You have $50,000 and want to know whether it is enough for a flat of your own in Warsaw. The short answer: according to the developer price lists in our catalogue, it is too little for a new flat. At the NBP rate of 6 October 2026 (PLN 3.8868 per dollar, table 194/A/NBP/2026), $50,000 is about PLN 194,340, and PLN 200,000 (about $51,450) falls short of the cheapest unit in the catalogue. That unit costs PLN 339,000 (as at 4 October 2026), and none of the 960 units in 22 developments fits within PLN 200,000. At average NBP prices for Q2 2026, that sum buys roughly 10-12 m² in Warsaw.
Below is the calculation step by step: average prices, our catalogue, costs on top of the price of the flat, and what you can do with such a budget. All amounts are in zloty because the price in the contract is in zloty; the dollar figure is only a guide at the NBP rate on the date given. The rate changes daily, so convert again at the current rate before paying.
How many square metres PLN 200,000 buys according to NBP
NBP publishes average prices per square metre in Warsaw separately for the primary market (new flats) and the secondary market, with two types of price in each. The asking price comes from advertisements; the transaction price is what flats actually sold for. The latest data cover Q2 2026: the NBP file has not been updated since 7 August 2026, and there are no Q3 data as at October 2026.
Scroll the table sideways to see all columns.
| Warsaw, Q2 2026 (NBP, PLN per m² incl. VAT) | Average price per m² | m² for PLN 200,000 |
|---|---|---|
| Primary market, asking price | PLN 18,488 | 10.8 m² |
| Primary market, transaction price | PLN 16,783 | 11.9 m² |
| Secondary market, asking price | PLN 19,059 | 10.5 m² |
| Secondary market, transaction price | PLN 16,723 | 12.0 m² |
These are citywide averages, so an individual flat can cost less or more per metre. But even at the lowest of the four averages, PLN 200,000 buys 12 m² at most.
What our catalogue of new flats shows
We collect developer price lists from the open data portal dane.gov.pl. Developers pass price data daily to the minister responsible for digitalisation, and from there it reaches the portal (art. 19b paras 1 and 3 of the Developer Act, consolidated text Dz.U. 2026 item 880, as at October 2026). As at 4 October 2026 the calculation covered:
- 22 developments with unit prices;
- 960 units on offer (flats and houses, not only flats);
- 9 districts of Warsaw.
The cheapest unit costs PLN 339,000, in the development Osiedle Sprawna. It is PLN 139,000 above PLN 200,000.
Own analysis based on dane.gov.pl data (as at 4 October 2026).
You can check this yourself. The search for new flats in Warsaw has a “price up to” filter and sorting by price. For each development we give the source of prices and the date of the data. How to open a developer’s file on dane.gov.pl is described in the article on checking a developer’s price.
Why price lists deserve more trust than advertisements:
- when the price changes, the developer must update its website on the day of the change and keep earlier prices from the start of sales (art. 19a para. 2);
- in advertising and listings it must state the address of the page with prices (art. 19a para. 3);
- if the price in the contract differs from the published one, the buyer may demand a contract at the price more favourable to them (art. 19a para. 6).
A parking space and a storage unit (komórka lokatorska) are priced separately if they are not included in the price of the flat (art. 19a para. 1). How much they add to the budget is covered in the article on parking space and storage unit prices.
Where in Poland PLN 200,000 buys more square metres
NBP tracks prices in 17 cities. In the cheapest of them PLN 200,000 gets you more floor area, but at average prices still under 25 m². Average transaction prices for Q2 2026:
Scroll the table sideways to see all columns.
| City and market (NBP, transaction price) | PLN per m² | m² for PLN 200,000 |
|---|---|---|
| Łódź, secondary market | 8,020 | 24.9 m² |
| Katowice, secondary market | 8,102 | 24.7 m² |
| Kielce, secondary market | 8,193 | 24.4 m² |
| Bydgoszcz, secondary market | 8,342 | 24.0 m² |
| Zielona Góra, secondary market | 8,633 | 23.2 m² |
| Zielona Góra, primary market | 9,458 | 21.1 m² |
| Łódź, primary market | 9,945 | 20.1 m² |
| Rzeszów, primary market | 10,329 | 19.4 m² |
| Kielce, primary market | 10,402 | 19.2 m² |
Our catalogue covers Warsaw only, so we do not select flats in these cities. The table is there to show scale: even in the cheapest of the 17 cities, PLN 200,000 is between 19.2 and 24.9 m² at the average price.
Which costs to add to the price
Even when the budget matches the price of the flat, tax and fees come on top. Amounts below are as at October 2026.
Primary market. VAT is already in the developer’s price. For a flat, the 8% rate applies up to 150 m² of floor area, and the Act sets separate rules for the excess (art. 41 para. 2 in conjunction with paras 12-12c and art. 146ef of the VAT Act, consolidated text Dz.U. 2026 item 1263). There is no tax on civil-law transactions (PCC) on a purchase with VAT (art. 2 pt 4 lit. a of the PCC Act, consolidated text Dz.U. 2026 item 191). Exception: when one buyer purchases a sixth and further units in one building, PCC of 6% applies (art. 7a).
