 m²+ | Developments | Price: min / median / max | Area: min / median / max |
|---|---|---|---|---|
| Białołęka | 30 | 4 | PLN 959,000 / 1,094,000 / 1,989,004 | 75.4 / 84.2 / 119.9 m² |
| Targówek | 21 | 3 | PLN 1,017,900 / 1,175,000 / 1,615,000 | 75.4 / 79.1 / 121.0 m² |
| Wola | 30 | 2 | PLN 1,569,000 / 1,885,500 / 3,586,091 | 75.0 / 89.1 / 132.9 m² |
| Mokotów: Jaśminowy Mokotów only | 20 | 1 | PLN 1,970,000 / 3,795,000 / 4,090,000 | 75.2 / 137.8 / 163.5 m² |
| Włochy: Aleja Krakowska 201 only | 4 | 1 | PLN 1,052,585 / 1,179,190 / 1,205,600 | 75.0 / 75.2 / 75.3 m² |
| Wawer: houses in Osiedle Śpiewających Ptaków only | 4 | 1 | PLN 929,000 / 929,000 / 1,210,000 | 94.1 m² |
| Praga-Południe: Metro Art only | 1 | 1 | PLN 1,819,825 | 103.3 m² |
| Praga-Północ; Bemowo: Premiera Bemowo only | 0 | — | — | — |
Our own analysis of dane.gov.pl data (as at 4 October 2026). Gross flat prices, excluding parking space and storage unit.
What this means for a family of two adults and three children:
- Białołęka and Targówek offer large floor areas at a price that in Wola does not cover even the cheapest large flat. In Białołęka the median price of a large flat is PLN 1,094,000 and the median floor area 84.2 m².
- Włochy is in practice four flats of about 75 m² in one development, all marked as four-room.
- In Wawer the large floor areas are houses, not flats. That is a different decision: a garden, but also the commute and the upkeep of a house.
- In Praga-Północ and in Premiera Bemowo (the only Bemowo development in our catalogue) there is not a single flat of 75 m² or more.
If you do not yet know how many square metres your budget buys in different districts, start with the overview of how many square metres PLN 800k, 1m and 1.2m will buy.
Which developments have flats of 75 m² and above?
Scroll the table sideways to see all columns.
| Development | District | Flats of 75 m²+ | Flat price | Median PLN/m² |
|---|---|---|---|---|
| Osiedle Sprawna | Białołęka | 13 | PLN 959,000 – 1,099,000 | 12,827 |
| Apartamenty Płużnicka | Białołęka | 6 | PLN 999,945 – 1,194,490 | 13,140 |
| Ikona Światowida 5 | Białołęka | 7 | PLN 1,119,297 – 1,989,004 | 15,605 |
| Miasteczko Nova Sfera | Białołęka | 4 | PLN 1,083,375 – 1,223,409 | 13,523 |
| Kowalskiego 37 | Targówek | 8 | PLN 1,017,900 – 1,615,000 | 14,550 |
| Rezydencja Liwska | Targówek | 9 | PLN 1,130,000 – 1,185,000 | 14,788 |
| Rzepichy | Targówek | 4 | PLN 1,137,017 – 1,524,474 | 12,100 |
| Aleja Krakowska 201 | Włochy | 4 | PLN 1,052,585 – 1,205,600 | 15,705 |
| Osiedle Śpiewających Ptaków (houses) | Wawer | 4 | PLN 929,000 – 1,210,000 | 9,868 |
| Metro Art | Praga-Południe | 1 | PLN 1,819,825 | — |
| NU! (etap 2) | Wola | 21 | PLN 1,569,000 – 2,141,000 | 21,867 |
| Stacja Wola | Wola | 9 | PLN 1,636,590 – 3,586,091 | 26,542 |
| Jaśminowy Mokotów | Mokotów | 20 | PLN 1,970,000 – 4,090,000 | 25,120 |
Our own analysis of dane.gov.pl data (as at 4 October 2026; file dates 28 September to 4 October 2026).
Two things are worth knowing before you start calling sales offices. First, the status of a flat (available, reserved, sold) was given as at 4 October 2026 by only 2 of the 22 developments: Apartamenty Płużnicka and Rezydencja Liwska. In the others, including NU! and Jaśminowy Mokotów, we do not know how many of the large flats in the file are still available. The Jaśminowy Mokotów file probably also contains flats already sold, so the figure of 20 large flats in that development is more likely overstated. Second, in 10 of the 13 developments there are between 1 and 9 large flats, so when a family wants a specific size and floor, the choice within one development narrows quickly.
