Warsaw Apartment Prices in 2026. What Does Buying and Renting Cost?

In this article we compare data from the new-build and resale markets, look at prices across Warsaw’s districts, and explain how to plan a realistic budget — whether you are buying or renting.

How Much Does a Square Metre Cost in Warsaw?

According to data from the National Bank of Poland (NBP) for Q2 2026, average apartment prices in Warsaw were:

Source: NBP, BaRN database, Q2 2026.

Two observations stand out immediately.

First, transaction prices on both markets were nearly identical — the gap was just 60 PLN per square metre. This does not mean, however, that a new and a used apartment come at the same total cost. A new apartment needs fitting out; a resale property often needs renovation or system upgrades.

Second, transaction prices were lower than listing prices — by around 9.2% in the new-build segment and about 12.3% in the resale segment (calculated as a share of the listing price, based on NBP data for Q2 2026). These are, however, differences between two separate data sets — aggregate listing prices and aggregate registered transaction prices. They should not be interpreted as the average discount achievable when negotiating a specific property. What actually determines whether you can buy for less is covered further in this article.

New Apartments in Warsaw — September 2026 Data

BIG DATA from RynekPierwotny.pl for September 2026 reports the following for the new-build market:

• Average listing price: approx. 19,959 PLN/m²
• Median listing price: approx. 17,535 PLN/m²

Why such a large gap — over 2,400 PLN per square metre? A handful of very expensive projects in the centre pull the average upward. The median is not affected by extreme values and better reflects prices available to a typical buyer looking at mainstream segments. If you are budgeting for a purchase, the median is a more reliable starting point.

In September, the average rose by roughly 2% compared to August — not because all apartments became more expensive, but because new, higher-priced projects entered the market and lifted the overall figure.

Apartment Prices by Warsaw District

Warsaw has 18 districts with enormous price variation. Below are average new-apartment listing prices from RynekPierwotny.pl for September 2026:

Source: RynekPierwotny.pl, BIG DATA — listing prices for new apartments in Warsaw, September 2026, retrieved October 2026. These are average listing prices for developer-built apartments registered on the portal — not transaction prices, and not complete market data covering all transactions in each district.

Śródmieście and Wola — what are you paying for?

The gap between Śródmieście and Białołęka is nearly 25,600 PLN per square metre. On a 50 m² apartment, that translates to over 1.28 million PLN difference in purchase price.

In central districts, you are primarily paying for location: walkable access to offices, restaurants and cultural life, and short commute times. Wola adds relatively new stock and good metro connectivity.

Bear in mind that not every property in these districts is a premium apartment. On the resale market you will also find pre-war tenement buildings and 1970s panel blocks, where prices per square metre can be significantly below the district average.

Mokotów and Wilanów — comfort beyond the city centre

Mokotów is a highly varied district, ranging from prestigious apartment complexes to post-communist-era housing estates. The price depends heavily on the specific address and access to public transport — the district name alone says little about the attractiveness of a given property.

Wilanów appeals mainly to families: modern housing stock, green spaces, good schools. You pay a price comparable to Mokotów for these advantages. Public transport access varies across the district — some areas are served by trams, others are less well connected to the centre. Before deciding, it is worth checking the realistic daily commute for the specific address.

Białołęka, Wawer, Targówek — more space, further out

In these districts, with a budget of 800,000 PLN and average listing prices from RynekPierwotny.pl for September 2026, you can expect around 50–57 m² of new-build space. In Wola, the same budget corresponds to roughly 23 m²; in Śródmieście — under 21 m².

The lower prices reflect primarily the greater distance from the centre and the different character of the housing stock. Białołęka offers a wide selection of new housing estates, Wawer has a more residential feel in many of its areas, and Targówek combines varied development with metro access in some locations.

Before choosing, check the actual daily commute time and the state of local infrastructure. A cheaper purchase price does not always mean lower overall living costs.

New-Build or Resale — Which to Choose?

There is no universal rule that one market is always cheaper or better value. The choice depends on your needs and situation.

The new-build market is a good fit if you want a new building with modern systems, the ability to finish the apartment to your own taste, and a choice of floor plans. Before signing a developer contract, check carefully: the realistic completion date, exactly what is included in the price (parking space, storage room, quality of communal areas), and the plan for the surrounding development.

The resale market generally means faster occupation and proven infrastructure. Key questions are: the technical condition of the apartment, the land and mortgage register (księga wieczysta), any encumbrances, current service charges, and potential renovation costs. This can be either an advantage (a lower price for a property with potential in a good location) or a risk (costly surprises after purchase).

