How much does a new apartment cost in Warsaw? What PLN 800k, 1m and 1.2m buy, district by district

The same money buys the most space in Białołęka and the least in Wola. How much a new apartment costs in Warsaw depends heavily on the district and on the individual development, so we show both. 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. In the only Mokotów development in our data there is no flat at that price. The figures come from the files developers publish on dane.gov.pl, Poland’s open data portal: 960 flats in 22 developments across 9 districts, as of 4 October 2026.

This guide is for buyers who are still abroad. You are relocating with a family or buying for later, you know your budget in złoty, and you want to know where it turns into the most space before you book a viewing trip. Below are three budgets, the largest flats that are really in the files, the costs the flat price does not show, and what changes when you buy from outside Poland: documents in Polish, a notary, money sent from abroad and rent paid while the building goes up.

Where do these figures come from, and what do they leave out?

A Polish developer must show on its website the price per m² of usable floor area (powierzchnia użytkowa) of every flat, VAT included. It must also list separately the price of ancillary rooms (pomieszczenia przynależne), such as a storage room or garage, and of rights needed to use the flat, if these are not in the flat price, plus any other payments you will have to make (Article 19a(1)(1)–(3) of the Developer Act, consolidated text Journal of Laws 2026, item 880, legal position as of October 2026). The same data goes to the ministry responsible for digital affairs “once a day” and is published on dane.gov.pl (Article 19b(1) and (3)). The datasets are released under the CC0 1.0 licence.

How we calculated:

• Base: files of the 22 developments in our catalogue, downloaded on 4 October 2026; the data dates inside the files run from 28 September to 4 October 2026.
• Flat on offer: a price above zero and not marked as sold, reserved or unavailable. There are 960 such flats.
• Price per m²: 880 flats have one. For 80 flats (79 in Metro Art, 1 in Miasteczko Nova Sfera), Victoria Dom gives a price per m² of “settlement area” (powierzchnia rozliczeniowa), not usable area. We leave these 80 out of the price per m² and the floor areas.
• District: we give a district median only where we have at least 2 developments. Bemowo and Mokotów have one each, so there we describe the development, not the district.

Limits of the data:

• This is not the whole market. It covers 22 developments in 9 districts. Śródmieście, Ochota, Ursynów, Wilanów, Bielany, Żoliborz, Rembertów, Wesoła and Ursus are not included (we have no flats from the files in Ursus).
• One development often dominates. Osiedle Sprawna is 38% of the flats in Białołęka, Metro Art 67% in Praga-Południe, Konopacka 78% in Praga-Północ, Rezydencja Liwska 75% in Targówek, Korkowa 146 91% in Wawer, NU! 68% in Wola and Stilla 83% in Włochy. A district median is therefore largely the median of that one development.
• Availability. Most files do not say whether a flat is still free. Some flats in a file may already be sold, so check availability in the developer’s price list.
• Extras. The flat price does not include a parking space, a storage room or other charges (see below).

Own analysis based on data from dane.gov.pl (Opracowanie własne na podstawie danych z dane.gov.pl), as of 4 October 2026. How we collect the files is explained on our data sources page.

How much does a new apartment cost per m² in 9 Warsaw districts?

The median is the middle price: half the flats are cheaper, half more expensive. The budget columns are simple division: the amount divided by the district’s median price per m². They are a guide, not an offer for a specific flat.

Scroll the table sideways to see all columns. →

Own analysis based on data from dane.gov.pl, as of 4 October 2026. Gross prices per m² of usable floor area.

Two notes on the table. In Wawer, the median is in practice Korkowa 146, because the other development is 4 houses at Osiedle Śpiewających Ptaków. In Wola, the medians of the three developments range from PLN 24,500 per m² (NU!) to PLN 30,448 per m² (Srebrna 5), and NU! accounts for two thirds of the flats.

An estimate from the median is not the same as a flat you can buy. So below we check the real flats in each budget.

PLN 800,000: where is there a flat big enough for a family?

Up to PLN 800,000: 451 of 960 flats (47.0%) in 16 developments. As of 4 October 2026:

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Own analysis based on data from dane.gov.pl, as of 4 October 2026.

