Short-term or long-term rental — which one pays off more

A long-term rental in Warszawa today gives a gross yield of 4–6% (net around 4–4.5%), with low risk and minimal involvement from the owner. A short-term rental (Airbnb, Booking) can generate 6–9% gross, and in premium locations even 10–12% — but only at occupancy of around 60–70% over the year, because operating costs (cleaning, platform commissions of 12–15.5%, higher utilities) swallow 30–55% of revenue. For a typical two-room flat in a good location, with a rate of PLN 320–350 per night and a long-term rent of around PLN 4,200 a month, the break-even point for a short-term rental falls at around 20–21 booked nights a month — that is roughly 65–70% occupancy (as of 2026). Below that threshold a long-term rental gives a higher net profit with far less risk.

On top of that comes the regulatory factor: since 20 May 2026 the EU STR regulation (2024/1028) on the registration and reporting of short-term rental data has applied, and in Poland work is under way on a national act providing for a central register of facilities and penalties of up to PLN 50,000 for failing to register. Below are the details — the figures, costs, taxes and risks of both models.

How much can you earn on a long-term rental in Warszawa?

The median rent for a two-room flat (45–55 m²) in Warszawa in 2026 is around PLN 4,200 a month, and for a three-room flat around PLN 5,600. The gross yield on a long-term rental in the capital is estimated at 4–6% a year, and the net yield (after tax and costs) at around 4–4.5%, depending on the location and the standard of the unit.

This model requires minimal involvement — one contract for 12 months or longer and contact with the tenant a few times a year. It is worth following current rates in the review of rental prices in Warszawa in 2026, because the median rent shifts seasonally by a few per cent.

How much can you earn on a short-term rental (Airbnb, Booking)?

The average nightly rate in Warszawa is PLN 320–350, and in the centre and prestigious estates even PLN 400–500. Historical occupancy in the capital is 60–68% over the year — less than in Kraków or Wrocław, where tourist traffic is more stable.

At that occupancy and in a good location, annual gross revenue can reach PLN 60,000–75,000, which corresponds to a gross yield of 6–9%, and in the premium segment 10–12%. The result is, however, strongly dependent on the season and on the quality of booking management.

What occupancy do you need for a short-term rental to pay off?

The key question is not “how much can you earn per night”, but “how many nights a month do you need to rent out to beat the long-term alternative”. For Warszawa, with a rate of PLN 330 per night and a long-term rent of PLN 4,200, after allowing for the platform commission (12–15.5%) the break-even point falls at around 21 nights a month, that is roughly 70% occupancy.

That is a high threshold — by comparison, in Kraków around 40% occupancy is enough, because the ratio of the nightly rate to the long-term rent is more favourable there. In Warszawa a short-term rental pays off above all in top locations (Śródmieście, Powiśle, Wola) — in less attractive districts, at occupancy of 40–55%, the long-term model usually wins.

What does it cost to maintain and service a flat in each model?

The base of fixed costs is similar: the czynsz administracyjny (the building administration fee) for a two-room flat in Warszawa has a median of around PLN 550, utilities are PLN 320–540 in summer and PLN 450–800 in winter, internet PLN 50–80 — the full breakdown is described in the article on how much it costs to maintain a flat in Warszawa. The difference appears in operating costs, which in a short-term rental are many times higher.

Criterion	Long-term rental	Short-term rental (STR)
Gross yield (Warszawa, 2026)	4–6%	6–9% (premium up to 10–12%)
Required occupancy	not applicable (contract of 12+ months)	approx. 65–70%
Operating costs	15–30% of revenue	30–55% of revenue
Cleaning	none (the tenant’s duty)	PLN 80–200 per guest changeover
Owner involvement	low, 1–2 times a year	high, constant supervision or a manager
Regulatory risk	low	rising (registration, penalties)

With 15–20 guest changeovers a month, cleaning alone comes to PLN 1,200–4,000, and total utility costs reach PLN 900–1,800. On top of that comes the one-off cost of furnishing — from PLN 2,000 to as much as PLN 10,000, depending on the standard.

How will the rules on short-term rental change?

Since 20 May 2026, regulation 2024/1028 (the so-called STR regulation) has been applied across the entire European Union, obliging platforms — Airbnb, Booking and others — to pass on data about the units being rented out to a national single digital entry point: the number of nights booked, the address, the registration number of the listing. Large platforms report every month.

In parallel, the Ministry of Sport and Tourism is preparing an amendment to the act on hotel services, which is to bring rentals of up to 30 days under rules close to those for hotels: mandatory registration in the Central Register of Tourist Accommodation Facilities (CWTON), sanitary and fire-safety requirements, and penalties of up to PLN 50,000 for failing to register. The draft provides for simplified rules for smaller facilities (up to 6 units and 30 sleeping places in a building) — above that threshold the full hotel requirements apply.

Can a housing community ban renting by the night?

Under the law as it currently stands, no — the case law consistently indicates that a community resolution introducing a ban on short-term rental in the house rules is invalid, because it goes beyond the scope of managing the common property and interferes with the ownership right to the unit. A community may, however, react to genuine nuisance — noise, damage to common areas — on the basis of the general provisions on ownership of units.

That may change: in the course of legislative work, proposals are appearing to give communities and municipalities the right to restrict renting by the night in specific buildings or zones. Owners planning such an investment should keep checking the state of the rules — unlike with najem okazjonalny (occasional lease), where the rules have long been settled.

How do you settle tax on a short-term and a long-term rental?

Both models may use the ryczałt od przychodów ewidencjonowanych (the lump-sum tax on recorded revenue) — 8.5% up to PLN 100,000 of revenue a year and 12.5% on the excess, settled on the PIT-28 form. The details of the rates and deadlines are described in the article on the ryczałt on rental income.

The difference appears when a short-term rental is conducted in an organised and continuous manner. The Krajowa Informacja Skarbowa (National Tax Information service), in an interpretation from 2024 (ref. 0115-KDIT3.4011.512.2024), confirmed that such activity may be classified as business activity, with an obligation to register for VAT once annual turnover exceeds PLN 240,000 (the subjective exemption limit was raised on 1 January 2026; the VAT rate is 8% for accommodation services, PKWiU 55). An interpretation from April 2025, however, allowed STR to be settled as private rental under the 8.5% ryczałt — provided it does not display the features of business activity. Every case is worth assessing individually with a tax adviser.

What are the biggest risks of the two models?

A long-term rental carries above all the risk of a non-paying or troublesome tenant and the costs of a possible eviction — which is why a large share of owners protect themselves with a najem okazjonalny agreement together with a notarial statement of submission to enforcement. The second risk is capital tied up for a longer period at a relatively lower rate of return.

A short-term rental involves seasonality of revenue, heavier wear on the unit with frequent guest rotation and growing regulatory uncertainty — registration in CWTON, potential penalties of up to PLN 50,000 and possible future restrictions from municipalities or housing communities. It also requires either a large investment of your own time or paying a professional manager, which further lowers the net margin.

The choice between a short-term and a long-term rental depends in practice on the location of the specific flat, the time available for management and your tolerance for changing rules — this is general information, not an investment recommendation for a specific case. The allproperty team helps owners assess the real potential of a given unit in both models and prepare it for renting — details of the offer for investors can be found in the for owners section, and the current selection of flats in the flats catalogue. With the short-term model, enquiries and guest check-ins happen at any hour, including at night or at the weekend — which is why we are available 24/7. Do you have a question about occupancy, the formalities or an urgent check-in matter outside standard hours? Call: +48 666 866 468 or +48 692 649 839.