Białołęka gives the most space for the same money today, Wola the least. For PLN 1 million, the largest unit in our catalogue is 76.4 m² in Białołęka, 66.6 m² in Włochy and 62.6 m² in Targówek, against 44.2 m² in Wola. We calculate this from the files developers publish on dane.gov.pl: 960 units in 22 developments across 9 districts, as at 4 October 2026.
This text is for people who live abroad, or are only now moving to Poland, and who are choosing a Warsaw flat from price lists and floor plans without visiting. You already know the amount. The question is where it turns into the most space, and what you pay on top of the flat price.
Where these figures come from, and what they leave out
A developer must publish on its website the price per square metre of usable floor area of every unit, including VAT. It states separately the price of ancillary rooms, such as a storage unit or garage, and of rights needed to use the flat, where these are not included in the price, along with other costs the buyer will bear (art. 19a ust. 1 pkt 1–3 of the Developer Act (ustawa deweloperska), consolidated text Dz.U. 2026 poz. 880, legal position as at October 2026). The same data is sent once a day to the minister responsible for digital affairs and published on dane.gov.pl (art. 19b ust. 1 and 3).
How we calculated:
- Base: files of the 22 developments in our catalogue, downloaded on 4 October 2026; the data dates in the files run from 28 September to 4 October 2026.
- Unit on offer: has a price above zero and is not marked as sold, reserved or unavailable. There are 960 such units.
- Price per m²: available for 880 units. For 80 units (79 in Metro Art and 1 in Miasteczko Nova Sfera) the developer gives the price per m² of billable area rather than usable area, so they are excluded from per-metre prices and floor areas.
- District: we give a median only where we have at least 2 developments in it. Bemowo and Mokotów have one each, so there we describe the specific development.
Limitations:
- This is not the whole market. Śródmieście, Ochota, Ursynów, Wilanów, Bielany, Żoliborz, Rembertów, Wesoła and Ursus are missing (we have no units from files in Ursus).
- One development often carries the most weight. The share of the largest development in a district’s units: Białołęka 38% (Osiedle Sprawna), Praga-Południe 67% (Metro Art), Praga-Północ 78% (Konopacka), Targówek 75% (Rezydencja Liwska), Wawer 91% (Korkowa 146), Wola 68% (NU!), Włochy 83% (Stilla). A district median is largely that development’s median.
- Availability. Most files do not say whether a unit is still free. Some units may already be gone, so check availability in the developer’s price list.
Own analysis based on data from dane.gov.pl (CC0 licence), as at 4 October 2026. How we collect the files is described on the data sources page.
Median price per m² and the largest unit in three budgets
The median is the price in the middle: half the units are cheaper, half dearer. The “indicative” column is simple arithmetic: the amount divided by the district’s median price per m². It is a guide, not an offer for a specific unit. The “largest unit” columns show what is actually in the files.
Scroll the table sideways to see all columns.
| District | Developments | Median, PLN/m² | Indicative for PLN 1m | Largest unit up to PLN 800k | up to PLN 1m | up to PLN 1.2m |
|---|---|---|---|---|---|---|
| Białołęka | 6 | 13,795 | 72.5 m² | 60.4 m² | 76.4 m² | 88.8 m² |
| Targówek | 3 | 15,819 | 63.2 m² | 49.4 m² | 62.6 m² | 85.5 m² |
| Wawer | 2 | 16,175 | 61.8 m² | 47.1 m² | 59.8 m² (house 94.1 m²) | house 94.1 m² |
| Włochy | 2 | 17,895 | 55.9 m² | 48.5 m² | 66.6 m² | 75.2 m² |
| Praga-Południe | 2 | 18,467 | 54.2 m² | 45.7 m² | 59.8 m² | 70.0 m² |
| Praga-Północ | 2 | 19,010 | 52.6 m² | 43.9 m² | 52.6 m² | 59.6 m² |
| Wola | 3 | 26,271 | 38.1 m² | 29.7 m² | 44.2 m² | 58.1 m² |
| Premiera Bemowo (only development) | 1 | 19,143 | too little data | 46.5 m² | 48.0 m² | 60.9 m² |
| Jaśminowy Mokotów (only development) | 1 | 26,811 | too little data | none | none | none (cheapest unit: PLN 1,380,000) |
Own analysis based on data from dane.gov.pl, as at 4 October 2026. Prices include VAT, per m² of usable area. A budget of PLN 800,000 covers 451 of the 960 units (47.0%), PLN 1 million covers 735 (76.6%), and PLN 1.2 million covers 824 (85.8%).