Is a large flat cheaper per square metre?
Usually yes, if you compare flats within the same development. In 16 of the 18 developments where we could check, the largest flats had a lower median price per m² than the smallest. The exceptions are Kowalskiego 37 (+1.7%) and Srebrna 5 (+0.3%), where the price per metre is practically flat. As at 4 October 2026.
Across the whole database the median for flats of 75 m² and above is PLN 15,925/m², and for all flats PLN 16,696/m². In the 75–89.9 m² group the median is PLN 14,762/m², but in the group from 90 m² it is already PLN 22,489/m². That does not mean the largest flats get dearer: flats from Jaśminowy Mokotów and Wola dominate that group (29 of 44). So compare the price per metre within one development, not between districts.
What does 75 m² cost according to data for the whole of Warsaw?
Our catalogue is 22 developments, so it is worth setting it against data for the whole city. Each source measures something different, so the figures cannot be compared one to one:
Scroll the table sideways to see all columns.
| Source | What it measures | Value |
|---|---|---|
| NBP, Q2 2026 (file of 7 August 2026) | 75 m² × average transaction price on the primary market in Warsaw (PLN 16,783.49/m²), our calculation | approx. PLN 1.26 million |
| Tabelaofert.pl (updated 1 October 2026, September 2026 data) | average asking price of a four-room flat in Warsaw | PLN 1,508,126 |
| Our catalogue (as at 4 October 2026) | median price of a flat of 75 m²+, 110 flats in 13 developments | PLN 1,580,211 |
NBP shows the prices at which flats actually sold, while developer files and portals show asking prices. The NBP calculation is a citywide average, not a promise that this is what you will pay for a specific flat. NBP data for Q3 2026 is not yet available.
What should you add to the price of a large flat?
A family with three children usually needs a parking space, often two, and a storage unit for pushchairs, bicycles and seasonal gear. The flat price in the developer’s file does not include these. This is what the files of developments with large flats give:
Scroll the table sideways to see all columns.
| Development | Parking space | Storage unit |
|---|---|---|
| Osiedle Sprawna | no spaces in file | not in file |
| Apartamenty Płużnicka | not in file | not in file |
| Ikona Światowida 5 | PLN 40,000 – 46,000 (surface and platform) | PLN 13,600 – 20,000 |
| Miasteczko Nova Sfera | median PLN 38,000 (file of 6 October 2026) | not in file |
| Kowalskiego 37 | underground PLN 35,000; double tandem PLN 55,000 | not in file |
| Rezydencja Liwska | not in file | not in file |
| Rzepichy | surface PLN 25,000 | not in file |
| Aleja Krakowska 201 | platform PLN 17,800; underground PLN 39,000 (1 space) | not in file |
| Osiedle Śpiewających Ptaków | PLN 20,000 | not in file |
| Metro Art | median PLN 32,000 (file of 6 October 2026) | not in file |
| NU! (etap 2) | PLN 70,000 (up to PLN 79,722) | PLN 41,700 – 69,800 (median PLN 53,650) |
| Stacja Wola | underground PLN 45,000; surface PLN 25,000 | not in file |
| Jaśminowy Mokotów | PLN 78,000 | PLN 60,000 |
Our own analysis of dane.gov.pl data (as at 4 October 2026; Victoria Dom: file of 6 October 2026).
“Not in file” does not mean there is no parking space or storage unit to buy. It only means the developer did not put it in the file, so you need to ask the sales office for the price. With two cars, pay attention to tandem spaces (one behind the other): in Kowalskiego 37 a double space costs PLN 55,000, which is less than two separate spaces at PLN 35,000. A detailed comparison for all developments is in the text on parking space and storage unit prices from developer price lists.
Other costs that do not show in the price:
- Other charges. In the files of some developments the developer names, for example, the cost of maintaining the flat from handover until ownership is transferred, or settlement of perpetual usufruct (użytkowanie wieczyste) charges. No file gives an amount next to them (as at 4 October 2026). Ask about it before you sign the reservation agreement (umowa rezerwacyjna).
- VAT on flats above 150 m². The reduced VAT rate (currently 8%) applies to residential units of up to 150 m² usable area. For a larger unit it covers only the part of the taxable amount corresponding to those 150 m² (art. 41 ust. 12b pkt 2 and ust. 12c of the VAT Act, consolidated text Dz.U. 2026 poz. 1263, legal position as at October 2026). In our catalogue only flats in Jaśminowy Mokotów have such a size (the largest: 163.5 m²). The price in the file already includes VAT, but for such a flat check in the draft agreement how it was calculated.
