Warsaw Property Prices per m2 in 2026: Every District Compared

Warsaw property prices per m² depend heavily on which number you look at: buyers of new-build flats actually paid an average of PLN 16,783 per m² in Q2 2026 according to the National Bank of Poland (NBP), while developers' asking prices averaged PLN 18,488 per m². By district, the median notarial transaction price for new builds (RCN register, deals registered from 2024-11-03 to 2025-12-19) ranges from PLN 10,310 per m² in Rembertów to PLN 25,770 per m² in Śródmieście.

Asking prices vs. transaction prices: which number to trust

Listing portals show ceny ofertowe (asking prices) — what a seller hopes to get. Banks, notaries and the tax office work with ceny transakcyjne (transaction prices): the amount written into the akt notarialny (notarial deed) when ownership changes hands. If you are comparing Warsaw with the city you moved from, this distinction matters more than any headline figure, because the gap between the two can be wide.

The NBP's quarterly survey of Warsaw flat prices shows it clearly:

Source: NBP, Baza cen nieruchomości mieszkaniowych, Q2 2026; year-on-year change from Q2 2025 to Q2 2026.

Two conclusions follow. First, developers' price lists have been rising much faster than the prices buyers actually settle at, which leaves room to verify and to negotiate. Second, the market is not falling: quarter on quarter (Q1 to Q2 2026) transaction prices still rose by 1.9% for new builds and by 1.2% for resale flats. Waiting for a crash is therefore a bet, not a plan.

A third source is the NAWROCKI catalogue of new developments. As of 2026-11-03 it lists 279 investments with 14,487 flats on sale, priced from the developers' own price lists. That is today's supply rather than completed deals, so throughout this article we set it against the RCN register.

Price per m² in every Warsaw district: RCN transaction data

The Rejestr Cen Nieruchomości (RCN, the official register of property prices) records prices taken from notarial deeds. We analysed free-market flat sales registered from 2024-11-03 to 2025-12-19: 14,429 new-build deals and 14,660 resales across 18 districts. The figures below are medians adjusted by each district's price index. A median is the middle deal — half of the flats sold for less, half for more — so a handful of penthouses cannot distort it. The "typical range" column shows where the middle half of new-build deals fell, from the first to the third quartile.

Source: RCN, free-market flat sales registered from 2024-11-03 to 2025-12-19; medians adjusted by the district price index; NAWROCKI analysis.

Look at how new builds compare with resale. In central districts new flats cost more: in Śródmieście the new-build median is PLN 25,770 per m² against PLN 20,769 per m² for resale, and in Żoliborz PLN 24,559 against PLN 20,611. Further out the picture often flips: in Wilanów new flats sold at a median of PLN 15,259 per m² while resale flats fetched PLN 18,924, and in Ursynów the figures were PLN 13,887 and PLN 16,998. This usually means new projects are built on the less established edges of a district, so compare the exact location, not just the district name. The full breakdown, district by district, is on our page of RCN transaction prices for all Warsaw districts.

Cheapest and most expensive districts, and how far to trust each median

By the new-build median, Warsaw's districts fall roughly into three bands:

• Budget: Rembertów (PLN 10,310 per m²), Wawer (PLN 11,651), Wesoła (PLN 12,371), Białołęka (PLN 12,444) and Ursus (PLN 12,733). These are the districts where a family gets the most floor space for the money.
• Mid-market: Bemowo, Targówek, Ursynów, Włochy, Wilanów and Praga-Południe, from about PLN 13,620 to PLN 15,703 per m².
• Premium: Bielany, Mokotów, Praga-Północ, Ochota, Wola, Żoliborz and Śródmieście, from PLN 16,655 up to PLN 25,770 per m².

The second thing to check is how many deals stand behind each median. Białołęka (2,254 new-build deals) and Ursus (2,223) are deep, liquid markets with stable medians and plenty of choice. Śródmieście, by contrast, recorded only 63 new-build deals in the whole period, Wesoła 42, Rembertów 90 and Żoliborz 94. With samples that small, a single expensive or cheap development visibly moves the median, so treat those figures as a rough guide rather than a market price.

The third is the width of the range. In Wola the middle half of new-build deals sits between PLN 17,606 and PLN 27,951 per m², because high-rise towers near the business district sell alongside ordinary blocks further west. Bielany is also wide, from PLN 12,908 to PLN 19,943 per m². In districts like these the headline median says little about a particular flat, so open the RCN transaction prices for Wola and look at deals close to the building you are considering.

What a whole flat costs, not just a square metre

Price per m² is the right tool for comparing, but the bank and the notary deal in totals, and typical flat sizes differ a lot between districts. Here are median new-build deals from the same RCN period next to the cheapest flat currently listed in our catalogue:

Source: RCN, deals registered from 2024-11-03 to 2025-12-19 (median new-build price and size); NAWROCKI catalogue as of 2026-11-03 (developers' price lists).

What this tells you: in Białołęka and Ursus the typical new-build purchase is a flat of roughly 44 m² for PLN 572,371 and PLN 596,864 respectively. Wawer has one of the lowest prices per m², yet its median deal is PLN 765,750 because the typical flat there is 74.6 m² — buyers take far more space than in the centre. Ochota shows the same effect at the top end, with a median deal of PLN 1,443,324 for 71.9 m². In Wola a typical flat is small (44.1 m²) but still costs PLN 1,031,522 because of the price per m².

