Today the same sum buys the most square metres in Białołęka and the fewest in Wola. The price per square metre of a new flat in Warsaw depends heavily on the district and on the 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 Mokotów there is no flat in this budget at all. We calculate from the files that developers publish on dane.gov.pl: 960 flats in 22 developments across 9 districts, as of 4 October 2026.
This text is for a family trading up. You are selling a two-room flat, or you have a deposit and a mortgage, you know your figure and you want to see where it turns into the most square metres. Below are three budgets, the largest flats that are really in the files, and the costs that the flat price does not show.
Where do these figures come from, and what do they leave out?
A developer must publish on its website the price per m² of usable floor area of every flat, including VAT. It must also state separately the price of ancillary rooms, such as a storage room or garage, and of rights needed to use the flat, if these are not included in the flat price, as well as 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 “once a day” to the minister responsible for digitalisation and is published on the dane.gov.pl portal (Article 19b(1) and (3)). The datasets are licensed under CC0 1.0.
How we calculated:
- Base: the files of the 22 developments in our catalogue, downloaded on 4 October 2026; the data dates in the files are 28 September–4 October 2026.
- A 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: 880 flats have one. For 80 flats (79 in Metro Art, 1 in Miasteczko Nova Sfera) Victoria Dom gives the price per m² of settlement area, not usable area. We leave these 80 flats out of the price per metre and the floor areas.
- District: we give a district median only if we have at least 2 developments in it. 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. It is 22 developments in 9 districts. Śródmieście, Ochota, Ursynów, Wilanów, Bielany, Żoliborz, Rembertów, Wesoła and Ursus are missing (for Ursus we have no flats from the files).
- One development often weighs the most. 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.
- Flat status. Most files do not say whether a flat is still available. Some flats in a file may already have been 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 (more on these below).
Our own calculation based on data from dane.gov.pl (as of 4 October 2026). How we collect the files is described under where the catalogue prices come from and how they are dated.
What does a new flat cost per m² in the 9 districts of our catalogue?
The median is the middle price: half the flats are cheaper, half are dearer. The budget columns are a simple calculation: the sum divided by the median price per m² in the district. It is a guide, not an offer for a specific flat.
Scroll the table sideways to see all columns.
| District | Developments | Flats (with price per m²) | Median PLN/m² | PLN 800,000 | PLN 1,000,000 | PLN 1,200,000 |
|---|---|---|---|---|---|---|
| Białołęka | 6 | 289 (288) | 13,795 | 58.0 m² | 72.5 m² | 87.0 m² |
| Targówek | 3 | 117 | 15,819 | 50.6 m² | 63.2 m² | 75.9 m² |
| Wawer | 2 | 44 | 16,175 | 49.5 m² | 61.8 m² | 74.2 m² |
| Włochy | 2 | 75 | 17,895 | 44.7 m² | 55.9 m² | 67.1 m² |
| Praga-Południe | 2 | 239 (160) | 18,467 | 43.3 m² | 54.2 m² | 65.0 m² |
| Praga-Północ | 2 | 23 | 19,010 | 42.1 m² | 52.6 m² | 63.1 m² |
| Wola | 3 | 109 | 26,271 | 30.5 m² | 38.1 m² | 45.7 m² |
| Bemowo: only Premiera Bemowo | 1 | 31 | 19,143 | too little data | too little data | too little data |
| Mokotów: only Jaśminowy Mokotów | 1 | 33 | 26,811 | too little data | too little data | too little data |
Our own calculation 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 practically Korkowa 146, because the other development is 4 houses in Osiedle Śpiewających Ptaków. In Wola the medians of the three developments range from PLN 24,500/m² (NU!) to PLN 30,448/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 actually buy. That is why 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 there are 451 of the 960 flats (47.0%), in 16 developments. As of 4 October 2026:
Scroll the table sideways to see all columns.