Two notes. In Wawer the median is in practice Korkowa 146: the second estate, Osiedle Śpiewających Ptaków, is just 4 houses. In Wola the medians of the three developments range from PLN 24,500/m² (NU!) to PLN 30,448/m² (Srebrna 5). An estimate from the median is not a guarantee either: in Targówek it gives 63.2 m², while the largest unit in the files is 62.6 m².
How much money you need for 40, 50 and 60 m²
If you start from floor area rather than the amount, the sum is the same, only reversed: median price per m² times floor area. The result is an indicative amount in thousands of zloty, rounded to the nearest thousand.
Scroll the table sideways to see all columns.
| District | 40 m² | 50 m² | 60 m² |
|---|---|---|---|
| Białołęka | PLN 552k | PLN 690k | PLN 828k |
| Targówek | PLN 633k | PLN 791k | PLN 949k |
| Wawer | PLN 647k | PLN 809k | PLN 971k |
| Włochy | PLN 716k | PLN 895k | PLN 1,074k |
| Praga-Południe | PLN 739k | PLN 923k | PLN 1,108k |
| Praga-Północ | PLN 760k | PLN 951k | PLN 1,141k |
| Wola | PLN 1,051k | PLN 1,314k | PLN 1,576k |
Own calculation based on the dane.gov.pl median, as at 4 October 2026. These are not prices of specific units: the price per m² of a given unit may be higher or lower than the median.
The practical conclusion: a 60 m² unit fits within PLN 800,000 only in Białołęka (60.4 m² in Osiedle Sprawna). At PLN 1 million the 60 m² threshold extends to Białołęka, Włochy and Targówek. Above 80 m² for PLN 1.2 million you will find a unit only in Białołęka and Targówek (the 85.5 m² in Rzepichy is the only unit of that development in this budget, on the ground floor), and in Wawer a 94.1 m² house. The whole catalogue has 110 units of 75 m² or more; 13 of them cost up to PLN 1 million, and 44 up to PLN 1.2 million.
Only some developers state the number of rooms: the field is filled in for 94 of 960 units in 6 developments. So we compare square metres, not rooms; check the layout of a specific unit on its card in the price list.
What you pay on top of the flat price
The flat price in the files includes neither a parking space nor a storage unit. Median parking space prices (files of 6 October 2026) run from PLN 32,000 in Metro Art (Praga-Południe) and PLN 35,000 in Kowalskiego 37 (Targówek), through PLN 42,000 in Korkowa 146 (underground spaces; surface spaces PLN 25,000) and PLN 53,000 in Stilla (Włochy), up to PLN 70,000 in NU! (Wola) and PLN 78,000 in Jaśminowy Mokotów. The Premiera Bemowo file lists no spaces. Many files do not give the type of space, so before comparing prices check in the price list whether it is an underground garage. Details are in our text on parking space and storage unit prices in Warsaw.
Example: you have PLN 1 million for a flat with a garage space. If the space costs PLN 40,000, PLN 960,000 is left for the flat itself. That may rule out the largest unit in the table, so always add up the total for each unit.
In the Konopacka development (Praga-Północ), 9 of the 18 units in the file carry a note about a mandatory storage unit purchase for PLN 23,600–68,000 (median PLN 42,800), that is 3.2% to 12.8% of the flat price (file of 2 October 2026). In the files of 16 developments, developers also list other charges, such as settlement of the perpetual usufruct fee or the costs of maintaining the flat between handover and transfer of title, but no file states the amount (as at 4 October 2026). Ask about it at the developer’s sales office (biuro sprzedaży) before signing the reservation agreement.
