A flat near Warsaw (Ząbki, Marki, Raszyn) or in the city: what to compare besides the price per metre

If you are thinking of buying a flat near Warsaw, in Ząbki, Marki or Raszyn, the price per metre is only the first line of the comparison. The average asking price in the counties these municipalities belong to (tabelaofert.pl, 1.10.2026) is lower than the average asking price in Warsaw (NBP, Q2 2026). But once you cross the city boundary you lose the right to the Karta Warszawiaka, move into zone 2 and depend every day on a bus to the metro or a suburban train. Below you will find exactly what to compare, with figures for October 2026 and a source for each.

The text is for people who already live and work in Warsaw, rent a flat and are choosing their first home. When you buy a self-contained flat, a foreigner’s rights are the same in Warsaw and in these municipalities, so money, commute and daily life decide the outcome. A house with a plot is different, and we cover that in the section for foreigners.

What a metre costs near Warsaw and in Warsaw itself

Ząbki and Marki lie in Wołomin county, the municipality of Raszyn in Pruszków county. The sources we checked contain no separate official price statistics for each of these towns, so we compare what exists:

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How to read this table:

• Do not subtract one figure from another. NBP and the portal use different methods, and a county is not only Ząbki or Raszyn but other towns and villages too. The gap in the table is a rough guide, not your saving on a particular flat.
• NBP data for Q3 2026 had not been published on 7.10.2026.
• In Pruszków county the average asking price rose by 24.0% over the year (according to the same portal), in Wołomin county by 4.3%. This describes the past year on one portal’s data and is not a forecast.

Compare specific flats in the same way: asking price against asking price, on the same date, with the same set of extras (parking space, storage unit).

What the Warsaw districts on the border with the suburban municipalities show

On 7.10.2026 the Jawno catalogue contains no residential development in Ząbki, Marki or Raszyn. The Galant Ząbkowska development stands on ulica Ząbkowska in the Warsaw district of Praga-Północ, not in the town of Ząbki. So for comparison we take the Warsaw districts on this side of the boundary: in the north-east Białołęka and Targówek (next to Marki and Ząbki), in the south-west Włochy (next to Raszyn).

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Our own calculation based on data from dane.gov.pl, as at 4 October 2026. These are prices from developers’ files in our catalogue, not the whole market in the district. In Targówek 75% of the flats in the calculation belong to a single development, in Włochy 83%, so the median there largely reflects that one development.

These districts are worth putting next to an offer from outside Warsaw: they lie on the Warsaw side of the boundary, and the ticket, the resident’s card and the commute look different there.

Zone 2 and the ticket: what the commute costs every month

The ZTM network is divided into zones 1 and 2. In zone 2 only zone 2 or zone 1+2 tickets are valid, and the boundary runs at a boundary stop. The bus boundary stops according to the WTP table on 7.10.2026:

• Marki: Czarna Struga, Struga-Kościół, Ząbkowska, Wronia;
• Ząbki / Zielonka: Słoneczna, Wyzwolenia, Pułaskiego, Andersena;
• Włochy / Raszyn: Na Skraju, Olszowa, Stoicka.

On the railway towards Warszawa – Zielonka the boundary runs at W-wa Zacisze-Wilno station. Ząbki station lies beyond it, that is, in zone 2.

Anyone commuting to the centre buys a zone 1+2 ticket. This is what named 30- and 90-day tickets cost for one adult (WTP prices on 7.10.2026):

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If you add up 90-day tickets for roughly a year (four tickets of 90 days at current prices), you get: Warsaw with the card PLN 1,000, Ząbki and Raszyn PLN 1,320, Marki PLN 1,840. If two adults commute to work, multiply the difference by two.

What lies behind each row:

• Karta Warszawiaka. It goes to people registered in Warsaw for permanent residence, or living in Warsaw and filing their PIT with a Warsaw tax office. It is not available to residents of neighbouring municipalities who work in Warsaw. If you now rent a flat in Warsaw and use this card, you lose the right to it after moving outside the city.
• Ząbki. The holder of a physical Jestem z Ząbek resident’s card gets a 33% discount on the Metropolitan Ticket for zones 1 and 2: PLN 120 instead of PLN 180 for 30 days; the reduced-fare ticket costs PLN 60.
• Raszyn. The right to the Raszyn Metropolitan Ticket belongs to residents of the municipality who filed their PIT for the previous year with the tax office in Pruszków and named the municipality of Raszyn as their place of residence. Also their children up to 30 September of the year in which they turn 21, and students up to the age of 26. The tickets exist only for 30 and 90 days and cannot be combined with other concessions. The municipality says you can save “up to PLN 60 a month”.
• Marki. For the Marecka Karta Mieszkańca you must live in Marki and file your PIT with the tax office in Wołomin. The card is valid until 30 June of the following year, but its page lists no discounts on WTP tickets, and Marki is not on the list of Warszawa+ municipalities.