Rather than asking which market is cheaper in general, it is more useful to calculate the total cost for two specific apartments you are seriously considering.

Listing Price vs. Transaction Price — Can You Buy for Less?

This is one of the most common questions when buying property.

NBP data for Q2 2026 shows that aggregate transaction prices were lower than aggregate listing prices — by roughly 9.2% in the new-build segment and about 12.3% in the resale segment (difference calculated as a share of the listing price). This is not, however, a figure showing how much sellers reduce the price of a specific apartment during negotiations.

Both statistics describe different data sets: listings posted on property portals and transactions that were actually completed. The gap is also influenced by the fact that a proportion of listings never result in a transaction or are withdrawn. The real ability to negotiate on a specific property depends on:

• the condition and attractiveness of that particular apartment;
• how long it has been on the market;
• the seller’s motivation (urgent sale vs. no time pressure);
• current competition among listings in that area.

Effective negotiation starts from analysing a specific property, not from assuming a percentage discount applies.

How Much Does Renting an Apartment in Warsaw Cost?

According to the Znajdź Najem report for September 2026 (sample of 41,543 listings), average rental listing prices in Warsaw were:

The median for the full sample was 3,200 PLN per month.

These are prices from listings — not figures from signed contracts. Two apartments with similar asking prices can generate very different actual monthly costs.

Hidden Costs of Renting

An apartment advertised at 3,400 PLN can easily cost 4,000–4,200 PLN per month once you add the building service charge (czynsz administracyjny), utility bills, and parking. There is no standard governing what is included in a listing price.

Before signing a rental agreement, clarify:

• the service charge amount and what it covers;
• how utilities are billed (individual meters, a fixed fee, or proportional allocation);
• the security deposit amount and conditions for its return;
• the type of agreement — najem okazjonalny (a specific short-term tenancy form backed by a notarial deed) involves additional formalities and notarial costs.

What Budget Do You Need for Buying an Apartment?

Example: you are looking for a new apartment of around 50 m². With a median listing price of 17,535 PLN/m², the indicative purchase price would be around 877,000 PLN. This is purely an illustration of the scale of expenditure — actual listings will be higher or lower.

On top of the purchase price, add:

• Notarial and court fees — several thousand PLN depending on the transaction value
• Civil law transaction tax (PCC) — on the resale market the standard rate is 2% of the property value; first-time buyers may qualify for an exemption subject to statutory conditions
• Fit-out costs — for a new-build apartment in developer’s standard (stan deweloperski), typically from several tens of thousands to over 200,000 PLN depending on the specification
• Mortgage — bank arrangement fee, insurance, property valuation
• Parking space and storage room — the cost depends on the district, project standard and availability; confirm the exact amount with the developer when choosing your apartment

At VT Group, purchasing apartments from our new-build portfolio comes with no agency fee for the buyer.

Is It Worth Buying an Apartment in Warsaw in 2026?

There is no single answer that fits everyone, but there are several questions that help find yours.

Buying for your own use? The key question is whether this apartment meets your needs for at least several years. Does the location, layout and size fit your lifestyle? Is your budget — including additional costs — realistically secured?

Thinking about investment? Compare the potential rental income to the total acquisition cost, factor in rental income tax, maintenance costs, and the risk of vacancy periods.

In both cases, one pitfall is worth avoiding: making decisions based on changes in the city-wide average price. A rise or fall in the average does not describe what is happening to a specific apartment in a specific district — and that is the level at which real purchasing decisions are made.

How Does VT Group Help You Find Property in Warsaw?

VT Group Real Estate Services specialises in new-build properties — developer projects in Warsaw and other Polish cities. We also advise clients on resale market transactions.

We help analyse locations, compare specific apartments, and guide clients through each stage of the transaction — from the first meeting with a developer to signing the notarial deed.

If you are considering buying or renting property in Warsaw, explore our offer and speak with one of our advisers.

Sources and methodology

• National Bank of Poland — residential market reports (BaRN), Q2 2026. Data: listing and transaction prices for new-build and resale markets in Warsaw.
• BIG DATA RynekPierwotny.pl — new apartment listing prices in Warsaw, September 2026. Data: average and median listing price for the city, and average listing prices by district (retrieved October 2026).
• Znajdź Najem — rental price report, Warsaw, September 2026, sample of 41,543 listings. Data: average listing prices by number of rooms, market median.
• Polish Act of 9 September 2000 on civil law transactions tax, Art. 7 and Art. 9(17).

The figures presented come from different studies and reference periods. Listing prices are not transaction prices. Statistical values do not constitute a valuation of any specific property.