You pay rent in Warsaw every month and have two offers on the table: a ready flat from a developer with the keys in about two months, or an off-plan flat that looks cheaper on the price list but will take a year and a half, during which you keep paying rent. Buying off-plan only pays off when the price difference is greater than the rent for the extra months of waiting, with a margin for delay. At the average rent for a 2-room flat of 40–59 m² in Warsaw, PLN 3,897 a month (May 2026 data, Bankier.pl report based on Otodom Analytics data of 22.06.2026), 16 extra months cost PLN 62,352. For a 50 m² flat that means the off-plan unit has to be about PLN 1,247 cheaper per square metre for you to break even (our own calculation, as at October 2026).
Below you will find the formula, a table, the costs beyond rent and a section for foreign buyers. The legal position is as at October 2026. The Developer Act is the Act of 20 May 2021 (consolidated text Dz.U. 2026 item 880). For the general comparison aimed at first-time buyers, see ready or off-plan: what waiting for the keys costs.
How to work out the cost of waiting when you rent
What counts is not the whole time until the keys, but the difference between the two offers. A ready flat also involves waiting: for the notarial deed, the handover and the bank’s decision. Fitting out a shell-and-core flat takes about the same in both cases, so you leave it out.
cost of waiting = your monthly rent × (months to keys off-plan − months to keys for the ready flat)
Set the result against the price difference between the whole flats, including extras (parking space, storage unit), not against the difference in price per m². Convert to per-m² only at the end, to make the offers easier to compare.
The table uses the average rent of PLN 3,897 a month (May 2026, source as above). Insert your own rent. The amounts are our own calculation, as at October 2026.
Scroll the table sideways to see all columns.
| Extra months of rent | Cost of rent | How much cheaper per m² the flat must be (50 m²) | Share of the price of the sample flat* |
|---|---|---|---|
| 12 | PLN 46,764 | about PLN 935 | 5.6% |
| 16 (e.g. 18 months off-plan against 2 months for the ready flat) | PLN 62,352 | about PLN 1,247 | 7.4% |
| 20 (16 months + a delay of about 4 months) | PLN 77,940 | about PLN 1,559 | 9.3% |
| 24 | PLN 93,528 | about PLN 1,871 | 11.1% |
* Sample flat: 50 m² × PLN 16,783/m² = PLN 839,150. PLN 16,783/m² is the average transaction price on the primary market in Warsaw in Q2 2026 according to NBP (BaRN database). It is only a reference point; what matters is the price of your two offers.
Example: if the off-plan flat is PLN 40,000 cheaper and the difference in waiting is 16 months, you lose about PLN 22,000 on rent alone. The ready flat comes out cheaper even though it costs more on the price list.
Is an off-plan flat in Warsaw cheaper than a ready one?
On average, no. According to BIG DATA RynekPierwotny.pl (August 2026), ready flats in Warsaw cost on average PLN 19.7k per m², while flats due in 2 years or more cost PLN 26.2k per m². Ready flats were therefore on average 24.8% cheaper than those you have to wait a long time for.
That does not mean the same flat costs more off-plan. Averages compare different districts, standards and sizes, and developments with a distant completion date may belong to a different segment than the units left in finished buildings. So:
- compare flats in the same area, of similar size and standard, ideally in the same development if the developer sells later phases;
- take prices from the developer’s price list: under the law as at October 2026 it must publish on its website the price per m² and the price of each unit including VAT, together with the history of price changes with dates (Art. 19a of the Developer Act);
- put both offers side by side in the search for new flats in Warsaw by district and completion date.
There are plenty of ready flats: according to CBRE and Tabelaofert.pl, at the end of June 2026 Warsaw had 3,344 finished, unsold flats, or 20.5% of the offer.
What waiting for a build costs beyond rent
Payments during construction. Under a developer agreement (umowa deweloperska) you pay into an escrow account (mieszkaniowy rachunek powierniczy) as the works progress, after each stage is completed (Art. 8(1)–(3)). The schedule has at least 4 stages, each of 10–25% of the total cost of the project, not of the price of your flat (Art. 24(2)). If you buy with your own funds, you pay rent and instalments to the developer throughout the build. Details: how staged payments work for a foreign buyer.
Mortgage. Ask your mortgage adviser when repayments start. Add the months in which you pay both a repayment and rent to the table.
Delay. The date in the contract binds the developer, but it is not the date you move in. For orientation: according to GUS, multi-family buildings in Poland in 2025 took on average 24.8 months to build (publication of 30.06.2026). If the developer fails to transfer ownership to you on time, you set it an additional period of 120 days. Only if it misses that deadline too may you withdraw from the contract, and you keep your right to a contractual penalty for the delay (Art. 43(1)(6) and (3)). Hence the row with a margin of about 4 months. How to spot a threat to the deadline early: how to check the building will be finished on time.
