Apartment prices in Warszawa 2025 — the buyer's year
Apartment prices in Warszawa in 2025: an average of 18,400 PLN/m², discounts of about 4.2% and longer listing exposure — a summary of the sales market year.
The year 2025 on the Warszawa sales market belonged to buyers — and here are the specifics. The average asking price of a new apartment at the end of 2025 was about 18,400 PLN/m² (roughly 6% more year on year), but transaction prices were on average about 4.2% lower than asking prices: on a unit for 800,000 PLN that is more than 30,000 PLN of real discount. The most expensive areas were Śródmieście, Wola, Ochota and Żoliborz (above 27,000 PLN/m²), the cheapest Białołęka (about 13,400 PLN/m²) and Rembertów (about 14,000 PLN/m²). Developers maintained an offer of around 15,000 apartments in Warszawa, and listings on the secondary market “hung” for months. On top of that, the Monetary Policy Council cut rates six times in 2025 — from 5.75% to 4.00% — which raised the borrowing capacity of a couple with a net income of 12,000 PLN from about 758,000 to about 900,000 PLN. Below we sum up the year in figures and suggest how to use these data in negotiations (updated: August 2026).
How much did a square metre of an apartment in Warszawa cost at the end of 2025?
According to listing aggregators, the average asking price of a new apartment in Warszawa reached about 18,400 PLN/m² at the end of 2025 — nominally around 6% more than a year earlier. That rise in the “average” is, however, largely an effect of the structure of the offer: more expensive, central developments were entering the market. In the popular segment prices practically stood still for the second year running.
The spread between districts remained enormous. In Śródmieście, Wola, Ochota and Żoliborz asking rates exceeded 27,000 PLN/m², while the cheapest new apartments could be found in Białołęka (about 13,400 PLN/m²) and Rembertów (about 14,000 PLN/m²).
For the buyer, however, a different figure was key. The difference between the asking price and the transaction price averaged about 4.2% in 2025 — on an apartment valued at 800,000 PLN that is more than 30,000 PLN of “hidden” discount.
Why did 2025 belong to buyers?
For most of the year developers maintained an offer of around 15,000 apartments in Warszawa. New launches were noticeably fewer — in the whole of 2025 about 13,200 units came onto the market, roughly 11% fewer than a year earlier. The time needed to sell off the developer offer hovered around 4 quarters.
On the secondary market listings “hung” for months. Sellers who had priced their apartments according to the peak rates of 2024 had either to bring the price down to reality or to wait; some owners withdrew their offers and moved the units to the rental market.
For the buyer this meant a comfort not seen for years: you could calmly compare, view several apartments and come back to the conversation without the pressure that “someone will take it tomorrow”.
How much could be negotiated in 2025?
Discounts of several per cent became the norm in 2025, not the exception. On an apartment for 600,000 PLN, negotiating 5% is 30,000 PLN — an amount that realistically pays for fitting out a kitchen.
Instead of officially cutting price lists, developers went back to promotional packages: fit-out included in the price, a parking space or a storage unit at no extra charge, 10/90 payment schedules (10% on the developer contract, 90% only on handover). On the secondary market the starting point for the conversation was not the price in the listing but the transaction prices of similar apartments in the area — and it was precisely this knowledge that gave the greatest advantage.
How to check a developer’s price history?
In 2025 buyers were handed a tool they could previously only dream of. The act on the transparency of apartment prices came into force on 11 July 2025, and developers already selling had until 11 September 2025 to adapt.
From that moment every developer must publish on its website the current prices of all units offered together with the history of their changes, and the data also goes into an open register on the dane.gov.pl portal. Supervision over compliance with the rules is exercised by the President of UOKiK.
In practice: before you sit down to talk to a sales office, you can check whether prices in a given development actually fell, how many units are left and how the developer reacted to the slowdown in sales. It is worth combining this knowledge with a broader vetting of the investor — we explain how to check a developer step by step. If you are looking for specific developments, start with a review of offers on the primary market, where the buyer pays us no commission.
How did the interest rate cuts change borrowing capacity?
The Monetary Policy Council cut rates six times in 2025 — by a total of 1.75 percentage points. The NBP reference rate fell from 5.75% at the start of the year to 4.00% after the December decision. The cycle was closed by the cut of 5 March 2026 — from that moment the reference rate has been 3.75% and remains at that level (as of August 2026).
The effect is visible in borrowing capacity: a couple with a combined net income of 12,000 PLN who at the start of 2025 could count on a loan of about 758,000 PLN had by the end of the year a capacity of around 900,000 PLN. A falling WIBOR also reduced the instalments of people who had taken out loans earlier. This is exactly the mechanism that in time brings new buyers to the market — and gradually closes the negotiating window.
