You get the most square metres for the same money in Białołęka today, and the fewest in Wola. For PLN 1 million, the largest new flat in our catalogue has 76.4 m² in Białołęka, 66.6 m² in Włochy, 62.6 m² in Targówek and 44.2 m² in Wola, and in Mokotów there is none in this budget. We calculate from the files that developers publish on the dane.gov.pl portal: 960 flats in 22 developments across 9 districts, data as of 4 October 2026.
This text is for you if you live in Germany (or read English but buy as a German citizen), know your budget and want to see where it buys the most space and what changes when you buy from abroad. Full tables for each budget separately are in the article full district-by-district breakdown of floor areas. Here we concentrate on what matters to a buyer from outside Poland.
Where the figures come from and what they leave out
A developer must publish on its website the price per m² of usable floor area, including VAT, for every unit. It states separately the price of ancillary rooms, such as a storage room or garage, and of rights needed to use the unit, if they are not included in the flat price, as well as any other monetary charges you will pay (art. 19a ust. 1 pkt 1–3 of the Developer Act, consolidated text Dz.U. 2026 poz. 880, legal position as of October 2026). The same data goes daily to the minister responsible for digital affairs and is published on dane.gov.pl (art. 19b ust. 1 and 3) under the CC0 1.0 licence.
How we calculated:
- Basis: the files of the 22 developments in our catalogue, downloaded on 4 October 2026; the data dates in the files fall between 28 September and 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.
- Price per m²: available for 880 flats. For 80 flats (79 in Metro Art, 1 in Miasteczko Nova Sfera) the developer Victoria Dom gives the price per m² of settlement area, not usable area, so we do not include them in prices per m² or in floor areas.
- District: we give a median only where there are at least 2 developments. Bemowo and Mokotów have one each, so we write about the specific development, not the district.
Limits of the data:
- This is not the whole market. Śródmieście, Ochota, Ursynów, Wilanów, Bielany, Żoliborz, Rembertów, Wesoła and Ursus are missing (we have no flats from the files for Ursus).
- One development often dominates. Osiedle Sprawna accounts for 38% of flats in Białołęka, Metro Art 67% in Praga-Południe, Konopacka 78% in Praga-Północ, Rezydencja Liwska 75% in Targówek, Korkowa 146 as much as 91% in Wawer, NU! 68% in Wola and Stilla 83% in Włochy. A district median is therefore largely the median of one development.
- Flat status. Most files do not say whether a flat is still available. Check availability in the developer’s price list.
- Extra costs. The flat price does not include a parking space, a storage room or other charges.
Own calculation based on dane.gov.pl data (as of 4 October 2026). How we collect developer files is described on the page about our data sources.
Median price per m² and the largest flat in three budgets
The median is the middle price: half the flats are cheaper, half more expensive. The budget columns show the largest flat that actually appeared in the files, not an estimate from the median. An estimate is merely the budget divided by the median and is not an offer of a specific flat.
Scroll the table sideways to see all columns.
| District | Median PLN/m² | Largest flat up to PLN 800k | Largest flat up to PLN 1m | Largest flat up to PLN 1.2m |
|---|---|---|---|---|
| Białołęka (6 developments, 289 flats) | 13,795 | 60.4 m² | 76.4 m² | 88.8 m² |
| Targówek (3 developments, 117 flats) | 15,819 | 49.4 m² | 62.6 m² | 85.5 m² |
| Wawer (2 developments, 44 units) | 16,175 | 47.1 m² | 59.8 m² (house 94.1 m²) | house 94.1 m² |
| Włochy (2 developments, 75 flats) | 17,895 | 48.5 m² | 66.6 m² | 75.2 m² |
| Praga-Południe (2 developments, 239 flats) | 18,467 | 45.7 m² | 59.8 m² | 70.0 m² |
| Praga-Północ (2 developments, 23 flats) | 19,010 | 43.9 m² | 52.6 m² | 59.6 m² |
| Wola (3 developments, 109 flats) | 26,271 | 29.7 m² | 44.2 m² | 58.1 m² |
| Bemowo: Premiera Bemowo only (31 flats) | 19,143 | 46.5 m² | 48.0 m² | 60.9 m² |
| Mokotów: Jaśminowy Mokotów only (33 flats) | 26,811 | none | none | none (cheapest PLN 1,380,000) |
Own calculation based on dane.gov.pl data (as of 4 October 2026). Gross prices per m² of usable floor area. In Wawer, the largest flat up to PLN 800k is one of 3 units in that budget, and the PLN 1.2m budget covers all 40 flats of Korkowa 146 and the house in Osiedle Śpiewających Ptaków.
What follows from this:
- PLN 800k. A flat of 60 m² or more appears in the files only in Białołęka (60.4 m², Osiedle Sprawna). In the other districts the largest flats have 44–49 m², and in Wola 29.7 m². Up to PLN 800k costs 451 of the 960 flats (47.0%) in 16 developments.