Contractual penalty versus your rent. The developer agreement states the amount of interest and contractual penalties, if the parties provided for them (Art. 35(1)(14)). Compare the penalty for a month of delay with your rent. If the penalty is lower, you pay the difference out of your own pocket for each month.
Tenancy agreement. Check the notice period and whether you can extend the agreement by a few months. If completion slips, a rigid one-year tenancy can cost more than the delay itself.
What you gain by waiting for an off-plan flat
Protection of your payments. Under a developer agreement the money goes into an escrow account. From a closed account the bank releases it to the developer only after the deed transferring ownership (Art. 15), from an open one in stages (Art. 16). Payments into an open account in the cases set out in Art. 48(1) are protected by the Developer Guarantee Fund (Deweloperski Fundusz Gwarancyjny, DFG). The developer pays the contribution: 0.45% for an open account and 0.1% for a closed one (regulation Dz.U. 2022 item 1341, as at October 2026).
A price fixed in the contract. Check in the information prospectus (prospekt informacyjny) and the draft contract whether the price can be indexed. The government draft ban on indexation (UD361, RCL 11.05.2026) had not reached the Sejm as at 7 October 2026, so it is not yet law.
VAT makes no difference. As at 7 October 2026 the sale of a residential unit of up to 150 m² is subject to 8% VAT, including in a finished building (Art. 41(2) and (12)–(12c) and Art. 146ef of the VAT Act, consolidated text Dz.U. 2026 item 1263). Check the rate again before signing.
A ready flat with keys in two months: what the date depends on
A developer may sell a ready unit straight away under a sale agreement (Art. 3 of the Developer Act). Only part of the Act then applies, including the rules on reservation, the reservation fee and handover (Art. 29–32, Art. 34(1)(1)–(2), Art. 41(1)–(3)). The rules on the escrow account and the DFG do not apply. In return you inspect a finished flat and carry out the handover before the deed. Liability for defects in the property (rękojmia) lasts 5 years, for both a ready and an off-plan flat (Art. 568 § 1 of the Civil Code, consolidated text Dz.U. 2026 item 795).
Three things mainly affect the date of the keys:
- The bank’s decision, if you are buying with a mortgage. Ask your mortgage adviser how long it will take.
- The reservation period. A reservation agreement is concluded for a fixed term. With a mortgage it must allow for the time needed for the credit decision (Art. 31). The reservation fee is at most 1% of the price of the unit (Art. 32(2)) and is returned to you if the bank refuses the loan because of a negative creditworthiness assessment (Art. 34(1)(1)).
- Handover and the date of the deed. You agree the date with the developer, the notary and, with a mortgage, the bank.
“Two months” is a plan, not a certainty. Give notice on your tenancy only once you have the date of the deed and of handover in writing.
What changes if you are a foreigner renting in Warsaw
The formula is the same, but the wait can grow longer, and a missed clause in the contract costs more.
An MSWiA permit can add months. A self-contained residential unit can be bought without an MSWiA permit whatever your citizenship. The exception is the border zone, but Warsaw is not in it (Art. 8(1)(1) and (3) of the Act on the Acquisition of Real Estate by Foreigners, consolidated text Dz.U. 2017 item 2278). A non-residential unit used as a garage, or a share in one, also needs no permit if the purchase is linked to your housing needs (Art. 8(1)(1a)), and the same goes for a share in the land and the common parts of the building. If, however, a share in a separate plot, for example an access road or part of the estate, is sold with the flat, MSWiA says a permit is needed. For a particularly complex case the law allows up to 2 months (Art. 35 § 3 of the Code of Administrative Procedure); according to the MSWiA FAQ of 27.06.2022 it usually takes 2–4 months, sometimes longer. Without the permit such a transaction cannot be concluded (Art. 5 and Art. 6(1)). The rule does not apply to citizens of the EEA and Switzerland, or to people who have lived in Poland for at least 5 years after obtaining a permanent residence permit or EU long-term resident status. Before you start counting months, ask the sales office (biuro sprzedaży) exactly what the contract covers.
The clause on the date and penalty is in Polish, and it decides who pays your rent during a delay. The Developer Act does not regulate the language of the prospectus and contract. The Polish Language Act allows a consumer contract to be drawn up in a foreign language if you ask for it yourself, know that language, are not a Polish citizen and have been told of your right to a Polish text (Art. 8(1b) of the Polish Language Act, consolidated text Dz.U. 2026 item 81). A developer agreement, however, must take the form of a notarial deed (Art. 40(1) of the Developer Act), and the deed is drawn up in Polish. If you do not speak Polish and there is no translation, the notary translates the deed personally or through a sworn translator (tłumacz przysięgły) and makes sure before signing that you understand it (Art. 87 § 1(1) and Art. 94 § 1 of the Notaries Act, consolidated text Dz.U. 2026 item 614). At your request the notary may also draw up the deed in a foreign language, alone or with a sworn translator (Art. 2 § 3 of that Act). But that is on the day of signing. Check the completion date, the contractual penalty and price indexation in the draft contract beforehand, while there is still time to ask questions.