List price versus the price you will pay
Prices in the files are asking prices. For Warsaw as a whole the 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, that is 9.22% lower (NBP, file ceny_mieszkan.xlsx of 7 August 2026; Q3 data is not in it yet). At the average NBP transaction price, PLN 800,000 buys about 47.7 m², PLN 1 million about 59.6 m² and PLN 1.2 million about 71.5 m². This is a citywide average, not a promise of a discount in a specific development: offers and transactions are different sets of units.
The law protects you from the other side too. If the price in the contract differs from the one the developer published, you may demand a contract at the price most favourable to you (art. 19a ust. 6 of the Developer Act, legal position as at October 2026). In contracts concluded from 13 February 2026 the price is the product of usable area and the price per 1 m² (art. 5a, added by the act in Dz.U. 2026 poz. 27), so compare the floor area on the unit card with the draft contract. How to find the price of a specific unit and the date from which it applies is shown in our text on how to check a developer price yourself on dane.gov.pl.
If you are buying from abroad
No MSWiA permit is needed for a flat. A foreigner of any nationality buys a self-contained residential flat without a permit from the Minister of the Interior, provided it is not in the border zone (art. 8 ust. 1 pkt 1 and ust. 3 of the Act on the Acquisition of Real Estate by Foreigners, consolidated text Dz.U. 2017 poz. 2278, legal position as at October 2026). Warsaw is not in the border zone (regulation Dz.U. 2005 nr 188 poz. 1580). A garage space, if it is a non-residential unit or a share in one, can be bought without a permit where it relates to your housing needs (pkt 1a). According to MSWiA, a permit is required for a share in a separate property sold with the flat, such as an access road. Before reserving, check in the draft contract what you are buying besides the flat.
VAT is already in the price. Developers publish prices including VAT. The rate for flats up to 150 m² is 8% (art. 41 ust. 2 and 12–12c in conjunction with art. 146ef ust. 1 pkt 2 of the VAT Act, consolidated text Dz.U. 2026 poz. 1263, legal position as at October 2026). All units in the budgets described are smaller than 150 m², and the rate does not depend on nationality.
The source of your funds will be checked. Under the AML Act (consolidated text Dz.U. 2025 poz. 644), a notary and an agent must apply financial security measures to an occasional transaction from €15,000 (art. 35 ust. 1 pkt 2), and every unit in these budgets costs more. The origin of funds is verified where circumstances require it (art. 34 ust. 1 pkt 4 lit. b), and if security measures cannot be applied, the transaction is not carried out (art. 41 ust. 1). A bank reports to the General Inspector of Financial Information (GIIF) transfers above €15,000, including from abroad, with exceptions (art. 72). Citizens of some non-EEA states may face additional restrictions, so check with the notary. Prepare documents proving the origin of your money before you arrive.
The documents will be in Polish. The Developer Act does not specify the language of the information prospectus and the contract. Under the Polish Language Act, a contract with a consumer may be drawn up in a foreign language if you ask for it yourself, know that language, are not a Polish citizen and were first informed of your right to a Polish version (art. 8 ust. 1b, consolidated text Dz.U. 2026 poz. 81). A notarial deed is drawn up in Polish. If you do not know Polish and no translation into a language you understand is attached, the deed is translated by the notary (if qualified as a sworn translator) or by a sworn translator (tłumacz przysięgły), and before signing the deed is read out and the notary makes sure you understand its content (art. 2 § 3, art. 87 § 1 pkt 1, art. 94 § 1 of the Notaries Act, consolidated text Dz.U. 2026 poz. 614). If an attorney will sign for you, agree the form of a power of attorney issued abroad with a notary in Poland beforehand.
If the building is still under construction. According to the Central Statistical Office (GUS; publication of 30 June 2026), a multi-family building in Poland took 24.8 months to build on average in 2025. If you are moving to Warsaw and will rent until handover, add the rent for that period to your budget. You do not pay the whole amount at once: the money goes into a residential escrow account (mieszkaniowy rachunek powierniczy) as construction progresses, after the stages in the contract schedule are completed (art. 8 of the Developer Act).
