House for sale in Warszawa and the surrounding area — what it costs
House for sale in Warszawa and the surrounding area: prices of semi-detached, terraced and detached houses in 2025 and what to check before signing.
A house for sale in Warszawa today means an outlay of PLN 1.5–2 million for a semi-detached or terraced unit on the outskirts of the city, for example in Wawer, and usually from PLN 1.5–2 million upwards for a detached house with its own plot — that is what an analysis of sale listings at the turn of 2025 and 2026 shows. The price per square metre of a house in the capital most often falls between PLN 10,400 and 14,500/m², which is close to apartment prices: according to NBP data for the third quarter of 2025, apartments on the Warszawa secondary market had an average transaction price of PLN 16,405/m², and on the primary market PLN 16,294/m².
Near Warszawa the entry budget is clearly lower. In Piaseczno and Józefosław a semi-detached house can be found from about PLN 700,000, and a detached house from about PLN 1.3 million. On the other hand, Wilanów and Konstancin-Jeziorna are the premium segment, where a terraced or semi-detached house starts from around PLN 2 million, and a large detached house with a plot can cost PLN 3–6 million and more. Below we show the differences between locations, between types of construction, and what to pay attention to before signing an agreement.
How much does a house for sale in Warszawa cost in 2025?
Most listings of houses within the city limits are on the outskirts — in Wawer, Wesoła, Białołęka or Rembertów, where plots for single-family construction are still available. Semi-detached houses in Wawer are usually priced at PLN 11,800–14,500/m², which for a floor area of 125–137 m² gives amounts of the order of PLN 1.56–1.98 million. Terraced units are cheaper — PLN 10,400–13,700/m², that is about PLN 1.25–1.65 million for a 120 m² unit, depending on whether it is a mid-terrace unit or an end unit with an additional external wall.
Detached houses in Warszawa come up for sale less often than semi-detached and terraced ones, because they require a larger plot. Roughly speaking, their prices start from about PLN 1.5 million in outlying locations and rise as the distance from the Warszawa boundary decreases — the closer to the centre or to a prestigious district, the more often prices exceed PLN 3 million. For a point of comparison, you will find more about apartment prices in the capital in our text on apartment prices in Warszawa.
How much does a house near Warszawa cost — Piaseczno, Wilanów, Konstancin, Marki?
The municipalities around Warszawa differ from one another far more than the districts of Warszawa itself. The table below shows indicative price levels of listings from the turn of 2025 and 2026 for particular types of houses in selected locations:
| Location | Semi-detached / terraced | Detached house |
|---|---|---|
| Warszawa, outskirts (Wawer, Wesoła) | approx. PLN 1.5–2.0 million (PLN 11,800–14,500/m²) | usually from PLN 1.5 million |
| Piaseczno / Józefosław | approx. PLN 0.7–1.5 million | from approx. PLN 1.3 million |
| Wilanów | usually from approx. PLN 2 million (PLN 14,000–20,000/m²) | most often from approx. PLN 3 million |
| Konstancin-Jeziorna | often above PLN 2 million | usually PLN 3–8 million in the premium segment |
| Marki | approx. PLN 0.85–1.5 million (avg. approx. PLN 8,783/m²) | from approx. PLN 1.1 million |
Piaseczno and Józefosław are today among the most active house markets around Warszawa — the short distance from the city boundary and a good supply of developer-built units keep prices below the level of the capital itself. Marki, on the other side of the Vistula, offers a wide price spread — from older single-family buildings to new units, which is visible in the broad range of listings.
Semi-detached, terraced or detached — what is the difference?
The choice of building type affects not only the price, but also everyday life in the house:
- Detached house — full privacy, a plot on all four sides of the building, usually the highest price per m² and the highest heating costs because of the greater number of external walls.
- Semi-detached house — shares one wall with a neighbour, has access to the plot from two or three sides, cheaper than a detached house of a similar size and at the same time more private than a terraced one.
- Terraced house (unit) — the cheapest option per m²; a mid-terrace unit has two walls shared with neighbours, an end (corner) unit only one, which usually raises its price by a few to more than ten percent compared with a mid-terrace unit.
