New-build flats near the Warsaw metro: price per m² close to M1 and M2 stations

You live in Warsaw without a car, the metro is how you get to work, and you want to know how much more a new-build flat near a metro station will cost you. In our catalogue, 7 new developments lie within about 1 km in a straight line of an operating M1 or M2 station. Their median prices run from PLN 12,100 per m² at Rzepichy (only 4 large flats) and PLN 14,600 per m² at Kowalskiego 37, both by Trocka station, to PLN 30,448 per m² at Srebrna 5 by Rondo Daszyńskiego (as of 4 October 2026). A single “metro premium” cannot be worked out from these figures. The cheapest square metre near a station is in Targówek, the most expensive in Wola, and the district and the development itself affect the price more than the distance to the station.

All figures below come from the price files that developers publish on dane.gov.pl, Poland’s open data portal (Article 19b of the Developer Act, consolidated text: Journal of Laws 2026, item 880). They cover 22 developments in our catalogue and 960 flats on offer, not the whole Warsaw market. Distances are straight lines from the development’s point on the map to the station.

New-build flats near the metro: which developments are closest to a station?

Seven developments lie within about 1 km of an operating station. Closest first (as of 4 October 2026):

Scroll the table sideways to see all columns. →

Our own analysis based on data from dane.gov.pl (as of 4 October 2026). Gross prices (VAT included) from the developers’ files, without a parking space or storage room. The Rezydencja Liwska file is dated 2 October 2026.

All seven are on line M2. The development in our catalogue closest to M1 is Jaśminowy Mokotów, about 1,179 m from Wilanowska station.

What the table means if you are buying your first flat in Warsaw:

• The cheapest flats near the metro cost PLN 497,943 at Konopacka (from 26.0 m²) and PLN 575,000 at Rezydencja Liwska (from 33.8 m²). Read the Konopacka price list carefully: in the developer’s file, 9 of the 18 flats come with a compulsory storage room (komórka lokatorska) at PLN 23,600–68,000 (median PLN 42,800). You add that to the price of the flat.
• Rzepichy is four large ground-floor flats from 85.5 m². A low price per m² does not mean a cheap flat here: the cheapest one costs PLN 1,137,017.
• Four of the five stations in the table opened in 2019–2022: Szwedzka and Trocka on 15 September 2019, Bemowo on 30 June 2022 and Bródno on 28 September 2022. These are prices next to a working metro, not a bet on the future.

None of the 22 developments with prices is right next to Kondratowicza station. The nearest, Rezydencja Liwska (about 2,168 m away), is closer to Bródno.

All 22 developments: distance to the metro and price per m²

How far the remaining developments in our catalogue are from an operating station (as of 4 October 2026):

Scroll the table sideways to see all columns. →

Our own analysis based on data from dane.gov.pl (as of 4 October 2026). For Metro Art the median is based on the 80 flats for which the file gives a price per m² of usable floor area. The Stacja Wola file is dated 2 October and the Apartamenty Płużnicka file 28 September 2026.

9 of the 22 developments are more than 3 km in a straight line from an operating station. In Włochy, the train may be the quicker way into the centre; see our guide to commuting by rail from Ursus and Włochy. Chopin Airport is in Włochy, so read how to check aircraft noise at a Włochy address before you shortlist a flat there.

Are flats nearer the metro more expensive?

Older research says yes. In December 2014 Home Broker reported that flats no more than a 5-minute walk from an M1 station were more expensive: by 7.2% in Bielany, 12.3% in Mokotów, 13.9% in Ursynów and 21.4% in Żoliborz. A 2016 study of the primary market in Ursynów (Torzewski) found that each additional kilometre from an M1 station went with a price lower by about PLN 172 per m², or 2.35%. Both studies cover M1 only and were done before the M2 stations in Targówek, Bródno and Bemowo opened.

Our one-day data show no such simple pattern. Here are the medians when the developments are grouped by distance from an operating station (as of 4 October 2026):

Scroll the table sideways to see all columns. →

Our own analysis based on data from dane.gov.pl (as of 4 October 2026).

The most expensive group is 1–1.5 km from a station, because it holds the developments in Wola and Mokotów. The group closest to the metro holds two developments in Targówek and one in Bemowo. Distance from the metro is mixed up with the district and the development, and 22 developments are too few to separate them. That is why we give no “metro premium” as a percentage.