Secondary market. The buyer pays PCC of 2% of the price, and the notary collects the tax as the payer of record (art. 7 para. 1 pt 1 lit. a, art. 4 pt 1, art. 10 para. 2 of the PCC Act). For PLN 200,000 that is PLN 4,000. The Act provides an exemption for a first flat (art. 9 pt 17); check its conditions with the notary before the transaction.
Notary and court:
- the notarial fee for a flat sale agreement, a developer agreement (umowa deweloperska) and the agreement transferring ownership under it is at most half of the base rate (§ 6 pt 15a, 16 and 19 in conjunction with § 3 pt 5, Dz.U. 2024 item 1566). The base rate for amounts from PLN 60,000 to PLN 1,000,000 is PLN 1,010 plus 0.4% of the excess over PLN 60,000. For PLN 200,000 the maximum is PLN 785 excluding VAT (PLN 965.55 with 23% VAT), and for PLN 339,000 it is PLN 1,063 excluding VAT for each such deed;
- the court fee for entering ownership in the land and mortgage register (księga wieczysta) is PLN 200, and for opening a new register PLN 100 (art. 42 para. 1 and art. 44 para. 1 pt 1 of the Act on court costs in civil cases, consolidated text Dz.U. 2025 item 1228).
Agent. A buyer on the primary market does not pay us a fee. On the secondary market, the fee and who pays it are set in the agency agreement before work starts.
If you read Polish documents only through translation
- Contract in Polish. The Polish Language Act (consolidated text Dz.U. 2026 item 81, art. 8 para. 1b) allows a consumer contract 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. The Act does not require the contract to be translated (as at October 2026).
- Currency of payment. The price in the price list and in the contract is in zloty. Converting dollars into zloty, and the rate on the day of payment, are on your side, so leave a margin for exchange-rate movements.
- Mortgage. We do not cover mortgage conditions, including for non-residents, in this article.
What to do with PLN 200,000 if Warsaw is the goal
This article contains no price forecasts: we show only published prices and official statistics with a date. On that basis three paths are realistic.
- Recalculate the budget from the catalogue’s lowest price. As at 04.10.2026, new flats in our catalogue start from PLN 339,000. Add the notary (up to PLN 1,063 excluding VAT per notarial deed) and court fees (up to PLN 300 for entering ownership and opening a register). The missing part must be covered from your own funds or financing.
- Look at the cheapest units, not average prices. Sort the search for new flats by price and set the “price up to” filter. If your budget is larger, see how many square metres budgets from PLN 800,000 to PLN 1.2 million buy by district.
- Verify the price at the source, not in an advertisement. The price in a listing may be out of date. The developer must update it on its website on the day of the change and pass data to dane.gov.pl once a day, and if it differs from the contract you may demand the price more favourable to you (art. 19a para. 6).
FAQ
Can $50,000 buy a flat in Warsaw?
Not from a developer. At the NBP rate of 6 October 2026 (PLN 3.8868 per dollar), $50,000 is about PLN 194,340. The cheapest unit in our catalogue costs PLN 339,000 (as at 04.10.2026), so none of the 960 units in 22 developments fits within PLN 200,000. At average NBP prices for Q2 2026, PLN 200,000 buys roughly 10-12 m² in Warsaw.
How much does the cheapest new flat in Warsaw cost?
In our catalogue the cheapest unit costs PLN 339,000 at Osiedle Sprawna (developer price list from dane.gov.pl, as at 04.10.2026). At the NBP rate of 6 October 2026 that is about $87,200. It is PLN 139,000 above PLN 200,000. The catalogue covers 22 developments with unit prices, not the whole market.
How many square metres can I buy in Warsaw for PLN 200,000?
About 10-12 m². According to NBP for Q2 2026, the average price in Warsaw is between PLN 16,723 and PLN 19,059 per m² including VAT, depending on the market and the type of price. For PLN 200,000 that gives 10.5-12.0 m². There are no newer NBP data as at October 2026.
In which Polish city does PLN 200,000 buy the most square metres?
In the cheapest of the 17 cities NBP tracks, but even there it is under 25 m². At average transaction prices for Q2 2026, PLN 200,000 buys 19.2-24.9 m²: the most on the secondary market in Łódź (PLN 8,020 per m²), the least on the primary market in Kielce (PLN 10,402 per m²).
How much PCC tax do I pay on a PLN 200,000 purchase on the secondary market?
PCC is 2% of the price, i.e. PLN 4,000 on PLN 200,000. The buyer pays it and the notary collects the tax as the payer of record (art. 7 para. 1 pt 1 lit. a, art. 4 pt 1 and art. 10 para. 2 of the PCC Act). The Act provides an exemption for a first flat (art. 9 pt 17); check with the notary before the transaction whether you meet its conditions.
Raising your budget and choosing a new flat in Warsaw? Write to us before your first visit to the developer’s sales office: a buyer has to be registered with the developer before turning up there alone. We will go to the sales office together with you, and before signing we will go through the information prospectus and the draft agreement with you and point out what to ask the developer or a lawyer. We serve clients in 7 languages, including English. A buyer on the primary market does not pay us a fee. Our remuneration on the primary market arises from agreements with developers.
Jawno · +48 692 649 839 · infojawno@gmail.com
Intermediary: Vladyslav Moroz (JDG, OC insurance).
This text is for information only and is not legal advice. Rules and data are given as at October 2026.