The cheapest listed flat is a useful floor for your budget: from PLN 339,000 in Białołęka, PLN 412,365 in Targówek and PLN 437,716 in Rembertów. These are usually the smallest units in their developments, so check whether the layout actually works for you. To see what you could borrow on your income, use our mortgage and affordability calculator.

Developer price lists vs. what buyers actually paid

The most useful comparison for a buyer is the median of today's price lists against the median RCN deal in the same district:

• Białołęka: price lists PLN 13,908 per m², deals PLN 12,444;
• Ursus: PLN 15,300 vs. PLN 12,733;
• Praga-Południe: PLN 18,735 vs. PLN 15,703;
• Mokotów: PLN 21,500 vs. PLN 17,061;
• Wola: PLN 27,059 vs. PLN 20,702;
• Śródmieście: PLN 34,217 vs. PLN 25,770.

These gaps are not a discount you are entitled to. The data come from different moments — RCN deals were registered up to 2025-12-19, while the catalogue was updated on 2026-11-03 and the market has risen since — and current price lists may include higher-end projects that have no completed sales yet. The gap is a signal, though: if a flat is priced well above the top of the district's typical range, the developer should be able to explain the premium (floor, view, terrace, building standard) or be open to negotiation.

The lowest prices per m² in the catalogue are informative too: offers start from PLN 9,499 per m² in Białołęka, PLN 11,350 in Targówek, PLN 11,500 in Wawer and PLN 11,699 in Włochy. All current developments with prices are in our catalogue of new developments in Warsaw.

Other price drivers: metro, the flat itself and rental yield

Beyond the district, a few factors move the price per m² and are worth checking before you reserve.

Metro lines

New metro stations change how a location is valued. The M2 extension in Bemowo is under construction, with Lazurowa, Chrzanów and Karolin stations scheduled for 2027. In Ursus, M2 stations (Ursus Północny, Posag 7 Panien, Ursus Niedźwiadek) are planned for 2033, and the M3 line in Praga-Południe, from Dworzec Wschodni to Gocław, for 2032. Plans can slip, so be careful about paying a premium for a line that exists only on paper.

The flat and its stage

Floor, orientation, balcony or garden and the construction stage all matter: buying off-plan and buying in a finished building come with different terms. New flats in Poland are usually handed over in stan deweloperski (developer's standard, a shell ready for fit-out), so budget separately for finishing and furniture — our fit-out packages page explains the options. Parking spaces and storage units are normally sold separately from the flat.

Rental yield for investors

By the agency's estimate, typical asking rent in Śródmieście is about PLN 100 per m² a month, a gross yield of 4.7% at the new-build median; in Wola it is PLN 92 (5.3%), in Ursus PLN 74 (7%) and in Rembertów PLN 65 (7.6%). These are estimates of asking rents, not transaction data, and they are before tax, management costs and empty months — not a promised return. Prices and rents are in PLN, so if your income or savings are in another currency, exchange-rate movements change your real cost and return.

How to check whether a specific flat is fairly priced: 7 steps

1. Shortlist two or three districts. Compare the RCN median, the number of deals and your commute to the office or school — for families this often matters more than the price per m².
2. Find the district's typical range. A price inside the range in the table is in line with the market; above the upper bound, ask what justifies it.
3. Compare several developments nearby. One street can host projects of very different standards, so compare the building, not just the address.
4. Work out the full cost. Add parking, storage, fit-out, notary fees and taxes to the flat price — see our full breakdown of buying costs and taxes in Poland.
5. Check the developer and the paperwork. Read the prospekt informacyjny (information prospectus), the księga wieczysta (land and mortgage register) of the plot, the terms of the rachunek powierniczy (escrow account) and the draft umowa deweloperska (developer agreement).
6. Confirm your legal position and financing. If you are not an EU or EEA citizen, check which rules apply to you — our guide to buying property in Poland as a foreigner covers this — and ask your bank early which residence documents and how much own contribution it requires.
7. Negotiate price and terms. Price, parking, the payment schedule, the handover date and penalties for delay are all negotiable in principle.

Mistakes that cost foreign buyers money

• Comparing asking prices with transaction prices. NBP puts resale asking prices at PLN 19,059 per m² and resale transactions at PLN 16,723. Anchor on listings and an inflated price looks normal.
• Using a city-wide average. The Warsaw average says nothing about a particular building: the new-build median in Śródmieście is more than twice that of Rembertów.
• Ignoring the sample size. A median built on a few dozen deals is a pointer, not a market price.
• Pricing only the flat. Parking, storage, fit-out and taxes change the budget substantially.
• Signing documents you have not had explained. The umowa deweloperska sets deadlines, penalties, price-change clauses and handover rules, and it is written in Polish. Mistakes are hard to fix after signing.
• Assuming the sales office works for you. A developer's sales team represents the developer, however helpful it is.

How NAWROCKI Real Estate helps

NAWROCKI Real Estate is a buyer's agent for new-build flats in Warsaw, which means we work on the buyer's side:

• we compare offers from many developers at once, so you see the whole market in the districts you are considering;
• we check the developer's price per m² against real notarial transactions (RCN) in the district;
• we read the umowa deweloperska and the information prospectus and explain the risks in plain English;
• we negotiate price and terms with developers;
• we keep track of the payment schedule;
• we help with the odbiór techniczny (technical acceptance of the flat).

In most developments we work with, the developer pays the agency's fee, so for the buyer the service is usually free. If that is not the case for a particular flat, we tell you before we start.

If you are choosing a district or already have a flat in mind and are unsure about its price, contact us — we will compare it with real deals nearby and suggest alternatives.