When comparing listings it is worth counting not only the price of the house, but also the size of the plot — two houses with the same usable floor area can differ even twofold in garden size, which has a direct bearing on the final price.
What to pay attention to before buying a house or a plot for one?
Buying a house, unlike buying an apartment, additionally requires checking the plot itself. The key points are the provisions of the miejscowy plan zagospodarowania przestrzennego (MPZP, the local zoning plan) or the decision on warunki zabudowy (WZ, planning conditions), access to a public road and the state of utility connections — electricity, water supply, sewerage or a septic tank, gas. We have described the details of buying and converting land in our text on a building plot, WZ and MPZP.
Before signing a preliminary agreement it is also essential to check the księga wieczysta (land and mortgage register) — both of the house itself and of the plot it stands on — for mortgages, easements or third-party claims. If you are buying the house with a mortgage, it is worth establishing your borrowing capacity in advance — we have described the rules in our article on a mortgage for an apartment in Warszawa, which largely apply to financing houses as well.
What is the commute from locations around Warszawa to the centre like?
Transport is one of the main factors affecting the price of a house near Warszawa. Piaseczno and Józefosław benefit from the railway line to the centre and a network of buses, and the planned expansion of road infrastructure towards Warszawa (including the S7 route) is expected to shorten the drive further. Legionowo and Wieliszew lie on the railway line running north, while Marki and the area around Radzymin are served mainly by buses and national road no. 8.
Before you settle on a particular location, it is worth checking the real travel time at peak hours, not just the distance in kilometres — in many municipalities around Warszawa it is the congestion at the entry into the city, and not the distance itself, that determines how comfortable the daily commute to work will be.
How much does agency support cost when buying a house or a plot?
When buying a house on the secondary market the allproperty commission is 2% of the transaction value on the buyer side, while when buying a building plot alone for house construction it is 3%. This distinction matters, because many people looking for a house in the municipalities around Warszawa also consider building from scratch on their own plot, not only buying a finished house. For properties from the primary market, that is new houses and units from a developer, the buyer bears no commission — it is 0%. You will find the full range of houses, terraced units and apartments in Warszawa and the surrounding area in the allproperty property catalogue.
Are you buying a house near Warszawa and want to compare offers in Piaseczno, Wilanów or Marki without getting lost across a dozen portals at once? Call +48 666 866 468 or +48 692 649 839 — allproperty is available 24/7, so you can arrange a house viewing in the evening or at the weekend too, when it is easier to judge the commute and the neighbourhood in real conditions.
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How much does a house for sale in Warszawa cost in 2025?
A semi-detached or terraced unit on the outskirts of the city, for example in Wawer, usually costs PLN 1.5–2 million, that is about PLN 11,800–14,500/m². A detached house with a plot most often starts from PLN 1.5 million, and in attractive locations exceeds PLN 3 million. These are asking prices, as of the turn of 2025 and 2026.
Is a house near Warszawa cheaper than one in the city?
Usually yes. In Piaseczno and Józefosław a semi-detached house can be found from around PLN 700,000, and a detached house from around PLN 1.3 million. The exceptions are Wilanów and Konstancin-Jeziorna, where premium house prices reach PLN 3–6 million and more, above the level of many locations in Warszawa.
What is the difference between a semi-detached and a terraced house when buying?
A semi-detached house shares a wall with only one neighbour and usually has a larger plot on two sides of the building, which translates into a higher price per m² than in a terraced house. A terraced house, especially a mid-terrace unit, is cheaper, but has fewer side windows and less garden privacy.
What is the allproperty commission when buying a house or a plot?
When buying a house on the secondary market the allproperty commission is 2% of the transaction value, and when buying a building plot alone for house construction — 3%. For primary-market properties the buyer pays no commission — it is 0%.
What should you check before signing an agreement for a house near Warszawa?
The key steps are checking the księga wieczysta (land and mortgage register) of the plot, the provisions of the miejscowy plan zagospodarowania przestrzennego (MPZP, the local zoning plan) or the warunki zabudowy (WZ, planning conditions), access to a public road and whether the land is connected to utilities. It is also worth verifying the technical condition of the building and any mortgage encumbrances before paying a deposit.