You can check the price of a new flat in Warsaw yourself, without contacts in the sales office and without legal training. Since 11 July 2025 a developer must show on its website the price of every flat on offer, together with the history of changes. The same data goes to the state once a day, and the state publishes it on the open data portal dane.gov.pl. If the contract shows a higher price than the price list, the law lets you demand the most favourable one. Legal position: October 2026.
You live in Warsaw, you see “from PLN … per m²” in an advert, and the sales office quotes a different figure. The documents are in Polish, and so is the contract. Below, step by step: where to find the price list, how to read a dane.gov.pl file with a handful of Polish words, and what to do when the numbers do not match.
Where price transparency comes from and who it covers
The duty was introduced by the Act of 21 May 2025 amending the Act on the Protection of the Rights of the Purchaser of a Residential Unit (Dz.U. 2025 item 758). It added art. 19a and 19b to the Developer Act (ustawa deweloperska). The provisions have applied since 11 July 2025; developments whose sales had started earlier had until 11 September 2025. The current consolidated text of the Act is Dz.U. 2026 item 880.
The duty rests on the developer. Art. 19a(4) extends it to a developer selling completed units and to a business selling a unit from such a development for the first time. Private sellers on the secondary market are not named in this provision.
From 11 November 2026 the form of daily reporting changes. The Act of 17 July 2026 (Dz.U. 2026 item 1077) requires data to be sent as an electronic document with a structure set by the minister. The regulation on the data structure currently exists only as a draft (published on the government portal legislacja.gov.pl on 28 September 2026), with 11 November 2026 as the planned date of entry into force. This change does not repeal the developer’s duties towards the buyer under art. 19a.
What the developer must show on its website
Under art. 19a(1), the developer’s website must show:
- the price per m² of usable floor area of each flat on offer, and the price of the whole property or the part covered by the contract;
- the prices of ancillary rooms (storage unit, cellar, garage) and of rights without which the flat cannot be used, if they are not included in the flat price;
- any other payments you will make to the developer under the contract transferring ownership.
All amounts are given including VAT. The same site should carry the general part of the information prospectus, the address of the developer and its sales office, how to make contact, and the location of the development. The site must operate from the start of sales (and, if reservation agreements are concluded, before the first of them) until the rights under the last contract in the development are transferred.
For a buyer who sees “from PLN … per m²”, the key provision is art. 19a(3): in adverts and listings the developer must give the address of the page with prices. A “from” price is not the price of a specific flat. Look for it at that address, and find any parking space or storage unit sold separately in the price list before you work out your budget. More on these items in our article on what a parking space and storage unit cost in new builds.
How to find a new-build price on dane.gov.pl, step by step
The developer sends data once a day to the minister responsible for digital affairs, who publishes it on dane.gov.pl as high-value datasets (art. 19b). The portal interface is in Polish, but a few words are enough to search.
- Start with the developer’s website. Open the price list at the address from the advert and note the flat number. You will use it to link data from different sources.
- Find the dataset. In the dane.gov.pl search box, type “Ceny ofertowe mieszkań” and the name of the developer or its company. As at 27 September 2026 there are more than 14,000 such datasets. These are datasets, not developments: one developer may have several.
- Open the latest file and find your development in the location column.
- Find the row with the flat number. The ministry’s model dataset does not provide for floor area, floor or number of rooms. Until 10 November 2026 it is not mandatory either, so files from different developers look different. From 11 November 2026 the data structure is to be set by a regulation of the minister responsible for digital affairs under art. 19b(2a) (as amended by the Act in Dz.U. 2026 item 1077); as at October 2026 this is still a draft. Check floor area and floor on the developer’s website.
- Check the date. In a file following the ministry’s model, the price per m², the flat price, and the prices of storage units or other payments each carry the date from which the price applies.
Not every dataset has an archive. Some developers add a new file every day, and a history can be assembled from them. Others publish a single “current day” file that is replaced daily. In that case, look at the price history on the developer’s website.
How to read the price history
The developer keeps the price history on its own website. Art. 19a(2) requires the information to be updated on the day of each change, with the date of the change, and previous data to be kept from the start of sales: the old price, the new price and the date. Compare the date of the advert with the price that applied on that day.
The “lowest price in the last 30 days” rule before a reduction comes from a different act, on informing about the prices of goods and services (consolidated text Dz.U. 2023 item 168, art. 4(2)). Whether it applies to developers’ flats is not settled: art. 2 of that act excludes price information regulated by separate provisions, and price transparency for flats is regulated by the Developer Act. We found no published position of the consumer protection authority UOKiK on this (as at September 2026). We describe a practical way to test a promotion against the price history in the article on how to check whether a developer discount is real.
