Where to invest in a flat for rent in Warszawa in 2026
Where to invest in a flat for rent in Warszawa: yields by district, new developments and proximity to office hubs — market data as of August 2026.
Warszawa does not have one single „ideal” district for renting out — in August 2026 the highest gross yield (5.5–6.5%) is delivered by Białołęka and Ursus thanks to low purchase prices, while Wola and Mokotów next to the office towers (Rondo Daszyńskiego, Służewiec) provide the most stable demand from corporate tenants at rents of the order of PLN 82–93/m². The average gross yield for Warszawa in June 2026 was about 5.3% per year for flats of 40–59 m², and after deducting tax and vacancies the real net rate of return is usually 2.6–3.6%. What matters most is the relation of the purchase price to the rent, not the level of the rent itself — a flat in Śródmieście at PLN 92/m² of rent can give a lower yield than a unit in Białołęka at PLN 68/m², because purchase prices grow faster than rents. Below we show which parts of the city combine a sensible entry price with real rental demand, taking into account new developments and the planned third metro line.
What is the average rental yield in Warszawa in 2026?
The gross yield is calculated as the annual rent divided by the purchase price of the flat. For Warszawa as a whole it stood at about 5.3% in June 2026 — this is data from market compilations quoted by bankier.pl. A flat bought for PLN 700,000 and rented out for PLN 3,500 a month gives a gross yield of 6.0%, but after subtracting a month of vacancy, repairs, insurance and tax, the real net figure usually falls by 2–3 percentage points.
The table below shows indicative rents and estimated gross yields in selected districts (as of August 2026, market data collected for two-room flats):
| District | Rent (PLN/m²) | Gross yield |
|---|---|---|
| Białołęka | approx. 68 | 5.5–6.5% |
| Ursus | approx. 70–75 | 5.3–6.2% |
| Rembertów | approx. 65–72 | 5.2–6.2% |
| Bemowo | approx. 72–80 | 5.0–5.9% |
| Praga-Południe | approx. 77 | 4.9–5.7% |
| Mokotów | approx. 82–90 | 4.7–5.5% |
| Wola | approx. 90–93 | 4.5–5.3% |
| Śródmieście | approx. 92 | 4.0–5.0% |
You will find a full overview of current rental rates broken down by district in our article on rental prices in Warszawa in 2026.
Which districts give the highest gross yield?
The most favourable ratio of purchase price to rent in August 2026 belongs to peripheral but well-connected districts. Białołęka and Ursus lead on the rate of return itself, although you have to reckon with a longer time to find a tenant than in the centre.
- Białołęka — a low purchase price, rent of around PLN 68/m², a growing number of new estates.
- Ursus — a good price-to-rent compromise, with a large development on Gierdziejewskiego street (around 1,200 flats) under the special housing act announced in August 2026.
- Bemowo — potential for growing demand thanks to the second metro line.
- Praga-Południe — a large, stable market of tenants, although the yield is slightly lower than on the outskirts.
Wola, Mokotów and Śródmieście have the highest nominal rents, but not necessarily the highest yield — purchase prices in these locations grow faster than rental rates. If you are looking for a specific flat in these districts, see also our guide to renting in Wola and to renting in Mokotów.
How does proximity to office buildings affect rental demand?
The Rondo Daszyńskiego area in Wola remains the main office hub of Warszawa outside the strict centre — in Q2 2026 asking office rates in the centre reached EUR 30/m² per month, and outside the centre around EUR 19.50/m² (BNP Paribas Real Estate data). High demand from office tenants sustains demand for 1–2-room flats within walking distance of the metro station at Rondo Daszyńskiego, Towarowa and Browary Warszawskie.
The second large hub is Służewiec (known as Mordor) in Mokotów — the area around Domaniewska, Cybernetyki and Marynarska. Demand here is created by employees of corporations, consulting and IT, although hybrid work has slightly weakened the rent premium compared with the years before the pandemic. Flats close to both hubs usually rent out faster than the city average, which lowers the risk of a vacancy.
What will the third metro line change for investors?
The construction of M3 is currently the largest transport investment in Warszawa — the line will connect Praga-Południe, Mokotów and Ochota, bypassing the strict centre. Stations are to be built at Rondo Wiatraczna, Dworzec Wschodni, in Gocław and Kamionek, among others, and further on beneath the bed of the Vistula towards Siekierki and upper Mokotów.
