How to Check a Developer in Warsaw – Step‑by‑Step Guide for Expats
Author: Stanisław Nawrocki, real estate agent · Nawrocki Real Estate, Warsaw
Published
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When buying a new‑build flat in Warsaw, the first question is whether the developer can be trusted. In the latest NAWROCKI analysis, the median primary‑market price per m² in Warsaw is 18 488 PLN (II 2026) and the cheapest primary price per m² recorded in the RCN database is 10 347 PLN. Comparing a developer’s asking price to these benchmarks is the quickest safety check.
Why developer verification matters
Risk of overpaying or delayed delivery
Even experienced expats can fall into traps: a developer may list a flat at 28 340 PLN/m² in Wola (median asking price in our catalogue) while comparable notarial transactions average 20 714 PLN/m². The price gap often signals either a premium finish or, more commonly, a lack of market validation. Moreover, the Developer Act of 20 May 2021 requires that buyer payments go to a residential escrow account and be protected by the Developer Guarantee Fund (DFG), but only if the developer is properly registered and financially sound.
Core data you need before signing anything
| Item | Where to find it | What to look for (facts) |
|---|---|---|
| KRS number & company status | Polish National Court Register (KRS) | Active status, capital, recent changes |
| RCN price per m² for the district | NAWROCKI RCN analysis (2024‑11‑12 → 2025‑12‑19) | Median primary price (e.g., Wola 20 714 PLN/m²) |
| Developer’s asking price per m² | NAWROCKI new‑developments catalogue (2026‑11‑10) | Compare to district median (e.g., Wola 28 340 PLN/m²) |
| DFG participation | Developer’s prospectus (informacja o deweloperze) | Confirmation of guarantee fund coverage |
| Past project delivery record | NAWROCKI map of investments / developer website | Number of completed projects, on‑time hand‑over |
| VAT rate applied | Developer agreement (umowa deweloperska) | 8 % up to 150 m², 23 % above that |
How to read the numbers
- Deal volume: Districts with high primary‑deal counts (e.g., Wola 1 042 deals) usually host more established developers.
Step‑by‑step verification process
- Collect the developer’s KRS number from the sales brochure or the developer’s website.
- Search the KRS (online portal) to confirm active registration, share capital and any recent insolvency notices.
- Check the RCN transaction price for the district using NAWROCKI’s RCN tool (e.g., /ceny-transakcyjne/wola). Note the median primary‑market price per m².
- Compare the developer’s asking price (from the catalogue / /oferty) with the RCN median. Calculate the percentage difference.
- Read the developer agreement (umowa deweloperska) and the information prospectus for:
- Confirmation of DFG coverage
- Payment schedule and escrow account details
- VAT rate applicable to the flat size
- Ask for references from previous buyers and verify completion dates of past projects.
- Consult a buyer’s agent (like NAWROCKI) to cross‑check the price per m² against real notarial transactions and to negotiate any excessive premiums.
- Finalize the mortgage using the calculator (/kalkulator-kredytowy) – typical rate is 6 % (NBP reference 3.75 % + bank margin 2.25 %).
- Sign the contract only after the escrow account and DFG protection are documented.
Common pitfalls and how to avoid them
- Ignoring the VAT structure – forgetting the 23 % rate for areas above 150 m² can inflate the final cost by tens of thousands of PLN.
- Relying solely on promotional brochures – they often omit the developer’s financial health; the KRS check reveals hidden risks.
- Skipping the escrow verification – without a residential escrow account, payments are not protected by the DFG.
- Assuming the listed price includes all fees – notary fees and possible PCC (2 % tax) are not charged on primary‑market sales, but they still apply to secondary purchases.
Practical checklist (downloadable table)
| Checklist item | Done? (✔/✘) |
|---|---|
| KRS number verified | |
| Developer listed in NAWROCKI catalogue | |
| RCN median price per m² collected | |
| DFG participation confirmed | |
| VAT rate clarified | |
| Escrow account details in contract | |
| References from at least two past buyers | |
| Mortgage pre‑approval obtained | |
| Notary fee estimate prepared |
How NAWROCKI Real Estate helps you
NAWROCKI acts as a buyer’s agent for new‑build flats across Warsaw. We compare offers from dozens of developers at once, check each developer’s price per m² against real notarial transactions (RCN), and read the umowa deweloperska and the information prospectus for hidden clauses. Our team negotiates price and payment terms, tracks the payment schedule, and assists with the technical acceptance (odbiór techniczny) of the flat. In most cases the developer covers our fee, so the service is free for the buyer; if a fee applies we disclose it before any work starts.
Ready to verify a Warsaw developer with confidence? Contact us and let our experts handle the data, the paperwork and the negotiations for you.
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Frequently asked questions
What is the most reliable source for checking a developer’s financial health?
The Polish National Court Register (KRS) is the official source. It shows the company’s status, capital and any insolvency proceedings. Cross‑check the KRS number provided by the developer with the online register.
How does the Developer Guarantee Fund protect my payment?
If the developer is registered under the Developer Act of 2021, your payments go to a residential escrow account and are additionally covered by the DFG. This means that if the developer or its bank fails, the fund compensates the buyer up to the amount paid.
What price difference is acceptable between the developer’s asking price and RCN data?
Larger gaps should be justified by detailed specifications or negotiated down.
Do I have to pay PCC tax when buying from a developer?
No. PCC (2 % tax) applies only to secondary‑market purchases. New‑build flats include VAT (8 % up to 150 m², 23 % above) in the price, so there is no separate PCC.
Can NAWROCKI help me negotiate a lower price?
Yes. As a buyer’s agent we compare the developer’s price per m² with real transaction data and negotiate on your behalf. In most cases the developer pays our fee, making the service free for you.
Districts in this article — check the data
This article in other languages: Polski · Русский · Українська · Deutsch · Español · Türkçe
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