Asking price or transaction price: where to see what flats sold for
A developer’s price list shows asking prices. What flats actually sold for is shown by the Real Estate Price Register (Rejestr Cen Nieruchomości, RCN). Since 13 February 2026 its data has been available free of charge (Act of 26 September 2025, Dz.U. 2025 item 1542).
On geoportal.gov.pl, open the “Rejestr Cen Nieruchomości” module. You will see the price, the date of the document, the type of property, the floor area and the type of market: primary or secondary. Warsaw is in the service, but with a delay: as at 27 September 2026 the latest Warsaw transactions in the RCN dated from May 2026. The units layer also includes garages and non-residential premises, so filter by property type.
The second source is only now being created. Under the Act of 17 October 2025 (Dz.U. 2025 item 1669), from 2 April 2027 Portal DOM, run by the Insurance Guarantee Fund (UFG), is to publish average or median transaction prices and the number of transactions on the primary and secondary markets. Statistics will appear only if the sample contains at least 6 units and 6 different buyers, and the chosen period does not exceed 2 years (legal position as at October 2026).
If the contract shows a higher price than the price list
Art. 19a(6): if the price on the developer’s website differs from the price proposed when the contract is concluded, the buyer may demand a contract at the price most favourable to them. How to prepare:
- Before your visit, save the price page (a screenshot with the date visible) and download the dane.gov.pl file from the same day.
- Check the calculation. In developer contracts concluded from 13 February 2026, including the reservation agreement, the price of the unit is set as usable floor area in m² multiplied by the price per m² (art. 5a). Area is measured under the Polish Standard in force on the day the building permit application or construction notification was filed.
- Report the discrepancy in writing before signing and cite art. 19a(6).
- The provision speaks of the price “when the contract is concluded”. Whether it covers a reservation agreement the Act does not say outright, so ask for the price of the flat in writing before you reserve.
What else may be added to the price-list figure is covered in our article on which extra payments to add to the price-list figure.
If you are not a Polish citizen: points to consider separately
Your rights are the same. The duties in art. 19a rest on the developer, and the right to the most favourable price belongs to the buyer; the provision sets no nationality condition. A citizen of any country can buy the residential unit itself (a self-contained residential unit) without a permit from the Ministry of the Interior and Administration (MSWiA), except in the border zone, which Warsaw is not part of (art. 8(1)(1) and (3) of the Act on the Acquisition of Real Estate by Foreigners, consolidated text Dz.U. 2017 item 2278). Holders of UKR and CUKR status buy a flat on the general terms. A garage unit, or a share in one, can also be bought without a permit if the purchase is linked to your housing needs (art. 8(1)(1a)).
Read the “other rights” items carefully. If the price list separately names a share in other property, for example in an access road or part of a residential complex, then according to MSWiA guidance a permit is needed to buy it, where the Act on the Acquisition of Real Estate by Foreigners applies to you (among others, Ukrainian citizens with UKR status or with a residence card and without 5 years of permanent residence). The stamp duty for the permit is PLN 1,570, and processing usually takes several months; in 2022 MSWiA indicated 2 to 4 months, sometimes longer (as at October 2026). A share in the land under the building and in the common parts of the building needs no permit. Clarify this before you reserve.
Documents in Polish. The law does not oblige a developer to translate the price list, prospectus or contract: the Developer Act does not regulate the language of these documents. A contract with a consumer who is a foreigner may be drawn up in that person’s language if they ask for it themselves, know that language, are not a Polish citizen and were told beforehand of their right to a Polish text (art. 8(1b) of the Polish Language Act, consolidated text Dz.U. 2026 item 81). Machine translation of a page helps you find your bearings, but compare figures and dates with the original.
Polish words that will be useful in a price list and documents:
Scroll the table sideways to see all columns.
| In Polish | Meaning |
|---|---|
| ceny ofertowe mieszkań | asking prices of flats |
| cena za m² powierzchni użytkowej | price per m² of usable floor area |
| cena lokalu | price of the flat |
| pomieszczenia przynależne (komórka lokatorska, piwnica) | ancillary rooms (storage unit, cellar) |
| miejsce postojowe, garaż | parking space, garage |
| inne świadczenia pieniężne | other payments to the developer |
| data, od której obowiązuje cena | date from which the price applies |
| historia cen | price history |
At the notary. The agreement with the developer is concluded as a notarial deed (art. 40(1) of the Developer Act). The deed is drawn up in Polish. If you do not know Polish and there is no translation, the notary should translate the deed in person or with an interpreter (art. 87 § 1(1) of the Notaries Act, consolidated text Dz.U. 2026 item 614). Before signing, the deed is read out and the notary checks that you understand its content (art. 94 § 1). Compare the price in the deed with the price-list screenshot you saved before this meeting, not during it.