What this means for a family: at PLN 800,000, a flat of 60 m² or more exists only in Białołęka (60.4 m² at Osiedle Sprawna). Elsewhere the largest flats have 44–49 m², and in Wola only 29.7 m². The median size of flats in this budget runs from 30 m² (Włochy, Wola) to 47 m² (Wawer). If you need 60 m² or more, this budget in practice means Białołęka or a smaller flat.

Praga-Północ has an extra catch. At Konopacka, 9 of 18 flats carry a note in the file that a storage room must be bought with them, for PLN 23,600–68,000 (median PLN 42,800). That is 3.2% to 12.8% of the flat price, and it is not visible in the flat price (file dated 2 October 2026).

PLN 1,000,000: which districts give you 60 m² or more?

Up to PLN 1,000,000: 735 of 960 flats (76.6%) in 19 developments. As of 4 October 2026:

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Own analysis based on data from dane.gov.pl, as of 4 October 2026.

At a million, the 60 m² line moves: flats of 60 m² or more in this budget are in three districts, Białołęka, Włochy and Targówek. In Praga-Południe and at Korkowa 146 in Wawer, the largest flats have 59.8 m² each. In Wawer this budget also covers a 94.1 m² house at Osiedle Śpiewających Ptaków. In Wola, the largest flat in this budget has 44.2 m², less than the median size of flats up to PLN 800,000 in Białołęka (46 m²).

Look at Targówek: the median-based estimate says 63.2 m², but the largest flat in the files has 62.6 m². The estimate is not a guarantee, because flats in a budget need not be priced at the median.

PLN 1,200,000: where can you get more than 80 m²?

Up to PLN 1,200,000: 824 of 960 flats (85.8%) in 21 developments. As of 4 October 2026:

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Own analysis based on data from dane.gov.pl, as of 4 October 2026.

In our catalogue, a flat above 80 m² for PLN 1.2 million exists only in Białołęka and Targówek; in Wawer the budget also covers the 94.1 m² house at Osiedle Śpiewających Ptaków. In Targówek, the largest such flat (85.5 m²) is the only Rzepichy flat in this budget, on the ground floor. Across the whole catalogue there are 110 flats of 75 m² or more: 13 of them cost up to PLN 1 million and 44 up to PLN 1.2 million (as of 4 October 2026).

Only some developers give the number of rooms: the field is filled in for 94 of 960 flats, in 6 developments. That is why we compare square metres, not rooms. Check the layout of a specific flat on its card in the developer’s price list. If commuting time matters more to you than size, compare the new builds near the metro, station by station.

How much to add for a parking space and a storage room

For a family, a parking space is often part of the plan from the start, and its price moves the edge of your budget. Median parking space prices in developers’ files (files dated 6 October 2026):

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Own analysis based on data from dane.gov.pl (files dated 6 October 2026).

The Premiera Bemowo file lists no parking spaces. Many files do not give the type of space either, so check in the price list whether it is an underground garage before you compare. More detail is in our guide to parking space prices in Warsaw new builds.

A worked 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. That can rule out the largest flat in the tables above, so work out the combined total for every flat you consider.

Other charges: in the files of 16 developments, developers name other payments, such as settlement of perpetual usufruct fees or the cost of running the flat between handover and transfer of ownership. None of the files gives a price for them (as of 4 October 2026). Ask the sales office (biuro sprzedaży) for the amount before you sign a reservation agreement.

Asking price versus the price you pay

Developer files show asking prices. For Warsaw as a whole, the National Bank of Poland (NBP) publishes both averages. In Q2 2026, the average asking price on the primary market was PLN 18,488.28 per m² and the average transaction price PLN 16,783.49 per m², or 9.22% less (NBP, Q2 2026, file dated 7 August 2026; it does not yet contain Q3 data). At the NBP average 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 particular development. Offers and transactions are different sets of flats, so the gap does not tell you how much you can negotiate. It only shows that the price list is a starting point. The law also protects you the other way: if the price when you sign differs from the price the developer published, you can demand the contract at the price most favourable to you (Article 19a(6), legal position as of October 2026). How to find the price of a specific flat and the date it applies from is explained in how to check a developer’s price on dane.gov.pl.

