Apartment with a garden in Warszawa — where to look

An apartment with a garden in Warszawa is usually a ground-floor flat with the right of exclusive use of an adjoining strip of greenery — most often 20–60 m², less frequently up to 120 m². As of 2024: the largest number of such listings is in Białołęka, Wawer and Ursus (prices in the range of about 11,500–17,000 PLN/m²), and the most expensive ones are in Wilanów, Ursynów and Bemowo (15,000–21,000 PLN/m²). The garden itself usually raises the price by 2–12% compared with a similar apartment on a higher floor, depending on the size and location of the plot.

This format differs from an ordinary apartment in more than just the view from the window. The garden is most often not separate property but a right to use a fragment of the community’s land — which has real consequences when buying, arranging the space and using it day to day. Below we break the subject down into specifics: where to look, what it costs and what to expect formally.

Where to look for an apartment with a garden in Warszawa?

In 2024 the widest choice of ground floors with gardens was offered by districts with low, new development on the city’s outskirts. In Białołęka the concentration is highest — Tarchomin, Nowodwory, Żerań and Brzeziny have many 3–5-storey estates with gardens attached to the ground floors. In Wawer (Międzylesie, Anin, Radość, Falenica) the gardens tend to be larger, because the development there often has a villa character — plots of around 100 m² do occur. Ursus (Szamoty, Skorosze, Gołąbki) offers plenty of new investments, although the gardens there are as a rule smaller and more “estate-like”.

The more expensive segment is Wilanów (Miasteczko Wilanów, the area around ul. Syta and Vogla), Ursynów (Imielin, Jeziorki) and Bemowo (around ul. Lazurowa, Boernerowo) — here the gardens are usually more intimate, but the neighbourhood, commute and building standard drive the price up. Occasional listings also appear in Służewiec and southern Mokotów, where a garden in a small-scale development is a premium rarity. If you are looking for a ready list of available offers, you will find a review of current apartments in the allproperty apartment catalogue.

How much does an apartment with a garden cost — prices per m² in 2024?

Asking prices on the primary market in 2024 differed above all by location, and only then by the fact of having a garden. The table below shows indicative ranges — these are market brackets, not an official transaction average.

District / area	Higher floor	Ordinary ground floor	Ground floor with garden
Białołęka	11,500–14,000 PLN/m²	11,700–14,300 PLN/m²	12,000–15,000 PLN/m²
Wawer	11,000–14,500 PLN/m²	11,200–14,800 PLN/m²	11,500–15,500 PLN/m²
Ursus	13,000–16,000 PLN/m²	13,300–16,300 PLN/m²	13,500–17,000 PLN/m²
Bemowo	14,500–18,000 PLN/m²	14,800–18,300 PLN/m²	15,000–19,000 PLN/m²
Ursynów	15,000–19,000 PLN/m²	15,300–19,300 PLN/m²	15,500–20,000 PLN/m²
Wilanów	15,500–20,000 PLN/m²	15,800–20,300 PLN/m²	16,000–21,000 PLN/m²

A practical trap when comparing offers: the price per m² of the apartment itself goes up, because the developer partly includes the value of the garden in the price of the unit. An example: a 50 m² apartment with a 60 m² garden for 850,000 PLN works out at 17,000 PLN/m², while a comparable one without a garden for 780,000 PLN is 15,600 PLN/m² — the difference of 1,400 PLN/m² is largely a payment for the green area, not for the floor space of the apartment. It is worth breaking this down in conversation with the developer before comparing the offer with another investment on the primary market.

What is the typical garden size and what should you check in the contract?

The distribution of areas in 2024 listings looked as follows:

• 10–20 m² — a small garden next to a studio or a two-room apartment.
• 20–40 m² — the most common range for apartments of 40–60 m².
• 40–70 m² — typical for three-room and corner units.
• 70–120 m² — larger gardens, mainly Wawer, Białołęka, Ursus and the outskirts of Wilanów.
• over 120 m² — a non-standard offer, villa-type development or small boutique investments.

Before you sign a developer contract, check a few things: whether the garden area is precisely written into the contract (and not only visible on a marketing floor plan), whether the price includes fencing and planting, and whether a parking space and a storage unit have to be added to the price separately. The formal documents involved in a purchase — including what to watch out for in the developer contract itself — are described in more detail in the article developer contract — what to watch out for.

Is the garden property, or only a right of use?

This is the key legal difference that many buyers overlook. In the vast majority of cases the garden is not the separate property of the apartment owner — it remains part of the common property, and the owner of the unit receives the right of exclusive use of it, defined in law as quoad usum. This means that the formal owner of the land is still the housing community (wspólnota mieszkaniowa), not the person using the garden.

Practical consequences: without the community’s consent you are usually not allowed to put up a garden house, a permanent roof or a high fence, because the land is formally common. The quoad usum right should be precisely described in the akt notarialny (notarial deed), in the resolution of the community and in the księga wieczysta (land and mortgage register) — with the garden boundaries and the manner of use assigned to the unit, not to a particular person. How to read entries in the księga wieczysta in such a transaction is explained in the article land and mortgage register — how to read it.

What are the drawbacks of the apartment-with-garden format?

A garden is not only an asset — the format has real downsides worth considering before buying or renting:

Risk	What to pay attention to
Privacy	Gardens next to a pavement, a walkway or a playground are exposed to the eyes of passers-by
Break-ins	The ground floor and balcony doors increase the risk — check shutters, glazing, lighting
Damp	A risk at ground-floor walls and where the ground slopes badly — look for efflorescence, smell, the ground level at the façade
Noise	A garden does not insulate you from the pavement, car park or bin shed — in summer, with windows open, the problem intensifies
Upkeep and fees	Mowing, watering, fence repairs and a higher advance to the community fund often fall on the garden owner

Window orientation matters more here than in an apartment on a higher floor — a northern aspect means less sun in the garden all year round, which is not always compensated by simply having your own patch of greenery.

An apartment with a garden — who is it a good choice for?

The format works above all for families with small children (direct access to the lawn without a lift) and for dog owners. It also performs well as an investment for long-term family rentals — in areas such as Wawer or Białołęka demand for this type of unit tends to be stable, although it is worth setting that against the general situation of rental prices in the city, described in the article rental prices in Warszawa. The format makes less sense for someone looking for maximum privacy and quiet — a higher floor or a different form of building will work better here, for example a house, described in the article house for sale in Warszawa.

Are you looking for a specific ground-floor-with-garden offer in Białołęka, Wawer or Wilanów, or do you want to verify the quoad usum provisions in a particular contract before signing? The allproperty team is available around the clock — call +48 666 866 468 or +48 692 649 839, and we will check the documents and the real garden boundaries together with you before you decide on a deposit.