Buying does not give you the right of residence. The Act on Foreigners (consolidated text Dz.U. 2025 poz. 1079) contains no such basis. Owning a flat can only prove a legal title to housing in an application for EU long-term resident status (art. 219a ust. 1, added by the act in Dz.U. 2025 poz. 1794, applied since 27 April 2026). The budget in this text is an amount you already have; for a mortgage, ask a credit adviser.
If your budget is clearly smaller, start with our text on what you can buy in Warsaw on a smaller budget. If you will commute without a car, compare new-build prices near metro stations.
How to use this comparison
- Set your budget together with the extras. Subtract the parking space, storage unit and a reserve for purchase costs. Only then look in the tables with what remains. Convert the amount in your currency into zloty on the day of purchase: price lists are in zloty.
- Look at the largest unit, not the estimate from the median. Also check whether a single development stands behind the district (apart from Białołęka at 38%, the largest development holds from 67% of units in Praga-Południe to 91% in Wawer).
- Check availability and the price date. Our figures are as at 4 October 2026, and a developer’s price list can change at any moment. Fresh medians are shown in the asking-price index from developer files.
We do not say whether new flats in the districts are getting dearer or cheaper: price-change history exists for 42 of 960 units (4.4%) in 6 developments, which is not enough to draw a conclusion about a trend.
FAQ
How many square metres of a new flat in Warsaw does PLN 1 million buy?
It depends on the district. According to developer files on dane.gov.pl (22 developments in our catalogue, as at 4 October 2026), the largest unit within this budget is 76.4 m² in Białołęka and 66.6 m² in Włochy. In Targówek it is 62.6 m², in Praga-Południe 59.8 m² and in Wola 44.2 m². In the only Mokotów development, no unit fits within PLN 1 million.
Which Warsaw district has the cheapest new flats per square metre?
Białołęka, where the median asking price is PLN 13,795/m² (6 developments, as at 4 October 2026). Targówek (PLN 15,819) and Wawer (PLN 16,175) follow. At the other end are Wola (PLN 26,271) and the only development in Mokotów (PLN 26,811). The comparison covers 9 districts and 22 developments from developer files, so it does not describe the whole Warsaw market.
Does a foreigner need a permit to buy a flat in Warsaw?
For a self-contained residential flat outside the border zone, no permit from the Ministry of the Interior and Administration (MSWiA) is needed, whatever your nationality (art. 8 ust. 1 pkt 1 of the Act on the Acquisition of Real Estate by Foreigners, legal position as at October 2026). Warsaw is not in the border zone. A permit may be needed for a share in a separate property sold together with the flat, for example an access road, so check in the draft contract exactly what you are buying.
Is a parking space included in the price of a flat in the price list?
Not in the files in our catalogue. The flat price there covers the flat itself, including VAT. The developer states the price of ancillary rooms and rights needed to use the flat separately if it is not included in the price (art. 19a ust. 1 pkt 2 of the Developer Act, legal position as at October 2026). Median parking prices in 9 developments range from PLN 32,000 at Metro Art to PLN 78,000 at Jaśminowy Mokotów (files of 6 October 2026).
Is the developer price-list price the final price?
It is an asking price. According to the NBP, in Q2 2026 the average transaction price of new flats in Warsaw (PLN 16,783.49/m²) was 9.22% lower than the asking price (PLN 18,488.28/m²). If the price in the contract differs from the published one, you may demand a contract at the price most favourable to you (art. 19a ust. 6 of the Developer Act, legal position as at October 2026).
Does buying a flat give you the right to live in Poland?
No. The Act on Foreigners provides no such basis for residence. Owning a flat can only serve as proof of a legal title to housing in an application for EU long-term resident status (art. 219a ust. 1, applied since 27 April 2026, legal position as at October 2026).
Already picked a development? Write to us via Jawno (infojawno@gmail.com) before your first visit to the developer’s sales office. We will register you with the developer as our client, go there together, go through the information prospectus and the draft contract with you, and point out what to ask the developer or a lawyer. We serve clients in 7 languages, including English. You do not pay us a fee for help buying a flat from a developer. Our fee on the primary market results from agreements with developers. Agent: Vladyslav Moroz (sole trader, professional liability (OC) insurance).
This text is for information only and is not legal advice. Legal position as at October 2026.