When comparing square metres, mind the area. For contracts signed from 13 February 2026, the price is usable floor area multiplied by the price per m² (Article 5a of the Developer Act, added by Journal of Laws 2026, item 27, legal position as of October 2026). The area is measured under the Polish Standard in force on the day the building permit application or notification was filed. Compare the area on the flat’s card with the area in the draft agreement.

Buying from abroad: what changes for you

The files are in Polish, the numbers are not. Column names differ from developer to developer, but a few terms are enough to read the row you need:

Scroll the table sideways to see all columns. →

The Developer Act says nothing about the language of the information prospectus (prospekt informacyjny) or the developer agreement (umowa deweloperska) (consolidated text Journal of Laws 2026, item 880). Under the Polish Language Act, a consumer contract may be drawn up in another language if you ask for it, you know that language, you are not a Polish citizen and you were told beforehand that you may have a Polish text (Article 8(1b), Journal of Laws 2026, item 81). The law does not require a translation, so ask for one yourself, or for a parallel English version, before you sign anything.

No permit for the flat, but check what else is in the sale. A self-contained flat (samodzielny lokal mieszkalny) outside the border zone needs no permit from the Ministry of the Interior and Administration (MSWiA), whatever your citizenship, and Warsaw is not in the border zone (Article 8(1)(1) and 8(3) of the Act on the Acquisition of Real Estate by Foreigners, Journal of Laws 2017, item 2278). A garage unit linked to your housing needs is exempt too (Article 8(1)(1a)). According to MSWiA, however, a share in a separate property sold with the flat, such as an access road or part of a housing estate, does need a permit, unless you are a citizen of the EEA or Switzerland or qualify for one of the residence-based exemptions (Article 8(1)(2)–(3) and 8(2)). That means PLN 1,570 in stamp duty and a wait of up to 2 months by statute, 2–4 months or longer in practice according to MSWiA. Without a required permit the purchase is invalid (Article 6(1)). Ask about such shares before you pay a reservation fee. Which purchases need a permit, and for whom, is set out in our guide on what foreigners can buy in Poland without a permit.

Tax is already in the price. Tax does not depend on citizenship. A new-build flat sold with VAT carries no 2% transfer tax (PCC), except a 6% rate when one buyer acquires a sixth or further flat in a building or buildings on the same plot of land (Article 2(4)(a) and Article 7a of the PCC Act, Journal of Laws 2026, item 191). The reduced 8% VAT rate covers flats up to 150 m²¹; every flat and house that fits the three budgets above is under 100 m², and the prices in the files are gross.

Signing without travelling. The developer agreement and the transfer of ownership are notarial deeds, so a power of attorney for them must be a notarial deed too (Article 40(1) of the Developer Act; Articles 158 and 99 § 1 of the Civil Code, Journal of Laws 2026, item 795). The form of the country where you sign is not enough for real estate (Article 25(2) of the Private International Law Act, Journal of Laws 2023, item 503), and an apostille does not fix the form. Agree the form of a power of attorney made abroad with the notary in Poland in advance. If you come in person, the deed is in Polish; at your request the notary performs it in another language as well, personally or with a sworn translator (tłumacz przysięgły), and must make sure you understand it (Articles 2 § 3, 87 § 1(1) and 94 § 1 of the Notaries Act, Journal of Laws 2026, item 614).

Money from abroad. The notary and the real estate agent must identify you and, where circumstances justify it, check the source of your funds (Article 34(1) of the Polish AML Act, Journal of Laws 2025, item 644). Banks report transfers above €15,000, including from abroad, to the General Inspector of Financial Information (Article 72). Keep the paper trail.

Rent while you wait. For a flat under construction you pay into an escrow account (mieszkaniowy rachunek powierniczy) in at least 4 stages as building progresses (Articles 8 and 24(2) of the Developer Act). A reservation fee may not exceed 1% of the price in the information prospectus (Article 32(2)), so at most PLN 10,000 on a PLN 1 million flat. According to Statistics Poland (GUS), multi-family buildings in Poland took on average 24.8 months to build in 2025. If you will rent in Warsaw meanwhile, count that rent as part of the budget.