| District | Flats in budget / total | Developments with such flats | Largest flat | Median floor area of flats in budget |
|---|---|---|---|---|
| Białołęka | 202 / 289 | 6 | 60.4 m² | 46 m² |
| Targówek | 59 / 117 | 2 | 49.4 m² | 39 m² |
| Włochy | 22 / 75 | 2 | 48.5 m² | 30 m² |
| Wawer | 3 / 44 | 1 | 47.1 m² | 47 m² |
| Praga-Południe | 135 / 239 | 2 | 45.7 m² | 35 m² |
| Praga-Północ | 16 / 23 | 1 (Konopacka) | 43.9 m² | 32 m² |
| Wola | 2 / 109 | 1 | 29.7 m² | 30 m² |
| Premiera Bemowo | 12 / 31 | 1 | 46.5 m² | 40 m² |
| Jaśminowy Mokotów | 0 / 33 | 0 | — | — |
Our own calculation based on data from dane.gov.pl (as of 4 October 2026).
What this means for a family: for PLN 800,000 a flat of 60 m² or more exists only in Białołęka (60.4 m² in Osiedle Sprawna). In the other districts the largest flats have 44–49 m², and in Wola only 29.7 m². The median floor area 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 points to Białołęka or to a smaller flat.
Praga-Północ has an extra catch. In the Konopacka development, 9 of the 18 flats carry a note in the file about a compulsory purchase of a storage room for PLN 23,600–68,000 (median PLN 42,800). That is from 3.2% to 12.8% of the flat price, and the flat price does not show this sum (file of 2 October 2026).
PLN 1 million: which districts give 60 m² or more?
Up to PLN 1,000,000 there are 735 of the 960 flats (76.6%), in 19 developments. As of 4 October 2026:
Scroll the table sideways to see all columns.
| District | Flats in budget / total | Developments with such flats | Largest flat | Median floor area of flats in budget |
|---|---|---|---|---|
| Białołęka | 266 / 289 | 6 | 76.4 m² | 53 m² |
| Włochy | 50 / 75 | 2 | 66.6 m² | 48 m² |
| Targówek | 93 / 117 | 2 | 62.6 m² | 44 m² |
| Praga-Południe | 219 / 239 | 2 | 59.8 m² | 41 m² |
| Wawer | 42 / 44 | 2 | 59.8 m² in Korkowa 146 (a house in Osiedle Śpiewających Ptaków: 94.1 m²) | 59 m² |
| Praga-Północ | 19 / 23 | 2 | 52.6 m² | 36 m² |
| Wola | 21 / 109 | 2 | 44.2 m² | 30 m² |
| Premiera Bemowo | 25 / 31 | 1 | 48.0 m² | 41 m² |
| Jaśminowy Mokotów | 0 / 33 | 0 | — | — |
Our own calculation based on data from dane.gov.pl (as of 4 October 2026).
With PLN 1 million, a flat of 60 m² or more is already available in three districts: Białołęka, Włochy and Targówek. In Praga-Południe and in Korkowa 146 in Wawer the largest flats have 59.8 m² each. In Wawer a 94.1 m² house in Osiedle Śpiewających Ptaków also fits this budget. In Wola the largest flat in this budget has 44.2 m², less than the median floor area of flats up to PLN 800,000 in Białołęka (46 m²).
Note Targówek: the estimate from the median says 63.2 m², while the largest flat in the files has 62.6 m². The estimate is not a guarantee, because flats in the budget need not have a price per m² equal to the median.
PLN 1.2 million: where can you go above 80 m²?
Up to PLN 1,200,000 there are 824 of the 960 flats (85.8%), in 21 developments. As of 4 October 2026:
Scroll the table sideways to see all columns.
| District | Flats in budget / total | Developments with such flats | Largest flat | Median floor area of flats in budget |
|---|---|---|---|---|
| Białołęka | 282 / 289 | 6 | 88.8 m² | 54 m² |
| Targówek | 111 / 117 | 3 | 85.5 m² | 49 m² |
| Włochy | 71 / 75 | 2 | 75.2 m² | 49 m² |
| Praga-Południe | 233 / 239 | 2 | 70.0 m² | 44 m² |
| Wawer | 43 / 44 | 2 | house of 94.1 m²; all 40 flats of Korkowa 146 fit the budget | 59 m² |
| Praga-Północ | 20 / 23 | 2 | 59.6 m² | 36 m² |
| Wola | 36 / 109 | 3 | 58.1 m² | 37 m² |
| Premiera Bemowo | 28 / 31 | 1 | 60.9 m² | 42 m² |
| Jaśminowy Mokotów | 0 / 33 | 0 | cheapest flat: PLN 1,380,000 | — |
Our own calculation based on data from dane.gov.pl (as of 4 October 2026).