Comparing within one district gives no rule either:

• Targówek: Kowalskiego 37 (about 206 m from Trocka) has a median of PLN 14,600 per m², Rezydencja Liwska (about 899 m from Bródno) PLN 16,138 per m². In this pair the flats nearer the metro are cheaper, but that is two developments, not a rule.
• Wola: Srebrna 5 (about 529 m from Rondo Daszyńskiego) has PLN 30,448 per m², NU! (about 607 m) PLN 24,500 per m² and Stacja Wola (about 1,128 m from Płocka) PLN 26,984 per m².
• Praga-Północ: Konopacka (about 629 m from Szwedzka) has PLN 18,650 per m², Galant Ząbkowska (about 1,247 m) PLN 21,886 per m², but from only 5 flats.

So compare specific developments near the stations you will actually use, not “flats near the metro” as one category.

Which line takes you to Centrum?

Centrum station is on line M1. Line M2 crosses M1 at Świętokrzyska, the next station along from Centrum. All seven developments in the first table are on M2. If you work right by Centrum station, you can ride M2 to Świętokrzyska without changing, or change there to M1. When the section with Zacisze, Kondratowicza and Bródno opened on 28 September 2022, Metro Warszawskie wrote that the journey to the centre would take “under 20 minutes”.

The metro ride is only part of the trip. Add the walk to the station and from the station to your office, so treat the distance in the table as a starting point. You can check an estimated travel time to Centrum station and a few other destinations with our door-to-door tool; it is a simplified model, not a timetable. Where each development sits in relation to the lines is shown on the map of developments with the metro lines, where operating and planned lines are separate layers.

What about stations under construction and planned?

Bemowo (M2). The section with Karolin, Chrzanów and Lazurowa stations is being built. Metro Warszawskie has been running test trains there since 14 September 2026 but has not given an opening date (as of October 2026). According to Metro Warszawskie, once it opens the network will have 46 km and 42 stations. Premiera Bemowo is about 380 m from the operating Bemowo station and about 1,059 m from Lazurowa, which is under construction.

M3. The line is at the design stage and has no official opening date (as of October 2026). In our catalogue, the developments closest to the planned stations are Park Skandynawia (about 377 m from Jana Nowaka-Jeziorańskiego station) and Metro Art (about 709 m from Mińska station; approximate point). Today they are about 4.9 km and about 1.9 km from an operating M2 station. We do not forecast how future stations will affect prices.

Buying near the metro as a foreigner: what to check

No car, no parking space? The price in the developer’s file is for the flat alone; a parking space and a storage room are priced separately. If you do not drive, you may not need a space at all, but check the price list for anything that is compulsory, as with the storage rooms at Konopacka above.

The flat needs no permit. Under the Act on the Acquisition of Real Estate by Foreigners (consolidated text: Journal of Laws 2017, item 2278), a foreigner of any citizenship can buy a self-contained flat without a permit from the Ministry of the Interior and Administration (MSWiA), and a garage space if it serves the buyer’s housing needs (Article 8(1)(1) and (1a)). These exemptions do not apply in the border zone (Article 8(3)); Warsaw is not in it. EEA and Swiss citizens need no permit at all (Article 8(2)). According to the MSWiA FAQ, a share in a separate property sold together with the flat, such as an access road, does need a permit for a buyer covered by the Act, so ask about it before you sign.

The documents are in Polish. The Developer Act says nothing about the language of the information prospectus (prospekt informacyjny) or the agreement. The developer agreement (umowa deweloperska) is signed as a notarial deed (Article 40(1) of the Developer Act), and notarial acts are performed in Polish. If you do not know Polish and no translation is attached, the notary translates the deed personally or through a sworn translator (tłumacz przysięgły), and before you sign, the deed is read out and the notary must make sure you understand what it means (Articles 2 § 3, 87 § 1(1) and 94 § 1 of the Notaries Act, consolidated text: Journal of Laws 2026, item 614). Read the prospectus and the draft agreement before the notary appointment, not at it.

If the building is still under construction, you will keep renting for a while. According to Statistics Poland (GUS), multi-family residential buildings took on average 24.8 months to build in 2025. The upside of buying next to a station that already works: you can walk the route from the future estate exit to the platform at rush hour now, while you rent elsewhere, before you sign a reservation agreement (umowa rezerwacyjna).

