An apartment in Kabaty — how it differs from the rest of Ursynów

An apartment in Kabaty in Warszawa cost in 2024 from around 14,500 zł/m² for an older unit on the secondary market to 17,000–21,000 zł/m² on the primary market, while apartments right by Las Kabacki exceeded 20,000 zł/m². That is clearly more than the average price in Ursynów as a whole — and it is precisely this difference that is the subject of this text. Kabaty is not „all of Ursynów”, but its southern edge: the terminus of the M1 metro line, direct proximity to a large forest complex, and development markedly lower than the large-panel blocks of Stokłosy. Anyone looking for a general guide to the district will find one in our texts on buying an apartment in Ursynów and on renting in Ursynów — here we focus solely on what sets Kabaty apart from the rest of the district: specific streets, prices, transport and the profile of residents.

How does Kabaty differ from the rest of Ursynów?

Ursynów is a sprawling district that includes, among others, Stokłosy, Natolin, Imielin and indeed Kabaty — and each of these areas has a different character. Stokłosy is above all large-panel construction from the 1970s and 1980s, densely built up and closer to the middle of the M1 line. Kabaty lies at the southern edge of Ursynów, right on the border with Las Kabacki, and its development is far more varied: alongside older blocks from the 1990s there are intimate gated estates and newer apartment buildings of 4–6 storeys, rarely exceeding that height. This makes Kabaty feel less like a „housing estate” than the middle part of the district, even though it is formally a part of it.

The second difference is its position relative to the metro. Kabaty station is the terminus of the M1 line — for residents this means an almost certain seat heading towards the centre, but also a longer journey time than from Stokłosy or Natolin, which lie closer to Śródmieście. The third difference is greenery: Kabaty adjoins Las Kabacki directly, while the other parts of Ursynów rely mainly on estate greenery and Park Przy Bażantarni.

How much did an apartment in Kabaty cost in 2024?

For comparison, the average apartment price across the whole of Warszawa in 2024 was around 17,560–18,709 zł/m² on the secondary market and around 16,190–16,821 zł/m² on the primary market, depending on the quarter. In Kabaty the price spread tends to be wider than that average, because within the same micro-area old blocks stand next to new developments by the forest.

Segment in Kabaty	Indicative price in 2024	Notes
Older blocks, secondary market	approx. 14,500–16,500 zł/m²	buildings from the 1990s, technical condition matters a lot
Newer and better located, secondary market	approx. 16,500–19,500 zł/m²	closer to Las Kabacki and the metro
Primary market	approx. 17,000–21,000 zł/m²	new developments with an underground garage
Premium apartments by the forest	above 20,000 zł/m²	large floor areas, high storeys, terraces

These are indicative ranges based on available market summaries from 2024, not an official price list — the real price of a specific apartment depends on the storey, condition, parking space and distance from the metro station. It is worth verifying this against the current offering in the allproperty apartment catalogue.

What is the commute and transport like from Kabaty?

Kabaty metro station serves the M1 line and in 2024 functioned as the terminus of that line. The train ride itself to Wilanowska took around 12 minutes, to Politechnika around 18 minutes, and to Świętokrzyska around 21–22 minutes — including the walk to the platform and waiting time, the real journey to the centre of Śródmieście is usually 25–30 minutes.

Besides the metro, bus lines run around the area serving the Kabaty-Metro, Wąwozowa, Al. KEN, Jeżewskiego and Dembego stops, including connections towards Natolin and Mokotów as well as suburban lines towards Piaseczno. For people commuting by car, the key route is Aleja Komisji Edukacji Narodowej — the main artery linking Kabaty with the rest of Ursynów and further on with Mokotów.

Where exactly is Kabaty and what are the reference streets here?

In practice the boundaries of Kabaty are marked by Las Kabacki to the south and west, Aleja KEN to the north, and the areas towards Natolin to the east. The most recognisable streets are Wąwozowa (the section by the metro is urban and commercial, further on it is quieter and more residential), Jeżewskiego, Dembego, Pod Lipą, Polnej Róży, Kabacki Dukt and Trakt Leśny — the last of these lies literally on the edge of the forest and is among the more expensive addresses on the estate.

Worth noting: the streets Wałbrzyska and Kazimierzowska, although sometimes confused with Ursynów, are in fact in Mokotów and Służew — closer to the centre, but without direct proximity to the forest and with different, more urban development.

Who lives and rents in Kabaty?

The profile of a Kabaty resident differs from the rest of Ursynów. The dominant groups here are:

• middle-class and upper-middle-class families with children who value quiet and proximity to the forest more than minutes of commuting to the centre;
• people working in Mokotów, Wilanów or near the airport, for whom the M1 terminus still means a convenient commute;
• tenants looking for a larger floor area and a higher standard, not simply the lowest price;
• fewer students than in Stokłosy — they more often choose the cheaper and more central parts of Ursynów.

The premium rental segment is clearly present here: newer developments by the forest offer 3-room apartments at higher rates than the average for Ursynów, while older studios on Polnej Róży or Pod Lipą remain a cheaper alternative.

How much does it cost to rent an apartment in Kabaty?

In 2024 a typical rent came to roughly 2,500–2,900 zł for a studio and 3,000–3,700 zł for a 2-room apartment, to which 550–850 zł of administration fees were usually added. A garage space is an additional 250–400 zł a month, and the kaucja (security deposit) most often equalled one month’s rent. Apartments in newer buildings close to the forest and the metro sat in the upper part of these ranges, and older units further from the station — in the lower part.

People planning a long-term rental should check the rules for settling the kaucja and the obligations of both parties — we described this in the text on the deposit and tenant rights, and we explain the whole course of renting an apartment step by step in the section for tenants. Apartment owners will find practical information in the section for owners.

Kabaty or Stokłosy — which to choose?

Feature	Kabaty	Stokłosy	Natolin
Position relative to the metro	M1 terminus	closer to the middle of the line	M1 station mid-route
Development	mixed, plenty of intimate and newer buildings	predominantly large-panel blocks from the 1970s–1980s	a mix of large-panel blocks and new developments
Greenery	directly adjoins Las Kabacki	estate greenery	close to the forest, but less directly
Prices (2024)	usually the highest in Ursynów	generally lower	in between
Typical tenant/buyer	families, professionals looking for a higher standard	students, singles, young workers	families looking for a price/metro compromise

If the priority is the shortest possible commute to the centre and a lower entry price, Stokłosy will be the more practical choice. If quiet, greenery outside the window and newer development matter more — Kabaty remains the most premium part of Ursynów. We write more about green locations in the capital in our article on districts close to parks and nature.

Looking for an apartment in Kabaty, or wondering whether this part of Ursynów really fits your budget and daily routes — for example commuting to work via the M1 terminus, or a school in the Wąwozowa area? The allproperty team knows this market street by street and is available 24/7 — just call +48 666 866 468 or +48 692 649 839 to arrange a viewing the same day. The commission on the primary market is 0% on the buyer’s side, on the secondary market 2%, and on rentals 50% of the rent — with no hidden costs.