The tax office where you file your PIT matters twice here: both the resident’s card and the ticket price depend on it. Before you buy, decide which office you will file with.

How to get in: bus to the metro or a train

The journey times below are the timetable running time, without the walk to the stop, the wait and the change. We do not give bus frequencies: they change during the day and with new timetables. Check them for your departure time at wtp.waw.pl.

• Marki. ZTM lines 140, 340 and 738 run to Metro Trocka station (M2). Line 140 covers the whole route from Czarna Struga to Metro Trocka in 29 minutes (WTP timetable on 7.10.2026). After that you take the M2 metro.
• Raszyn. ZTM lines 706 and 711 (and others) leave from the P+R car park at Al. Krakowska. According to the timetable on 7.10.2026 line 706 takes 12 minutes to the Pl. Szwedzki (Janki) stop, line 711 takes 31 minutes to P+R Nadarzyn. How you get from a particular street to the P+R or the right bus depends on the address.
• Ząbki. The town has a Koleje Mazowieckie stop on the line from Warszawa Wileńska (towards Zielonka and Tłuszcz). We do not give the journey time to Warszawa Wileńska: it is not in the primary sources we checked. Open the current KM timetable for your departure time. On KM trains ZTM daily, 3-day, weekend, 30-day and 90-day tickets are valid, but 20-, 75- and 90-minute tickets are not, except on the RL line (rules of the joint ZTM-KM-WKD ticket, as at October 2026).

For flats in Warsaw we have a tool, commute time from a Warsaw development to work. It calculates a model time to the metro station and the metro journey for developments in our catalogue. It does not include suburban municipalities or trains, so for Ząbki, Marki and Raszyn work it out by hand from the WTP and KM timetables: walk to the stop + wait + journey + change + walk from the station to work.

How fast Ząbki, Marki and Raszyn have grown, and what follows from it

Population according to GUS (Local Data Bank, as at 31 December):

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Ząbki and Marki more than doubled in two decades. In itself that is neither a plus nor a minus, but it gives you specific questions for the address:

• School and nursery. Which school the address will belong to and how full it is. We describe how to check this for a Warsaw address in how to check the catchment school before you buy; outside Warsaw, ask the municipal office.
• The commute at rush hour. Test the route not on a Sunday but on a weekday at the time you will really leave.
• What is being built next door. New estates nearby also mean new neighbours on the same road and in the same bus.

If you are a foreigner: what changes outside Warsaw

Legal position as at October 2026.

A self-contained flat: nothing changes. No MSWiA permit is needed to buy a self-contained residential flat (samodzielny lokal mieszkalny), whatever your citizenship (art. 8 ust. 1 pkt 1 of the Act of 24.03.1920 on the acquisition of real estate by foreigners, consolidated text Dz.U. 2017 poz. 2278). The exception is the border zone. From the Mazowieckie voivodeship only the municipalities of Sarnaki and Stara Kornica belong to it (MSWiA regulation of 29.08.2005, Dz.U. Nr 188 poz. 1580), so Warsaw, Ząbki, Marki and Raszyn are not in it. The amendment Dz.U. 2026 poz. 1099, which takes effect on 19.11.2026, does not change the circle of people who need a permit.

A share in an access road: check it separately. A share in the land and the common parts of the building that goes with the flat needs no permit. But according to the MSWiA explanation (the “Najczęściej zadawane pytania” section, version of 27.06.2022) a permit is needed for a share in a separate property sold together with the flat, for example an access road or part of an estate. This applies to people to whom the Act applies. If the draft agreement includes such a share, clarify it before you reserve.

A house with a plot: different rules. Citizens of the EEA and Switzerland buy without a permit. Citizens of other countries, for example Belarus, Kazakhstan, Georgia or Turkey, need an MSWiA permit for a house with a plot. You can do without it, among other cases, in two situations:

• you have lived in Poland for at least 5 years from obtaining a permanent residence permit or EU long-term resident status;
• you are the spouse of a Polish citizen, have lived in Poland for at least 2 years after obtaining one of these statuses, and the property will form part of the spouses’ joint property.

What is worth knowing about the permit itself:

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When else a foreigner needs a permit and how to obtain one is described in our article when a foreigner needs an MSWiA permit.

Whether a particular property is a self-contained flat or a plot with a house can be seen from the draft agreement and the entry in the land and mortgage register (księga wieczysta). If you have doubts, ask the notary before you pay a deposit.

Documents in Polish. A notarial deed (akt notarialny) is drawn up in Polish. If you do not speak Polish, the notary translates the deed personally or with a sworn translator (tłumacz przysięgły) (Notaries Act, art. 87 § 1 pkt 1 and art. 2 § 3, consolidated text Dz.U. 2026 poz. 614). Before signing, the deed is read out, and the notary must make sure that you understand its content (art. 94 § 1). The rules are the same at a notary in Warsaw, in Wołomin and in Pruszków.