A flat does not give you a residence permit. The Act on Foreigners (consolidated text: Journal of Laws 2025, item 1079) contains no ground for residence based on owning property. Since 27 April 2026, your own flat can serve as the legal title to accommodation that you must show when applying for EU long-term resident status (Article 219a(1)), but owning it does not give you that status.

Legal position as of October 2026.

How to read these data, and what they do not show

• This is our catalogue, not the whole of Warsaw. We count 22 of the 38 developments in our catalogue: those whose files list flats with a price. That is 960 flats on offer, of which 880 have a price per m² of usable floor area. The median for all 880 is PLN 16,696 per m² (as of 4 October 2026).
• The development point is approximate. We have the exact location for only four developments: Jaśminowy Mokotów, Park Skandynawia, NU! and Stilla. Kowalskiego 37 and Rzepichy share the same point in our data.
• A straight line is not a walking route. 600 m in a straight line can mean a much longer walk if railway tracks, fences or a busy road are in the way.
• “On offer” does not always mean available. The Skanska files for Park Skandynawia and Jaśminowy Mokotów have no status per flat, so the number of flats on offer there is probably overstated.
• The flat price excludes extras. A parking space and a storage room are added separately.
• One snapshot, not a trend. The data show prices from files dated 28 September to 4 October 2026. They do not tell you whether prices near any station are rising or falling.

For comparison with the city as a whole: according to the National Bank of Poland (NBP), the average asking price for new flats in Warsaw in Q2 2026 was PLN 18,488 per m² and the average transaction price PLN 16,783 per m². Those averages come from a different sample and a different method than our medians. To compare districts by budget, read how many square metres your budget buys in each district. If you have children, also check which catchment school an address belongs to before you choose a station.

FAQ

How much does a new flat near a metro station in Warsaw cost?

In our catalogue, 7 new developments lie within about 1 km in a straight line of an operating M1 or M2 station. Their median prices run from PLN 12,100 per m² (Rzepichy, 4 flats) and PLN 14,600 per m² (Kowalskiego 37; both by Trocka station) to PLN 30,448 per m² (Srebrna 5 by Rondo Daszyńskiego). As of 4 October 2026; our own analysis based on data from dane.gov.pl.

Are flats close to the Warsaw metro more expensive?

Older studies say yes: in December 2014 Home Broker reported that flats within a 5-minute walk of an M1 station cost 7.2–21.4% more, depending on the district. In our one-day snapshot of 22 developments (as of 4 October 2026) there is no simple pattern: the district and the development itself matter more than the distance to the station.

Can I get to Centrum from line M2 without changing trains?

Not to Centrum station itself, which is on line M1. Line M2 crosses M1 at Świętokrzyska, the station next to Centrum, so from M2 you either get off at Świętokrzyska or change there to M1. All seven developments within about 1 km of an operating station in our catalogue are on line M2 (as of October 2026).

When will the new metro stations in Bemowo and on line M3 open?

There are no official dates. Test trains have been running on the M2 section with Karolin, Chrzanów and Lazurowa stations since 14 September 2026, but Metro Warszawskie has not given an opening date. Line M3 is at the design stage with no official opening date (as of October 2026). We do not forecast how these stations will affect prices.

Do I need a permit to buy a flat near the metro as a non-EU citizen?

Not for the flat itself. A self-contained flat, and a garage space linked to your housing needs, can be bought without a permit from the Ministry of the Interior and Administration (MSWiA) whatever your citizenship, outside the border zone; Warsaw is not in it. A share in a separate property sold with the flat, such as an access road, does need one, according to MSWiA. Legal position as of October 2026.

How do I check the real walk from the flat to the metro?

Our distances are straight lines from the development point on the map to the station, not walking routes, and for 18 of the 22 developments that point is approximate. Measure the route from the building entrance to the station entrance on a map and walk it before you reserve a flat, ideally at the time you will be commuting.

This text is for information only and is not legal advice. Law as of October 2026.

Picked a development near the station you will commute from? Write to us before your first visit to the developer’s sales office (biuro sprzedaży). We will register you as our client before that visit and go to the sales office with you. Beforehand, we will go through the information prospectus and the draft agreement with you and point out what to ask the developer or a lawyer, in English or another of our seven languages. 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