What else to look at when choosing a large family flat?
- The floor plan, not the number of metres. At 80 m², one layout is a living room and three bedrooms, another is two bedrooms and a large living room open to the kitchen. Check on the floor plan (developer’s website, prospectus) whether every room has a window and whether a bed and a desk fit in.
- The floor area in the agreement. For agreements concluded from 13 February 2026 the price is the usable area multiplied by the price per 1 m², and the area is measured under the Polish Standard in force on the day the building permit application or notification was filed (art. 5a of the Developer Act, legal position as at October 2026). Compare the floor area in the developer’s price list with the one in the draft agreement.
- School and nursery. With three children, the address decides the daily logistics. Before you reserve a flat, check how to find the catchment school for a new address.
- Current price and availability. Our figures are as at 4 October 2026. A developer can change its price list at any time, and with large flats a single sale changes the whole choice in a development. Check the price and its date on the developer’s website on the day you talk to them.
What a foreign buyer reading in English should keep in mind
Developer files, development websites, the information prospectus (prospekt informacyjny) and the draft agreement are in Polish. It helps to know the field names in files and price lists in advance: “powierzchnia użytkowa” is usable floor area, “cena brutto” is the price including VAT, “miejsce postojowe” is a parking space, “komórka lokatorska” is a storage unit and “rzut lokalu” is the floor plan. The price per m² in a price list refers to usable area, so check the floor area against exactly that value. “Brak w pliku” in our tables means only that the data is missing from the file, not that the offer does not exist.
We work in 7 languages: we will help you go through the prospectus and the draft agreement, including the floor area and the price of the parking space and storage unit. You can prepare a list of questions for the developer in advance.
See also: price transparency from 11 November 2026: what changes for buyers and a flat under PLN 700k in Warsaw: what developers offer.
FAQ
How much does a new four-room flat in Warsaw cost?
According to Tabelaofert.pl (updated 1 October 2026, September 2026 data), the average asking price of a four-room flat in Warsaw is PLN 1,508,126. Across the 22 developments in our catalogue, flats of 75 m² and above have a median price of PLN 1,580,211, but in Białołęka it is PLN 1,094,000 and in Targówek PLN 1,175,000 (our own analysis of dane.gov.pl data, as at 4 October 2026).
Where can I buy a new flat of 75 m² or more for under PLN 1.2 million?
In our catalogue (as at 4 October 2026) there are 44 such flats out of 110, and only 13 under PLN 1 million. They are in Białołęka (from PLN 959,000), Targówek (from PLN 1,017,900), Włochy in the Aleja Krakowska 201 development (from PLN 1,052,585) and Wawer, where they are houses in Osiedle Śpiewających Ptaków (from PLN 929,000). In Wola the cheapest large flat costs PLN 1,569,000, in Jaśminowy Mokotów PLN 1,970,000, and the only large flat in Metro Art (Praga-Południe) PLN 1,819,825.
Why can I not simply search for four-room flats only?
Because most developers do not give the number of rooms in their files. As at 4 October 2026 that field was filled in for 94 of the 960 flats in our catalogue, and 11 of them had four rooms. So we search by floor area and check the layout on the floor plan on the developer’s website. According to RynekPierwotny.pl (checked 7 October 2026), four-room flats in Warsaw range from 50 to 144 m², so floor area alone does not settle the number of rooms.
Is a large flat cheaper per square metre?
Usually yes, if you compare flats within the same development. In 16 of the 18 developments in our catalogue the largest flats had a lower median price per m² than the smallest (as at 4 October 2026). The median for flats of 75 m² and above is PLN 15,925/m², against PLN 16,696/m² for the whole database.
What should I add to the price of a large flat?
Above all a parking space and a storage unit, because the flat price in the developer’s file does not include them. In developments with large flats a parking space costs from PLN 17,800 (platform space in Aleja Krakowska 201) to PLN 78,000 in Jaśminowy Mokotów, and as much as PLN 79,722 in NU! (as at 4 October 2026). Some developers also list other charges, for example the cost of maintaining the flat before ownership is transferred, but without an amount.
Have your eye on a large flat in a specific development? Write to us before your first visit to the sales office. We will register you as our clients, go there together and take you through the information prospectus and the draft agreement, including the floor area and the price of the parking space and storage unit. 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.
Jawno · +48 692 649 839 · infojawno@gmail.com
This text is for information only and is not legal advice.