Taxes do not depend on the municipality or on citizenship. On the secondary market the buyer pays PCC of 2% (PCC Act, art. 7 ust. 1 pkt 1 lit. a, consolidated text Dz.U. 2026 poz. 191). A flat from a developer is sold with VAT and no PCC is paid on it (art. 2 pkt 4 lit. a). The exception is 6% PCC from the sixth and each further flat that one buyer acquires in one building or in buildings on one plot (art. 7a ust. 1).

Renting while the building goes up. According to GUS, in 2025 a multi-family building took 24.8 months to build on average. If you buy during construction, you will most likely rent a flat for that whole time. As long as you live in Warsaw and file your PIT with a Warsaw tax office, the Karta Warszawiaka stays with you. Treat the cheap Warsaw ticket as part of the cost of waiting, and the more expensive suburban one as a cost after the move.

This text is for information only and is not legal advice.

How to compare honestly: six steps

1. Price of the flat. Compare asking price with asking price, on the same date, including the parking space and the storage unit. For Warsaw, read prices of new flats near metro stations to see what proximity to the M1 and M2 costs.
2. Ticket for a year. Take the table above and multiply by the number of adults who commute.
3. Resident’s card. Check which card you will get at the new address and on what terms, and whether you must file your PIT with a different tax office for it.
4. Door-to-door commute. Time it on a weekday: walk to the stop, wait, journey, change, walk to work.
5. School, nursery, doctor. For a family with children this can outweigh the difference in the price per metre.
6. New build or resale. Near Warsaw, as in Warsaw, the choice between them changes timings and risks; we write about it in new build or resale flat in Warsaw.

FAQ

How much cheaper is a flat near Warsaw than in the city?

The checked sources give no exact figure for Ząbki, Marki or Raszyn: prices are published by county. According to tabelaofert.pl on 1.10.2026 the average asking price in Wołomin county (home to Ząbki and Marki) is PLN 11,439/m², and in Pruszków county (home to Raszyn) PLN 14,100/m². In Warsaw, according to the NBP file for Q2 2026, the average asking price on the primary market is PLN 18,488/m². The sources use different methods, so the gap is a rough guide, not your saving.

Will I keep the Karta Warszawiaka if I move outside the city?

No. Under WTP rules as at October 2026 the card goes to people registered in Warsaw for permanent residence, or living in Warsaw and filing their PIT with a Warsaw tax office. Residents of neighbouring municipalities who work in Warsaw are not eligible. With the card goes the 30-day zone 1+2 ticket at PLN 98.

How much is a monthly ticket if I live in Ząbki, Marki or Raszyn?

At WTP prices on 7.10.2026 a named 30-day zone 1+2 ticket costs PLN 120 in Ząbki (with the Jestem z Ząbek card) and in Raszyn (under the Raszyn Metropolitan Ticket), if you meet the municipality’s conditions. In Marki the standard PLN 180 applies, because Marki is not on the list of municipalities in the Warszawa+ programme. For comparison: in Warsaw with the Karta Warszawiaka the same ticket costs PLN 98.

Does a foreigner need a permit to buy a flat near Warsaw?

For a self-contained residential flat (samodzielny lokal mieszkalny), no, whether in Warsaw or in Ząbki, Marki or Raszyn (art. 8 ust. 1 pkt 1 of the Act on the acquisition of real estate by foreigners, consolidated text Dz.U. 2017 poz. 2278; legal position as at October 2026). Just check that no share in a separate property, such as an access road, is sold together with the flat: for such a share a citizen of a country outside the EEA and Switzerland needs a permit from the Ministry of the Interior and Administration (MSWiA FAQ, version of 27.06.2022). The stamp duty for a permit is PLN 1,570.

How long does it take to get from Marki to the metro?

ZTM buses 140, 340 and 738 run from Marki to Metro Trocka station (line M2). Line 140 covers the whole route from Czarna Struga to Metro Trocka in 29 minutes according to the WTP timetable on 7.10.2026. Add the walk to the stop, the wait and the change to the metro. Timetables change, so before deciding check the current timetable at wtp.waw.pl for your departure time.

Does the Jawno catalogue include new flats in Ząbki, Marki or Raszyn?

No. On 7.10.2026 the Jawno catalogue contains no residential development in Ząbki, Marki or Raszyn. The nearest comparison points are the Warsaw districts on the border with these municipalities: Białołęka, Targówek and Włochy. For them we show prices from developers’ files on dane.gov.pl, with the date.

Before you go to a developer’s sales office in or near Warsaw, write to us: we will register you at the sales office before your first visit and go there together. A buyer on the primary market pays us no fee. Our remuneration on the primary market comes from agreements with developers. We will go through the information prospectus and the draft agreement with you and point out what to ask the developer or a lawyer. We serve clients in seven languages. The agent is Vladyslav Moroz (sole trader, with professional liability insurance). Contact: +48 692 649 839, infojawno@gmail.com. First compare the districts in the commute time tool.