For PLN 1 million, the largest new flat in our sample has 76.4 m² in Białołęka, while in Wola it is only 44.2 m². That is only half the answer. A buyer from Turkey faces three more matters that a Pole does not: a transfer from abroad, the language of the documents and a possible power of attorney. This article covers them alongside the floor-area figures. For the district-by-district analysis, see the full breakdown of floor area by district.
You are probably planning your budget in lira. In this text we give amounts in zlotys only. The exchange rate your bank will use and its fees change daily, so we do not convert them for you. Before reserving, check with your bank how many zlotys will actually arrive in the account.
Where the figures come from and what they leave out
A developer must publish the price of every flat per m² of usable floor area, including VAT. The data reach dane.gov.pl once a day (Developers Act, Articles 19a-19b, consolidated text Dz.U. 2026 item 880, legal position as of October 2026). We calculate from files downloaded on 4 October 2026: 22 developments in 9 districts, 960 flats on offer.
Caveats that change the conclusions:
- this is not the whole Warsaw market, only the developments in our catalogue;
- in many districts one development dominates the offer, so the result mainly describes it;
- developers do not always mark in the file whether a flat is still available, so check availability in the price list;
- a parking space and a storage unit are usually not included in the price of the flat.
Mokotów and Bemowo each have one development, so we are describing a development, not a district. Own analysis based on data from dane.gov.pl.
The largest flat in three budgets
The median price per m² does not always show what you can really buy. So we look at the largest flat whose price fits the budget (as of 4 October 2026).
Scroll the table sideways to see all columns.
| District | up to PLN 800,000 | up to PLN 1m | up to PLN 1.2m |
|---|---|---|---|
| Białołęka | 60.4 m² | 76.4 m² | 88.8 m² |
| Targówek | 49.4 m² | 62.6 m² | 85.5 m² |
| Włochy | 48.5 m² | 66.6 m² | 75.2 m² |
| Praga-Południe | 45.7 m² | 59.8 m² | 70.0 m² |
| Praga-Północ | 43.9 m² | 52.6 m² | 59.6 m² |
| Wola | 29.7 m² | 44.2 m² | 58.1 m² |
| Bemowo (Premiera Bemowo) | 46.5 m² | 48.0 m² | 60.9 m² |
| Mokotów (Jaśminowy Mokotów) | none | none | none |
In Mokotów the cheapest flat costs PLN 1,380,000. We leave Wawer out of the table: Korkowa 146 offers a flat of up to 59.8 m² for up to PLN 1 million, and the second development consists of 4 houses (the largest 94.1 m²), so the data are not comparable. Białołęka is the only district where PLN 800,000 buys 60 m² or more. In Targówek, 85.5 m² for PLN 1.2 million is the only flat of that size within the budget, on the ground floor.
What you will pay on top of the flat price
The list price usually excludes a parking space and a storage unit. In the files examined, median parking-space prices range from PLN 32,000 in Metro Art to PLN 78,000 in Jaśminowy Mokotów (files of 6 October 2026). Deduct them from your budget before looking at the table. Add a reserve for purchase costs: in your case that includes the cost of currency conversion and bank fees.
The list price is not always the price in the contract. According to the National Bank of Poland (NBP), in the second quarter of 2026 the average transaction price of new flats in Warsaw (PLN 16,783.49 per m²) was 9.22% below the average asking price (PLN 18,488.28 per m²). This is market-wide data, not a promise of a discount in a particular development.
Permit and taxes: no difference for a Turkish citizen
A foreigner of any nationality can buy a self-contained residential flat without a permit from the Ministry of the Interior and Administration (MSWiA), provided it is not in the border zone (Article 8(1)(1) and (3) of the Act, Dz.U. 2017 item 2278, legal position as of October 2026). Warsaw is not in that zone. A garage space linked to housing needs can also be bought without a permit (point 1a), but according to MSWiA, a share in a separate property sold together with the flat requires a permit. Ask the developer in what legal form the parking space is sold.
Developers’ prices include VAT. There are no separate rates for citizens of other countries.
A transfer from Turkey: what the bank and the notary will see
A bank reports transfers above €15,000 to the General Inspector of Financial Information (GIIF), including those from abroad, and a notary reports transactions above that amount within 7 days (Polish AML Act, Dz.U. 2025 item 644, Article 72). The notary and the agent verify the source of funds when the circumstances require it (Article 34(1)(4)(b)). A practical tip: gather account statements, the sale agreement for a previous property or proof of income before you reserve. You pay into an escrow account (mieszkaniowy rachunek powierniczy) in instalments after the stages in the schedule are completed (Article 8 of the Developers Act), not in one lump sum.