If you will not be in Warsaw on the day of the deed. Transferring ownership requires a notarial deed, and the power of attorney for it must take the same form (Art. 158 and Art. 99 § 1 of the Civil Code, consolidated text Dz.U. 2026 item 795). Agree the form of the power of attorney in advance with a notary in Poland.
Payments from abroad. The notary and the agent establish your identity and the purpose of the transaction, and examine the origin of the funds when circumstances require it (Art. 34(1) of the AML Act, consolidated text Dz.U. 2025 item 644). Gather documents proving the source of the money in advance. Citizens of certain non-EEA states may be subject to additional restrictions, so check with the notary. If this applies to you, ask your bank before signing how staged payments will go through.
Rental deposit. For an ordinary tenancy the deposit may be up to 12 times the monthly rent, for an occasional tenancy (najem okazjonalny) up to 6 times (Art. 6(1) and Art. 19a of the Protection of Tenants’ Rights Act, consolidated text Dz.U. 2023 item 725). While you wait for the keys, that money sits with the landlord. Take it into account when planning payments to the developer.
A flat does not give you residence, so do not wait for the keys because of your status. The Act on Foreigners (consolidated text Dz.U. 2025 item 1079) contains no basis for residence linked to buying property. EU long-term resident status requires a valid legal title to a dwelling (Art. 219a(1), applied from 27.04.2026), and a tenancy agreement is also one. Direct mortgage questions to your mortgage adviser.
Before deciding, ask the developer about the ownership transfer date, the contractual penalty, price indexation and the type of escrow account, and compare the finish in the guide turnkey or developer standard: which finish to choose. If you are not yet sure you need a new flat, start with the comparison: new build or resale flat in Warsaw.
This text is for information only and is not legal advice.
FAQ
Is it worth buying an off-plan flat in Warsaw if I am renting?
Only if it is cheaper than the ready flat by more than the rent you will pay for the extra months of waiting. On average, off-plan flats in Warsaw are not cheaper: according to BIG DATA RynekPierwotny.pl (August 2026), ready flats cost on average PLN 19.7k per m², while flats due in 2 years or more cost PLN 26.2k per m². These are averages across different districts and standards, so compare specific flats in the same area.
How much does waiting for a flat cost if I rent in Warsaw?
Your monthly rent multiplied by the number of extra months of waiting. At the average rent for a 2-room flat of 40–59 m² in Warsaw, PLN 3,897 a month (May 2026 data, Bankier.pl report based on Otodom Analytics data of 22.06.2026), 16 extra months cost PLN 62,352 and 18 months cost PLN 70,146 (our own calculation, as at October 2026).
What if the developer is late handing over the flat?
Under the law as at October 2026, you set the developer an additional period of 120 days to transfer ownership. If it misses that too, you may withdraw from the developer agreement and keep your right to a contractual penalty for the delay (Art. 43(1)(6) and (3) of the Developer Act, consolidated text Dz.U. 2026 item 880). Every month of delay is another month of your rent.
How long does it take to build an apartment block in Poland?
According to GUS, in 2025 multi-family buildings in Poland took on average 24.8 months to build (publication “Efekty działalności budowlanej w 2025 r.” of 30.06.2026). That is a national average, not the date for your flat. What binds the developer is the ownership transfer date written into your contract.
Does a foreigner need a permit to buy an off-plan flat in Warsaw?
Not for the flat itself: a self-contained residential unit can be bought without a permit from the Ministry of the Interior and Administration (MSWiA) whatever your citizenship, and Warsaw is not in the border zone (Art. 8(1)(1) and (3) of the Act on the Acquisition of Real Estate by Foreigners, consolidated text Dz.U. 2017 item 2278, as at October 2026). But if you also acquire a share in a separate plot, for example an access road, MSWiA says a permit is needed. It usually takes 2–4 months, sometimes longer (per the MSWiA FAQ of 27.06.2022), which extends your wait.
Are payments on a ready flat protected in the same way as on an off-plan one?
Not always. If the developer sells a ready unit straight away under a sale agreement (Art. 3 of the Developer Act), the rules on the escrow account (mieszkaniowy rachunek powierniczy) and the Developer Guarantee Fund (DFG) do not apply. In return you inspect a finished flat and carry out the handover before the notarial deed. The statutory liability for defects (rękojmia) lasts 5 years in both cases (Art. 568 § 1 of the Civil Code, as at October 2026).
Have two offers and cannot decide? Write to us before you go to the sales office. We will register you there before your first visit, go with you, and go through the information prospectus and the draft contract with you, including the completion date and the contractual penalty. We will point out what to ask the developer or a lawyer. We serve clients in 7 languages. A buyer on the primary market does not pay us a fee. Our remuneration on the primary market comes from agreements with developers. Your agent is Vladyslav Moroz (sole trader, professional indemnity insurance).
Jawno · +48 692 649 839 · infojawno@gmail.com