A flat above 80 m² for PLN 1.2 million can be found in our catalogue only in Białołęka and Targówek. In Wawer this budget also covers a 94.1 m² house in Osiedle Śpiewających Ptaków. The largest such flat in Targówek (85.5 m²) is the only flat of the Rzepichy development in this budget, on the ground floor. In the whole catalogue there are 110 flats of 75 m² or more. Up to PLN 1 million, 13 of them are available, and up to PLN 1.2 million, 44 (as of 4 October 2026). More on large floor areas in a large developer flat: 75 m² and more.
Only some developers state the number of rooms: the field is filled in for 94 of the 960 flats, in 6 developments. That is why we compare square metres, not rooms. You can check the layout of a specific flat on its card in the developer’s price list.
If your budget is lower, see the separate comparison, what is on offer up to PLN 700,000. If you are considering Targówek, Targówek by the M2 metro: developments and prices covers its three developments.
How much to add for a parking space and a storage room?
For a family flat a parking space is often in the plan from the start, and its price shifts the edge of the budget. Median parking prices in developers’ files (files of 6 October 2026):
Scroll the table sideways to see all columns.
| District | Development | Median parking space price |
|---|---|---|
| Praga-Południe | Metro Art | PLN 32,000 |
| Targówek | Kowalskiego 37 | PLN 35,000 (double stacked space: PLN 55,000) |
| Białołęka | Miasteczko Nova Sfera | PLN 38,000 |
| Białołęka | Viva Garden 14 | PLN 40,000 (some spaces sold together with a storage box) |
| Wawer | Korkowa 146 | PLN 42,000 underground, PLN 25,000 surface |
| Praga-Południe | Park Skandynawia | PLN 48,000 |
| Włochy | Stilla | PLN 53,000 |
| Wola | NU! (stage 2) | PLN 70,000 |
| Mokotów | Jaśminowy Mokotów | PLN 78,000 |
Our own calculation based on data from dane.gov.pl (files of 6 October 2026).
The Premiera Bemowo file contains no parking spaces. Many files also do not give the space type, so before comparing prices check in the price list whether it is an underground garage.
An example: a family has PLN 1 million for a flat with a garage space. If the space costs PLN 40,000, that leaves PLN 960,000 for the flat itself. That may rule out the largest flat in the tables above, so for every flat add up the total at once.
Other charges: in the files of 16 developments the developers name other payments, such as settling the fees for perpetual usufruct (użytkowanie wieczyste) or the costs of maintaining the flat from handover until ownership is transferred. No file gives a price next to them (as of 4 October 2026). Ask about the amount at the sales office (biuro sprzedaży) before you sign the reservation agreement.
Asking price and the price you will pay
The prices in developers’ 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, that is 9.22% less (NBP, Q2 2026, file of 7 August 2026; it has no Q3 data yet). At the NBP average transaction price, PLN 800,000 gives 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 specific development. Offers and transactions are different sets of flats, so the difference does not tell you how much you can negotiate. It only shows that the list price is a starting point. The law also gives you a concrete safeguard. If the price when the contract is concluded differs from the one 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 check the price of a specific flat and the date it applies from is described in where to check the developer’s price.
When comparing square metres, remember the area. For contracts concluded from 13 February 2026, the price is the usable floor area multiplied by the price per 1 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 floor area on the flat’s card with the floor area in the draft contract.
If you are buying with money from selling your current flat, the NBP can serve as a reference: in Q2 2026 the average transaction price on the Warsaw secondary market was PLN 16,722.66/m². For a 50 m² flat that is about PLN 836,000. It is a citywide average, and your flat may be worth more or less.