Language of the documents and power of attorney
The Developers Act does not regulate the language of the prospectus and the contract. A contract with a consumer can be drawn up in a foreign language if you ask for it, you know that language, you are not a Polish citizen and you were first informed of the right to a Polish version (Article 8(1b) of the Polish Language Act, Dz.U. 2026 item 81). The developer agreement (umowa deweloperska) and the transfer of ownership require a notarial deed (Article 158 of the Civil Code; Article 40(1) of the Developers Act). The deed is in Polish; at your request it can also be drawn up in a second language, and if you do not understand it, the notary or a sworn translator translates it (Notaries Act, Dz.U. 2026 item 614, Article 2 § 3, Article 87 § 1(1)).
If you will not fly in to sign, the power of attorney must also be a notarial deed (Article 99 § 1 of the Civil Code). A Polish consul certifies signatures and copies, but does not draw up notarial deeds without authorisation from the Minister of Justice (Consular Law, Dz.U. 2026 item 711, Article 28). Turkey has been a party to the Hague Apostille Convention since 29.09.1985, but an apostille confirms only the signature, the capacity and the seal, not the form of the document. Agree the shape of the power of attorney with a Polish notary before you order it in Turkey.
If you do not read Polish documents
For a foreign buyer, several practical points follow, all already stated above. The prospectus and the contract are in Polish by default, so decide in advance whether you need a version in a language you understand and a sworn translation. At the notary, the deed is translated orally or in writing if you do not understand Polish. A power of attorney from Turkey cannot be drawn up in just any form: its form must be agreed with a notary in Poland. And the account statements and income documents used to show the source of funds are best prepared before reserving, not on the day of the transfer.
Residence does not follow from the purchase
The Act on Foreigners contains no basis for residence resting on the purchase of a flat alone (as of October 2026). We describe the facts and the realistic routes in our article on residence and buying a flat. The general rules of buying are covered in whether a foreigner can buy a flat in Poland. You will find the full list of costs in the article on the full cost of buying a new flat.
How to use these figures
- Convert your budget from lira to zlotys at your bank, including the fee, and deduct the parking space and a reserve.
- Look at the largest flat, not the median.
- Check whether the district is just one development. The catalogue is on the new flats page.
- Verify the price and availability in the developer’s price list. The figures are from 4 October 2026.
FAQ
Does a Turkish citizen need a permit to buy a new flat in Warsaw?
No, if they are buying a self-contained residential flat. Under Article 8(1)(1) of the Act on the Acquisition of Real Estate by Foreigners (consolidated text Dz.U. 2017 item 2278, legal position as of October 2026), such a flat can be bought without a permit from the Ministry of the Interior and Administration (MSWiA), and Warsaw is not in the border zone (Dz.U. 2005 No. 188 item 1580). The Act has no separate rules for Turkish citizens.
How large a new flat can I buy in Warsaw for PLN 1 million?
In the developers’ files from dane.gov.pl, downloaded on 4 October 2026 (22 developments, 960 flats), the largest flat up to PLN 1 million had 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 was 44.2 m². In Mokotów, the only development in the sample, no flat fits that amount.
Will a transfer from Turkey for a flat purchase be checked?
Yes. A bank reports transfers above €15,000 to the General Inspector of Financial Information (GIIF), including transfers from abroad, and a notary reports transactions above that amount within 7 days of drawing up the deed (Polish AML Act, consolidated text Dz.U. 2025 item 644, Article 72). The notary and the agent verify the source of funds when the circumstances require it (Article 34(1)(4)(b)). Prepare bank statements and proof of income in advance.
Can I buy a flat through an attorney without travelling to Poland?
Yes, but a power of attorney to buy a flat must take the form of a notarial deed (Article 99 § 1 in conjunction with Article 158 of the Civil Code, consolidated text Dz.U. 2026 item 795). An apostille certifies only the authenticity of the signature, the capacity of the signatory and the seal; it does not cure a defect in the form of the document. Agree the form of a power of attorney issued abroad with a notary in Poland beforehand.
Does buying a flat in Warsaw give a right to reside in Poland?
No. The Act on Foreigners (consolidated text Dz.U. 2025 item 1079) does not provide for residence on the basis of buying property alone (as of October 2026). We cover the details in a separate article on residence and buying a flat.
Choosing a district? Write to us before your first visit to a developer’s sales office. We will register you with the developer as our client and go there together. We will walk you through the information prospectus and the draft contract and point out what to ask the developer or a lawyer. When you buy a new flat from a developer, you do not pay us a fee. Our remuneration on the primary market comes from agreements with developers. The agent is Vladyslav Moroz (sole trader, with OC liability insurance), we serve clients in 7 languages, and the prices on the site come from dane.gov.pl and carry a date. write to us before your visit to the sales office
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.