Residency. Buying a flat does not give you a residence permit: the Act on Foreigners (Journal of Laws 2025, item 1079) has no such ground. For a mortgage, ask a mortgage adviser (doradca kredytowy).

How to use these tables

1. Set your budget including extras. Subtract a parking space, a storage room and a reserve for purchase costs. Only then look for what is left in the tables.
2. Look at the largest flat, not the estimate. The median estimate tells you how many metres a typical price buys. The largest-flat column shows what was actually in the files.
3. Check whether a district is really one development. In every district with at least two developments except Białołęka, most flats come from a single development (from 67% in Praga-Południe to 91% in Wawer). Compare it with its neighbours.
4. Check availability and the price date. Our figures are as of 4 October 2026, and a developer’s price list can change at any time. Current medians are in our index of asking prices from developer files.

We do not say whether prices in a district are rising or falling. Only 42 of 960 flats (4.4%) in 6 developments have a price history in the files (as of 4 October 2026). That is too few to speak of a trend in a district.

FAQ

How much does a new apartment cost in Warsaw per square metre?

According to the National Bank of Poland (NBP), in Q2 2026 the average asking price of new flats in Warsaw was PLN 18,488.28 per m² and the average transaction price PLN 16,783.49 per m², VAT included. In the developer files in our catalogue, district medians range from PLN 13,795 per m² in Białołęka to PLN 26,271 per m² in Wola (as of 4 October 2026).

How many square metres does PLN 1 million buy in a new Warsaw flat?

In the 22 developments in our catalogue (developer files on dane.gov.pl, as of 4 October 2026), the largest flat priced up to PLN 1,000,000 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, and the only Mokotów development in our data has no flat at that price.

Where in Warsaw does PLN 1.2 million buy a new flat of more than 80 m²?

In our catalogue (as of 4 October 2026), only in Białołęka, where the largest flat in that budget has 88.8 m², and in Targówek, where it has 85.5 m². In Wawer the budget also covers a 94.1 m² house. Across the catalogue, 44 flats of 75 m² or more cost up to PLN 1.2 million, and only 13 up to PLN 1 million.

Is a parking space included in the price of a new flat in Warsaw?

Not in the developer files we use: the flat price there is the gross price of the flat alone. A developer must list storage rooms, garages and rights needed to use the flat separately if they are not included (Article 19a(1)(2) of the Developer Act, legal position as of October 2026). In 9 developments in our data, median parking space prices range from PLN 32,000 to PLN 78,000 (files dated 6 October 2026).

Do I need a permit to buy a new flat in Warsaw as a non-EU citizen?

Not for the flat itself. A self-contained flat outside the border zone needs no permit from the Ministry of the Interior and Administration (MSWiA), whatever your citizenship, and Warsaw is not in the border zone. According to MSWiA, a share in a separate property sold with the flat, such as an access road, does need one. Legal position as of October 2026.

Do foreigners pay extra tax on a new flat in Poland?

No. Tax does not depend on citizenship. The prices in developer files already include VAT, and a new flat sold with VAT carries no 2% transfer tax (PCC). The reduced 8% VAT rate covers flats up to 150 m², far above every flat that fits these budgets. Check the rate in force on the day you sign. Legal position as of October 2026.

This article is for information only and is not legal advice. Legal position as of October 2026.

Know which district to look at? Write to us before your first visit to the developer’s sales office: we need to register you as our client before you go there on your own. We then go to the sales office together. We also go through the information prospectus and the draft agreement with you, including the price of the parking space and the storage room, and point out what to ask the developer or a lawyer. We work in 7 languages, including English. As a buyer on the primary market, you pay us no fee.

Jawno · Vladyslav Moroz, real estate agent (pośrednik w obrocie nieruchomościami), sole trader with OC liability insurance · +48 692 649 839 · infojawno@gmail.com