A 3-room apartment in Warszawa — who it suits and at what price

A 3-room apartment in Warszawa today costs on average from about 830,000 zł in cheaper peripheral districts such as Wawer or Białołęka to over 1.5 million zł in Śródmieście — with a typical floor area of 55-70 m² and a city-wide average asking price of 18,632 zł/m² (as of 20 August 2026, rynkoradar.pl data from over 6,500 listings). On the primary market the average price per square metre of a 3-room apartment is currently 17,302 zł, and an average new unit of this size, with an area of 61 m², costs 1,068,809 zł (rynekpierwotny.pl, August 2026). Three rooms are the most frequently chosen size among families with one or two children and among couples planning to grow their family — the standard layout is a living room with a kitchenette plus two separate bedrooms. Below we show prices by district, typical floor areas and layouts, and which parts of Warszawa are most suitable for families looking for three rooms.

How much does a 3-room apartment in Warszawa cost in 2026?

According to a price barometer based on transaction data from notarial deeds (echowarszawy.pl, August 2026), the median price per square metre for apartments of 55-70 m², that is typical three-room units, is 14,489 zł/m². For an average apartment of 60 m² that gives around 869,000 zł actually paid, that is clearly less than in the listings — according to the NBP the gap between asking and transaction prices in Warszawa reaches as much as 1,600 zł/m².

In the second quarter of 2026 the secondary market recorded an average transaction price of 15,823 zł/m² (+2.8% q/q, +1.4% y/y, NBP data cited by bankier.pl), while over the same period the primary market reached a record level of 20,002 zł/m² in listings (+4% q/q, focusonbusiness.eu). The shrinking supply of second-hand apartments — in July 2026 the offering in Warszawa fell from 14,900 to 14,300 units (data from the Adradar search engine via GetHome.pl) — additionally pushes up the prices of second-hand three-room apartments.

How do prices of 3-room apartments differ between districts?

The price spread between districts reaches almost double — from 13,903 zł/m² in Wawer to 26,304 zł/m² in Śródmieście (rynkoradar.pl, 20 August 2026). For a 3-room apartment of a typical 60 m² that translates into a difference of around 750,000 zł between the cheapest and the most expensive location.

District	Price per m² (avg., listings)	Indicative cost of a 60 m² three-room apartment
Wawer	13,903 zł	approx. 834,000 zł
Białołęka	14,289 zł	approx. 857,000 zł
Targówek	15,474 zł	approx. 928,000 zł
Bemowo	17,090 zł	approx. 1,025,000 zł
Ursynów	17,615 zł	approx. 1,057,000 zł
Wilanów	21,336 zł	approx. 1,280,000 zł
Mokotów	20,312 zł	approx. 1,219,000 zł
Śródmieście	26,304 zł	approx. 1,578,000 zł

Asking-price data from rynkoradar.pl, as of 20 August 2026. Indicative amounts; they do not take into account the storey, technical condition or year of construction.

Detailed price comparisons and available listings for individual locations can be found in separate guides, for example on apartments in Ursynów or apartments in Mokotów, while the full, up-to-date base of 3-room listings is easier to browse directly in the apartment catalogue.

What floor area and layout does a typical 3-room apartment have?

On the primary market in Warszawa, 3-room apartments range in area from 45 to 122 m², and currently make up 31.8% of the entire developer offering (residentialgroup.pl, August 2026). The most commonly encountered range, however, is 55-75 m² — the standard layout is a living room with a kitchenette plus two separate bedrooms, which makes it possible to set aside a separate child’s room and a parents’ bedroom, or a study for remote work.

Apartments from the secondary market, especially those from the 1970s and 1980s, more often have a separate, closed kitchen, but you need to check whether any room is a walk-through room — in large-panel prefabricated buildings this happens fairly often. New developments usually opt for an open living room with a kitchen and a balcony or loggia with every apartment.

Who is a 3-room apartment right for?

Three rooms are a size that several different groups of buyers reach for:

• families with one or two children who need a separate room for each child, or one shared child’s room and a parents’ bedroom;
• couples planning to grow their family, who want to buy an apartment with room to spare straight away rather than move in a year or two;
• people working remotely who treat the third room as a study rather than a child’s room;
• buyers investing in long-term rental to families or flatmates, because three-room apartments enjoy stable tenant demand.

Which districts are most suitable for families looking for 3 rooms?

The same locations come up regularly in rankings and lists of family-friendly districts: Ursynów, and in particular Kabaty adjoining Las Kabacki, Wilanów with Park Wilanowski and an extensive range of schools (including international ones), Bielany with Las Bielański and Park Młociński, and Żoliborz, which stands out for its large area of green space per resident. Bemowo is mentioned more and more often too, especially the Chrzanów estate close to Puszcza Kampinoska, where new developments go hand in hand with the construction of further educational facilities.

We write about how individual parts of these districts differ from one another in, among others, our guide to Kabaty and to Stary Wilanów — worth reading before you narrow your search to a specific estate, because prices and the character of the development can differ even within a single district.

Primary or secondary market — where to look for a 3-room apartment?

The choice between the primary and the secondary market for a three-room apartment depends mainly on whether the move-in date or the price per metre matters more. If you lean towards new construction, start with a review of apartments from developers in Warszawa, where the stage of construction determines the move-in date. In August 2026 there were 436 3-room apartments ready for handover on the primary market in Warszawa, with a further 627 due to be completed within 3 months (rynekpierwotny.pl) — so a sizeable part of the developer offering still requires patience and staged financing.

The secondary market gives more move-in-ready units and is on average 9% cheaper than the primary one (18,100 zł/m² versus 19,800 zł/m², figures for July 2026, GetHome.pl). Its weakness is shrinking supply, which gradually narrows the choice in the districts popular with families. Before you decide, it is worth going through the apartment purchase process step by step, because the formalities differ depending on the market.

What to pay attention to when choosing a 3-room apartment?

When viewing specific three-room listings it is worth checking a few things that are easy to miss at the stage of the photos in the advertisement alone:

• the layout of the rooms — whether any room is a walk-through room and whether furniture for a child and for adults can be sensibly arranged separately;
• sunlight and orientation — the third room is often the smallest and frequently faces north;
• the czynsz administracyjny and other fees — with a larger floor area they can be noticeably higher than for a studio or a two-room apartment;
• a parking space — families with children rarely give up a car, and in older buildings parking spaces can be scarce;
• the distance to school and kindergarten — it is worth checking the real walking time, not just the distance as the crow flies;
• legal and technical condition — on the secondary market the księga wieczysta (land and mortgage register) is crucial, and on the primary market a thorough technical acceptance protocol.

Looking for a specific three-room apartment for your family — in Ursynów, Wilanów or another district with a good route to school — and finding that the listings in the advertisements do not match what is actually available on the market? At allproperty we advise on the choice of district, floor area and layout for a specific family, at a commission of 0% from the buyer on the primary market and 2% on the secondary market. We are available around the clock — call +48 666 866 468 or 692 649 839 to arrange a viewing this week.