- PLN 1m. Flats of 60 m² or more exist in three districts: Białołęka, Włochy and Targówek. Up to PLN 1m costs 735 of the 960 flats (76.6%) in 19 developments. In Targówek the estimate from the median gives 63.2 m², while the largest flat in the files has 62.6 m²: the estimate is not a guarantee.
- PLN 1.2m. A flat larger than 80 m² is in the catalogue only in Białołęka and Targówek. The largest of them in Targówek (85.5 m²) is the only flat of the Rzepichy development in this budget, on the ground floor. Up to PLN 1.2m costs 824 of the 960 flats (85.8%) in 21 developments.
Praga-Północ has an additional catch. In the Konopacka development, 9 of the 18 flats carry a note in the file that a storage room costing PLN 23,600–68,000 (median PLN 42,800) must be bought together with the flat. That is 3.2% to 12.8% of the flat price, and the amount is not visible in the price of the flat (file of 2 October 2026).
How much extra you pay for a parking space
If you will come to Warsaw by car, or plan to let the flat, a parking space may belong in the plan from the start and moves the edge of your budget. Median parking-space prices in the developers’ files (files of 6 October 2026) range from PLN 32,000 in Metro Art in Praga-Południe to PLN 78,000 in Jaśminowy Mokotów; in Korkowa 146 in Wawer an outdoor space costs PLN 25,000. Example: out of PLN 1 million for a flat and a garage space, with a space at PLN 40,000, PLN 960,000 is left for the flat itself, and the largest flat in the table may drop out. So for every flat, always work with the total amount.
In the files of 16 developments, developers also list other charges by name, such as settlement of perpetual usufruct (użytkowanie wieczyste) fees or the cost of maintaining the unit between handover and transfer of ownership, but no file states an amount for them (as of 4 October 2026). Ask the sales office (biuro sprzedaży) for the amount before you sign the reservation agreement.
Asking price versus transaction price
The 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, i.e. 9.22% lower (NBP, file of 7 August 2026; it does not yet contain Q3 data). At the average transaction price, PLN 800k is about 47.7 m², PLN 1m about 59.6 m² and PLN 1.2m about 71.5 m². This is a citywide average, not a promised discount in a specific development, because offers and transactions are different sets of flats.
The law also protects you from the other side. If the price in the agreement differs from the one the developer published, you may demand an agreement at the price most favourable to you (art. 19a ust. 6 of the Developer Act, legal position as of October 2026). In agreements concluded from 13 February 2026, the price is the product of usable floor area and the price per 1 m² (art. 5a, added by the Act Dz.U. 2026 poz. 27). So compare the floor area on the flat’s data sheet with the draft agreement.
What changes when you buy from Germany
The floor areas in the table are the same for you and for a Polish buyer. What changes are the formalities and time frames. Legal position as of October 2026.
- No permit and no special tax. Citizens of EEA states and Switzerland do not need an MSWiA permit to acquire real estate (art. 8 ust. 2 of the Act on the acquisition of real estate by foreigners, consolidated text Dz.U. 2017 poz. 2278). If you live in Germany but hold another nationality, buying a self-contained residential flat does not require a permit under the general rule either (art. 8 ust. 1 pkt 1). Taxes do not depend on citizenship. When buying from a developer, 8% VAT for flats up to 150 m² is already included in the gross price in the files (art. 41 ust. 2 and 12 and art. 146ef ust. 1 pkt 2 of the VAT Act, consolidated text Dz.U. 2026 poz. 1263). You do not then pay PCC (art. 2 pkt 4 lit. a of the PCC Act, consolidated text Dz.U. 2026 poz. 191). The exception is 6% on the sixth unit that the same buyer acquires in one or several buildings on one plot (art. 7a).
- Budget in złoty, savings in euro. All prices in the files are in złoty. When you buy during construction, you pay into an escrow account (mieszkaniowy rachunek powierniczy) after each successive stage is completed (art. 8 ust. 1–3 of the Developer Act). The schedule has at least 4 stages, and each covers 10–25% of the total project costs, not of the flat price (art. 24 ust. 2). How many euro you need in total therefore depends on the exchange rate on the day of each payment. Leave a margin for this.
- Transfers from abroad are reported. Banks report to the GIIF (General Inspector of Financial Information) cash deposits and withdrawals and transfers above €15,000, including from abroad, with the exceptions set by statute (art. 72 ust. 1 pkt 1–2 of the Act on counteracting money laundering, consolidated text Dz.U. 2025 poz. 644). A notary reports notarial acts above €15,000 within 7 days of performing them (art. 72 ust. 4). The notary and the agent ask about the source of funds when circumstances justify it (art. 34 ust. 1 pkt 4 lit. b). Have documents ready showing where your money comes from.