Analysts from warszawawpigulce.pl pointed in July 2026 to the potential for flat values to rise by 15–20% over a horizon of several years along the route. Indicative prices in the areas covered by M3: Kamionek around PLN 19,000/m², Gocław PLN 17,000–18,000/m², Siekierki PLN 19,000–20,000/m². These are locations worth watching for investors thinking in a 5–7 year horizon, not for a quick return.
Where to buy new flats for rent in 2026?
In July and August 2026 developers launched several large projects relevant to the rental market. Dom Development put 581 flats on sale in two developments — Osiedle Wilno in Targówek and Mokotów Sportowy in Dolny Mokotów — from PLN 13,500/m², with completion at the turn of 2027/2028. On Praga-Północ the average primary-market price in July 2026 was PLN 19,281/m² with 1,352 offers available, and on Praga-Południe PLN 20,803/m².
It is worth remembering that in Q3 2026 the maximum price of a new flat qualifying for support programmes could not exceed PLN 16,167.42/m² — a natural filter when choosing a development for rental purposes in the lower price segment. You will find a current overview of new estates in the article on new flats in Warszawa, and a broader market context in the review of real estate trends for 2026.
What lowers the actual rental yield?
The gross yield from the table above is a starting point, not the final result. The real rate of return is lowered by:
- Rental tax — the ryczałt (lump-sum tax on recorded revenue), depending on the level of revenue.
- Vacancies — even one month without a tenant in a year means a fall in yield of around 8 percentage points relative to the assumption of „100% occupancy”.
- Administrative fees and utilities — in 2026 typically PLN 400–900 a month, partly covered by the tenant.
- Management and repair costs — particularly significant for flats let on a short-term basis.
That is why estimates of the net yield for Warszawa in 2026 usually fall within the 2.6–3.6% range, not within the gross brackets from the table. Before you calculate the return for a specific unit, also check the current offer in the allproperty flat catalogue and the terms of cooperation described on the page for owners.
How to start investing in rentals with the help of an agency?
Choosing a district is only the beginning — the specific street, floor and condition of the flat can change the yield by more than the difference between the districts in the table above. The allproperty team operates on the Warszawa market around the clock and helps both to choose a unit for renting out — including among new flats from developers, where we do not charge the buyer a commission — and to take over its management after the purchase, from setting the rent to finding a tenant. If you have just come across an interesting offer in Białołęka, Ursus or along the M3 route and want to verify its real yield quickly, call +48 666 866 468 (also available: +48 692 649 839) — we answer at any hour, because good investment opportunities in Warszawa do not wait until Monday.
Часті питання
Which district of Warszawa gives the highest rental yield in 2026?
According to data from August 2026, the highest gross yield (5.5–6.5%) is delivered by Białołęka and Ursus, thanks to lower purchase prices alongside relatively high rents. Śródmieście and Wola have the highest rents, but a lower yield (4.0–5.3%) because of the high purchase prices of flats.
What is the average rental yield of a flat in Warszawa in 2026?
The average gross yield in Warszawa was about 5.3% per year in June 2026 for flats of 40–59 m² (bankier.pl data). After deducting tax, vacancies and maintenance costs, the net yield is usually 2.6–3.6%, depending on the district and the way the purchase is financed.
Does proximity to office buildings in Wola or Służewiec increase rental demand?
Yes. The Rondo Daszyńskiego area in Wola and Służewiec (known as Mordor) in Mokotów generate steady demand from tenants working in the nearby corporations. Hybrid work has slightly weakened the rent premium, but 1–2-room flats close to these hubs still rent out faster than the city average.
How will the third metro line affect flat prices in Warszawa?
M3 will connect Praga-Południe, Mokotów and Ochota, bypassing the strict centre. Analysts point to the potential for flat values to rise by 15–20% over a horizon of several years in areas such as Kamionek, Gocław and Siekierki, where prices stood at PLN 17,000–20,000/m² in July 2026.
Is it worth buying a new flat from a developer for rental purposes in 2026?
That depends on the location and the schedule of the development. In August 2026 developers were launching projects in Targówek and Dolny Mokotów, among others, from PLN 13,500/m², while on Praga-Północ the average primary-market price was PLN 19,281/m². The completion date (often 2027–2028) has to be built into the rental return calculation.