How to Get a Mortgage in Poland with a Temporary Residence Card

If you hold a temporary residence card (karta pobytu) in Poland, you can apply for a mortgage on a new‑build flat. As of November 2026 the typical mortgage rate is about 6 % (NBP reference 3.75 % + bank margin 2.25 %) and banks usually require a 20 % down‑payment KNF Recommendation S.

1. Who can apply for a mortgage with a temporary residence card?

• EU/EEA citizens with a valid karta pobytu (temporary residence) – no additional guarantee needed.
• Non‑EU citizens (e.g., Ukrainians) – the same requirements apply if the card is issued for work or study. The 2013 Foreigners Act defines the right to acquire property for holders of a residence permit source.
• Bank policy: most Polish banks follow the KNF recommendation that the down‑payment must be at least 20 % of the purchase price, unless the missing part is secured by insurance or a guarantor.

2. How much does a flat cost in the districts popular with expats?

Below is a snapshot of median primary‑market prices per m² from the RCN (notarial deeds) for districts where many IT and corporate staff live. Prices are from transactions registered between 2024‑11‑04 and 2025‑12‑19.

These figures help you estimate the loan amount you will need. For example, a 65 m² flat in Bemowo costs roughly 661 000 PLN, which matches the example used in our mortgage calculator.

3. Typical mortgage costs and fees

All costs should be budgeted before you start the application.

4. Step‑by‑step process for expats with a temporary residence card

1. Check your eligibility – confirm that your karta pobytu is valid for at least the loan term and that you have a stable employment contract (most banks require 12 months of continuous work).
2. Determine borrowing capacity – use our mortgage calculator or the "How Much Can I Borrow" guide /en/blog/mortgage-borrowing-capacity-poland.
3. Select a flat – focus on new‑build projects where NAWROCKI can act as buyer’s agent. Check the developer’s price per m² against RCN data to avoid overpaying.
4. Gather documents – passport, karta pobytu, employment contract, recent payslips, PIT‑19 tax statement, and a bank statement showing the down‑payment.
5. Apply for a pre‑approval – submit the dossier to your chosen bank; they will issue a credit decision and a maximum loan amount.
6. Negotiate the purchase agreement – NAWROCKI reads the umowa deweloperska and the information prospectus, and can negotiate price or payment schedule on your behalf.
7. Sign the purchase contract – pay the down‑payment, usually into an escrow account managed by the developer.
8. Mortgage signing – the notary registers the mortgage in the land register (entry fee 200 PLN) and the bank transfers the loan amount to the developer.
9. Technical acceptance (odbiór techniczny) – NAWROCKI assists with the final inspection and ensures that any defects are corrected before you take possession.
10. Move in and start repayments – set up automatic transfers for the monthly instalment.

5. Common pitfalls and how to avoid them

• Over‑paying for the flat – developers often quote higher prices per m² than recent RCN transactions. NAWROCKI compares the developer’s price with real market data and can ask for a discount.
• Insufficient down‑payment – banks rarely accept less than 20 % unless you provide additional security. Plan the down‑payment early and keep the funds in a separate account.
• Missing documentation – an incomplete file can delay the loan by weeks. Double‑check the list in step 4.
• Variable‑rate surprise – many banks start with a fixed rate for the first 2‑3 years, then switch to WIBOR‑linked rates. Ask the bank for a clear schedule and consider a flat‑rate mortgage if you prefer stability /en/blog/flat-rate-mortgage-warsaw.

6. How NAWROCKI Real Estate supports you

NAWROCKI acts as a buyer’s agent for new‑build flats across Warsaw. We compare offers from dozens of developers at once, verify that the developer’s price per m² matches the real‑world RCN median, and read every umowa deweloperska and prospectus for hidden clauses. For most projects the developer pays our fee, so the service is free for you. When a fee applies we disclose it before any work starts. We also track the payment schedule, negotiate terms, and accompany you during the technical acceptance (odbiór techniczny) to ensure the flat is delivered as promised.

Ready to start your mortgage journey? Contact us today and let our experts handle the paperwork while you focus on your new home in Warsaw.

This article is general information, not legal, tax or financial advice. Consult a notary, lawyer, tax adviser or mortgage broker before making a decision.

Sources

• Ustawa z 12 grudnia 2013 r. o cudzoziemcach (ISAP)
• Komisja Nadzoru Finansowego (Rekomendacja S)
• NBP — podstawowe stopy procentowe
• GPW Benchmark — administrator wskaźników WIBOR