- Price lists and agreements in Polish. The Developer Act does not set the language of the prospectus or the agreement. Fields in the files and price lists that help comparison are: price per m², usable floor area, parking space, storage room, ancillary room, other monetary charges, sold / reserved. A notarial deed is drawn up in Polish and, at a party’s request, also in a foreign language. If you do not know Polish, the deed is translated by the notary or a sworn translator (tłumacz przysięgły) (art. 2 § 3 and art. 87 § 1 pkt 1 of the Notaries Act, consolidated text Dz.U. 2026 poz. 614). Before signing, the deed is read out, and the notary must make sure you understand its content and meaning (art. 94 § 1).
- Cannot be there in person? A developer agreement and the agreement transferring ownership require the form of a notarial deed (akt notarialny), and a power of attorney for them the same form (art. 158 and art. 99 § 1 of the Civil Code, consolidated text Dz.U. 2026 poz. 795; art. 40 ust. 1 of the Developer Act). The rule that the form of the country where you sign is enough does not apply to dispositions of real estate (art. 25 ust. 2 of the Private International Law Act, consolidated text Dz.U. 2023 poz. 503). An apostille certifies only the signature, the signatory’s capacity and the seal, and cannot replace the form. So agree the form of a power of attorney from Germany with a notary in Poland before signing.
- Waiting for handover. According to Statistics Poland (GUS), in 2025 a multi-family building in Poland took 24.8 months to build on average (publication “Efekty działalności budowlanej w 2025 r.” of 30 June 2026). If you buy during construction, you keep paying rent, or have capital tied up, for that whole time without using the flat.
- Financing. Ask a mortgage adviser about a loan.
How to use this breakdown
- Set your budget together with the extras. Subtract a parking space, a storage room and a margin for purchase costs and the exchange rate. Only then look in the table with what is left.
- Look at the largest flat, not the estimate from the median. The estimate shows how many metres a typical price buys, while the budget columns show what was actually in the files.
- Check whether one development stands behind the district. In every district with at least two developments other than Białołęka, most flats come from one (from 67% in Praga-Południe to 91% in Wawer). Compare it with neighbouring ones in the catalogue of new-build flats with prices and data date.
- Check availability and the date of the price. Our figures are as of 4 October 2026, and a developer’s price list can change at any moment. Current medians are shown by the asking-price index from developer files. Details of the purchase process, the escrow account and additional costs are in the guide to buying a new-build flat in Warsaw for buyers from Germany.
We do not say whether prices in the districts are rising or falling, because the files do not show it (details in the FAQ below).
FAQ
How much does a square metre of a new-build flat cost in Warsaw?
According to the National Bank of Poland (NBP), in Q2 2026 the average asking price of new flats across Warsaw was PLN 18,488.28/m² and the average transaction price PLN 16,783.49/m². In the 22 developments in our catalogue, the district median ranges from PLN 13,795/m² in Białołęka to PLN 26,271/m² in Wola (developer files from dane.gov.pl, data as of 4 October 2026).
How many m² of a new Warsaw flat can I buy for PLN 1 million?
In our catalogue (data as of 4 October 2026) the largest flat up to PLN 1 million has 76.4 m² in Białołęka, 66.6 m² in Włochy, 62.6 m² in Targówek and 59.8 m² in Praga-Południe. In Wola it is 44.2 m². In the only development in Mokotów there is no flat in this budget.
Does a German citizen need a permit to buy a flat in Poland?
No. Citizens of the European Economic Area and Switzerland do not need a permit from the Ministry of the Interior and Administration (MSWiA) (art. 8 ust. 2 of the Act on the acquisition of real estate by foreigners). Buying a self-contained residential flat does not require a permit under the general rule either (art. 8 ust. 1 pkt 1). Legal position as of October 2026.
Does a German buyer pay different taxes from a Pole when buying from a developer?
No, taxes do not depend on citizenship. The price from the developer already includes 8% VAT for flats up to 150 m², and civil-law transactions tax (PCC) is not charged in that case. The exception is 6% PCC on the sixth unit that the same buyer acquires in one or several buildings on one plot (art. 7a of the PCC Act). Legal position as of October 2026.
Can I buy a flat in Warsaw without travelling to Poland?
A developer agreement (umowa deweloperska) and the agreement transferring ownership both require a notarial deed, and a power of attorney for them must take the same form. An apostille certifies only the signature, the signatory’s capacity and the seal, so it cannot cure a defect of form. Agree the form of a power of attorney from Germany with a notary in Poland beforehand (legal position as of October 2026).
Why do you not say whether prices in the districts are rising or falling?
Because the developers’ files do not show it. Price history exists for 42 of 960 flats (4.4%) in 6 developments (as of 4 October 2026). That is enough to check a specific flat but not to draw a conclusion about a district trend, which is why we show a cross-section on one date.
Already know which district to look in? Write to us before your first visit to a developer’s sales office. We will register you there as our client and go together. We will go through the information prospectus (prospekt informacyjny) and the draft agreement with you and point out what to ask the developer or a lawyer, and we serve clients in 7 languages, including German. A buyer on the primary market does not pay us a fee. Our fee on the primary market stems from 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 of October 2026.