Who supervises developers and where to complain
Compliance is supervised by the President of the Office of Competition and Consumer Protection (UOKiK). Breach of art. 19a(1)-(4) and of the reporting duty in art. 19b is a practice infringing the collective interests of consumers. The fine can reach 10% of the previous year’s turnover (art. 106(1)(4) of the Act on Competition and Consumer Protection, Dz.U. 2025 item 1714). A manager who intentionally allowed the breach faces a fine of up to PLN 2,000,000 (art. 106b(1), legal position as at October 2026). The President of UOKiK may also approach the developer without opening proceedings; the deadline to reply is at least 14 days.
The law also treats “bait advertising” as always unfair: offering a good at a given price without disclosing that the business has reasons to believe it will not supply it at that price (art. 7(5) of the Act on Counteracting Unfair Market Practices).
Where to turn (as at October 2026):
- UOKiK deals with collective interests, not an individual dispute (art. 24(3) of the Act on Competition and Consumer Protection). You can send a report to uokik@uokik.gov.pl or to pl. Powstańców Warszawy 1, 00-950 Warszawa.
- Your individual case: the municipal or district consumer ombudsman (rzecznik konsumentów; there are more than 370 in Poland) and the consumer helpline 801 440 220 or 222 66 76 76, on working days 10:00-18:00, at the operator’s standard call rate.
How we show prices in the Jawno catalogue
We take the prices in our catalogue from dane.gov.pl and give the data date next to each. On the page about where the catalogue prices come from and how we date them, we describe the source and the number of developments covered. Our price is a snapshot from a specific day. When comparing with a contract, the developer’s price list is what matters legally, because art. 19a(6) refers to it. See a difference between our catalogue and the developer’s website? Write to us.
FAQ
Where can I find the official price of a developer’s flat in Warsaw?
In two places. First, the developer’s own website, whose address must appear in every advert; it shows the price of each flat on offer and the history of price changes. Second, the dane.gov.pl portal, where the developer sends the same data once a day through the minister (art. 19a-19b of the Developer Act, consolidated text Dz.U. 2026 item 880, as at October 2026). On the portal, search for “Ceny ofertowe mieszkań” and the developer’s name.
Do I need to speak Polish to check a price on dane.gov.pl?
No. A few words are enough: “Ceny ofertowe mieszkań” for the search, the flat number from the developer’s website, and the column names for price per m², flat price and the date from which the price applies. The law does not oblige a developer to translate the price list, prospectus or contract (as at October 2026), so compare figures and dates with the Polish original, not with a machine translation of the page.
The sales office quoted a higher price than the developer’s website. What should I do?
You may demand a contract at the price most favourable to you (art. 19a(6) of the Developer Act, as at October 2026). Before the meeting, save the price page with the date visible and download the dane.gov.pl file from the same day. Report the discrepancy in writing before signing and cite art. 19a(6).
Do the price transparency rules apply if I am a foreigner?
Yes. The duties in art. 19a rest on the developer, and the right to the most favourable price belongs to the buyer; the provision sets no nationality condition. A citizen of any country can buy the flat itself in Warsaw without a permit from the Ministry of the Interior and Administration (MSWiA); art. 8(1)(1) of the Act on the Acquisition of Real Estate by Foreigners, as at October 2026.
Where can I see what flats in Warsaw actually sold for?
In the Real Estate Price Register (Rejestr Cen Nieruchomości) at geoportal.gov.pl; the data has been free since 13 February 2026. As at 27 September 2026, the latest Warsaw transactions in the service dated from May 2026. From 2 April 2027, Portal DOM is due to publish average or median transaction prices for the primary and secondary markets (Dz.U. 2025 item 1669).
What changes on 11 November 2026?
The form of the daily reporting changes: the developer will send data as an electronic document with a structure set by the minister (Act of 17 July 2026, Dz.U. 2026 item 1077). The duty to publish prices on the developer’s own website, and your right to the most favourable price under art. 19a, are not repealed by this change.
Chosen a flat and heading to the sales office? Write to us before your first visit. We will register you with the developer as our client, go to the meeting with you, and before signing go through the information prospectus and the draft contract with you, compare the price with the developer’s price list, and point out what to ask the developer or a lawyer. You pay us no fee for help buying a flat from a developer. We work in seven languages, English included. What exactly to check in the documents is covered in our article on what to check in the information prospectus. Our remuneration on the primary market comes from our agreements with developers.
Jawno · +48 692 649 839 · infojawno@gmail.com
This text is for information only and is not legal advice. Legal position as at October 2026.