What matters if you are a foreigner
- Developers’ files and websites are in Polish. The figures in them are understandable without translation: match the flat number, floor area and price in PLN against the developer’s price list. If you think in another currency, convert the sum yourself at the rate on the day of payment.
- The developer agreement (umowa deweloperska) is signed before a notary, and notarial acts are performed in Polish. At a party’s request the notary may additionally perform the act in a foreign language, either personally or with a sworn translator. If you do not know Polish and no translation is provided, the notary translates the deed personally or through an interpreter (Law on Notaries, Article 2 § 3 and Article 87 § 1(1), legal position as of October 2026).
- Ask for the price of the space and the storage room in writing. In our catalogue they are stated separately from the flat price, so work out the total before your visit to the sales office (biuro sprzedaży).
- Check the floor area and the price in the draft contract. A difference from the developer’s price list is a reason to raise it in writing before you sign (Article 19a(6)).
This text is for information only and is not legal advice.
How to use this comparison
- Set your budget together with the extras. Subtract the parking space, the storage room and a reserve for purchase costs. Only then look in the tables for what is left.
- Look at the largest flat, not the estimate. The estimate from the median says how many metres a typical price buys. The column with the largest flat shows what was actually in the files.
- Check whether a district is just one development. In every district with at least two developments, except Białołęka, most flats come from one development (from 67% in Praga-Południe to 91% in Wawer). Compare it with the neighbouring ones.
- Verify 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. We show current medians in the index of asking prices from developers’ files.
We do not give a price trend for the districts, because the files do not show one (explained in the FAQ below).
See also: price transparency from 11 November 2026: what changes for the buyer.
FAQ
How many square metres of a new flat can I buy in Warsaw for PLN 1 million?
In the 22 developments in our catalogue (developers’ files from dane.gov.pl, 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, and in the only development in Mokotów there is no flat within this budget.
Where can I find a new flat larger than 80 m² for PLN 1.2 million?
In our catalogue (as of 4 October 2026) only in Białołęka, where the largest flat in the budget has 88.8 m², and in Targówek, where it has 85.5 m². In Włochy it is 75.2 m² and in Praga-Południe 70.0 m². In the whole catalogue there are 44 flats of 75 m² or more up to PLN 1.2 million, and only 13 up to PLN 1 million.
Does the price in the developer’s file include a parking space?
In the files in our catalogue it does not. The flat price in them is the gross price of the flat alone. The developer must state separately the price of ancillary rooms, such as a storage room or garage, and of rights needed to use the flat, if these are not included in the price (Article 19a(1)(2) of the Developer Act, legal position as of October 2026). In the 9 developments in our comparison, median parking prices run from PLN 32,000 in Metro Art to PLN 78,000 in Jaśminowy Mokotów, and surface spaces in Korkowa 146 cost PLN 25,000 (files of 6 October 2026).
Is the list price the price I will actually pay?
It is an asking price. According to the NBP, in Q2 2026 the average transaction price of new flats in Warsaw (PLN 16,783.49/m²) was 9.22% below the asking price (PLN 18,488.28/m²). If the price in the contract differs from the published one, you can demand the contract at the price most favourable to you (Article 19a(6), legal position as of October 2026).
Why do you not say whether prices in the districts are rising or falling?
Because the files do not show it. Only 42 of the 960 flats (4.4%) in 6 developments have a price history in them (as of 4 October 2026). That is enough to check a specific flat, but not to describe a trend in a district. So we show one snapshot on a given date, not a change over time.
Know which district to look in? Write to us before your first visit to the developer’s sales office. We will register you as our client, go there together and go through the information prospectus and the draft contract with you, including the price of the parking space and the storage room. We will point out what to ask the developer or a lawyer. We work in 7 languages, including English. A buyer on the primary market does not pay us a fee. Our remuneration on the primary market comes from agreements with developers. The intermediary is Vladyslav Moroz (sole proprietorship, with professional liability insurance, OC).
Jawno · Phone: +48 692 649 839 · E-mail: infojawno@gmail.com