What taxes and costs have to be added to the price of an apartment?
The price of the apartment is not everything. We set out the basic costs in 2025 (legal status as of December 2025) in the table:
| Cost | Primary market | Secondary market |
|---|---|---|
| PCC (tax on civil law transactions) | none — VAT included in the price | 2% of the price |
| PCC exemption for a first apartment | not applicable | yes, if the conditions are met |
| Entry of ownership in the księga wieczysta | 200 PLN | 200 PLN |
| allproperty commission from the buyer | 0% | 2% |
On an apartment for 600,000 PLN from the secondary market the PCC will amount to 12,000 PLN — unless you are buying your first apartment. The exemption in force since 31 August 2023 (art. 9 point 17 of the PCC act) covers people who did not previously own an apartment, a house or a cooperative right to a unit (exception: a share of up to 50% acquired by inheritance). We write in more detail about when you pay PCC of 2% and when VAT in a separate guide.
Watch out for the other extreme: since 1 January 2024 the purchase of a sixth and further apartments in one development has been subject to a PCC rate of 6% — also on the primary market. On top of that comes the notarial fee (at a price of 600,000 PLN a maximum of about 3,200 PLN net) and minor court charges.
How to buy in a buyer’s market? 5 steps
- Check the price history of the development on the developer’s website and in the dane.gov.pl register — you will see whether and how prices changed.
- Compare transaction prices, not asking prices — NBP reports and data from notarial deeds say more than listings.
- Negotiate as a package: price, parking space, storage unit, payment schedule — the combined benefit is often greater than the discount alone.
- On the secondary market, examine the legal status: the księga wieczysta, any encumbrances, certificates of no arrears.
- Calculate your capacity at several banks — after the rate cuts the differences between loan offers were pronounced in 2025.
Did the buyer’s advantage hold into 2026?
The signals at the end of 2025 were clear: fewer new launches, a shrinking developer offer and rising borrowing capacity after the rate cuts. We forecast that the buyer’s advantage would gradually diminish — and the data confirm it.
Update (as of August 2026): according to NBP data for Q2 2026 the average asking price of a new apartment in Warszawa was about 18,500 PLN/m², that is 6.9% more year on year, and the Monetary Policy Council is keeping the reference rate at 3.75%. The market is returning to balance: the room for discounts is closing slowly, starting with prime locations and completed apartments.
If you are planning a purchase in Warszawa, we will gladly help: at allproperty we analyse transaction prices, reach offers (including before they appear on the portals) and conduct negotiations on your behalf. On the primary market the buyer pays us no commission (0%), on the secondary market it is 2%. Since the negotiating window is gradually closing, a good offer has to be caught straight away — if you come across one in the evening or at the weekend, do not wait until Monday: we work around the clock, call +48 666 866 468 or +48 692 649 839.
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How much did a square metre of an apartment in Warszawa cost in 2025?
At the end of 2025 the average asking price of a new apartment in Warszawa was about 18,400 PLN/m², that is roughly 6% more year on year. In Śródmieście, Wola, Ochota and Żoliborz the rates exceeded 27,000 PLN/m², while in Białołęka they started from about 13,400 PLN/m².
How much could the price of an apartment in Warszawa be negotiated in 2025?
The difference between the asking price and the transaction price averaged about 4.2% in 2025. On an apartment valued at 800,000 PLN that meant more than 30,000 PLN of discount. Instead of cutting price lists, developers offered packages: fit-out, a parking space or a 10/90 payment schedule. On the secondary market the starting point was the transaction prices of similar units.
How can you check the price history of a developer's apartments?
Since 11 July 2025 the price transparency act has obliged developers to publish on their websites the current prices of all units together with the history of changes. The data also goes into an open register at dane.gov.pl, and supervision over the rules is exercised by the President of UOKiK. Before negotiating, it is worth checking whether prices in the development actually fell.
What is the NBP reference rate and how does it affect creditworthiness?
After six cuts in 2025 and the cut of 5 March 2026, the NBP reference rate stands at 3.75% (as of August 2026). The effect: a couple with a net income of 12,000 PLN increased their borrowing capacity from about 758,000 PLN at the start of 2025 to about 900,000 PLN by the end of the year.
What taxes and fees does a buyer of a secondary-market apartment pay?
The basic cost is PCC (tax on civil law transactions) of 2% of the price — on an apartment for 600,000 PLN that is 12,000 PLN. Buyers of a first apartment are exempt from it (the provision has been in force since 31 August 2023). On top of that comes the entry of ownership in the księga wieczysta (land and mortgage register) for 200 PLN and the notarial fee — at that price a maximum of about 3,200 PLN net.