Penthouse in Warszawa — prices and market characteristics

A penthouse in Warszawa in 2025 usually costs from about 18,000–20,000 PLN/m² in Wilanów up to 35,000–45,000 PLN/m² in Śródmieście and Wola — with a typical floor area of 100–200 m² this gives a total price in the range of 2.5–8 million PLN, and considerably more in unique projects inside historic tenement houses. The largest number of listings appears in Mokotów, Wilanów, Wola and around Powiśle. The format attracts buyers looking for a large private terrace, a panoramic view of the city and a flat with no neighbours overhead — but it also comes with a higher czynsz administracyjny (building maintenance fee) and specific costs of maintaining the terrace itself. Below we show where to look for penthouses in Warszawa, what they really cost, who this format makes sense for and which clauses in the developer contract or the księga wieczysta (land and mortgage register) to check before signing.

How much does a penthouse in Warszawa cost in 2025?

Penthouse prices in Warszawa are far more dispersed than the prices of regular flats, because the value is driven not only by location but by the size of the terrace, the number of levels and the uniqueness of the building’s form. On the secondary market, penthouse listings of 120–170 m² most often appear in the range of 2.7–5 million PLN, which works out to 20,000–30,000 PLN/m², as of March 2025. In the most prestigious locations — historic tenement houses in Śródmieście, towers with a view of the City — the price per square metre can exceed 40,000–45,000 PLN, and individual unique transactions in 2025 reached even higher levels.

For comparison: an average flat in Warszawa (outside the premium segment) cost around 16,000–18,000 PLN/m² at the beginning of 2025 — we write more about the general market in our overview of flat prices in Warszawa. The premium paid for a penthouse comes mainly from the private terrace (its area is often not counted 1:1 into the price of the flat, but it significantly raises the value of the whole offer), from the generally lower number of units per floor and from a separate lift leading directly into the apartment.

In which districts and developments will we find penthouses?

The supply of penthouses in Warszawa is concentrated in a few districts, each of which serves a different buyer profile:

District	Typical price per m² (2025)	Character of the offer
Wilanów	approx. 18,000–27,000 PLN	Low-rise buildings, large terraces of 60–150 m², family penthouses
Mokotów	approx. 23,000–32,000 PLN	Two-level apartments, rooftop terraces, quiet estates
Wola	approx. 25,000–38,000 PLN	Tall apartment buildings, view of the City skyline
Śródmieście / Powiśle	approx. 30,000–45,000 PLN	Premium tenement houses and towers, the highest exclusivity
Praga-Południe (Saska Kępa)	approx. 25,000–41,000 PLN	Intimate, historic buildings, prestigious location

Wilanów, especially Miasteczko Wilanów, is the most affordable option for families looking for a large terrace and greenery around the building. Mokotów, including Stary Mokotów and Służewiec, offers penthouses in intimate, low-rise developments away from the bustle of the centre. Wola and Śródmieście are the choice for people who value a direct view of the city panorama and proximity to office buildings — here prices grow fastest, because the supply of plots for new high-rise construction is limited. You will find a current overview of new developments in the city in our article on new flats in Warszawa. Some penthouses go on sale before the building is completed — such units are bought on the primary market from the developer, where we charge no commission from the buyer.

Who is this format of housing for?

A penthouse is a choice for buyers who treat a flat as something more than functional living space — what counts is prestige, privacy and the possibility of spending time outdoors without leaving home. Those who most often decide on one are:

• families with a larger budget who want a big terrace instead of a house with a garden, but care about a location closer to the centre;
• entrepreneurs and senior managers looking for a representative space for receiving guests;
• investors building a portfolio of premium properties for long-term rental to foreign corporate tenants;
• multigenerational buyers, for whom a two-level layout makes it possible to separate the day zone from the sleeping zone.

It is worth remembering that a penthouse is rarely the first choice for someone buying a flat with a mortgage and a low down payment — the high unit price and increased maintenance costs make this a segment for buyers with cash or high creditworthiness.

How does a penthouse differ from a regular flat on the top floor?

Not every flat on the top floor is a penthouse — developers in Warszawa increasingly use the name for marketing purposes, so it is worth checking the actual features of the unit. A genuine penthouse usually has: its own large rooftop terrace (not just a balcony), a two-level layout or a mezzanine, raised ceilings, and often a separate entrance or a lift leading directly into the hallway. A regular flat on the top floor may have a similar view, but without a terrace and without these structural features it is still a standard unit, even if the word “penthouse” appears in the listing.

What to pay attention to when choosing a penthouse?

Buying a penthouse requires particular attention to several elements that matter less in a regular flat:

1. Technical condition of the rooftop terrace — waterproofing and water drainage are the critical point; leaks generate expensive repairs.
2. Legal status of the terrace in the księga wieczysta — check whether the terrace belongs to the unit or is co-owned as part of the building, because this affects the rules of its use and renovation. We describe the basics of reading the księga wieczysta in a separate guide.
3. Amount of the czynsz administracyjny — in premium buildings with a lift, security and a concierge it can be significantly higher than in standard construction.
4. Number of parking spaces and access from the garage — with larger penthouses it is worth checking whether more than one space is included in the price.
5. Sunlight exposure of the terrace — a west-facing terrace can be hard to use in summer without shading.

How much does it cost to rent a penthouse in Warszawa?

The penthouse rental market is much smaller than the sales market, but it exists — mainly for corporate tenants and expats. Penthouse rents in Warszawa range from about 6,000 PLN per month for smaller units on the fringes of premium districts to 15,000–20,000 PLN and more for large apartments in Śródmieście or Mokotów, as of 2025 — on top of this there is usually a czynsz administracyjny of around 1,500–2,500 PLN. Owners considering renting out their penthouse will find practical information in the for owners section, and those looking for such a rental — in the for tenants section.

Is a penthouse a good investment?

The penthouse segment follows different rules from the standard housing market — liquidity is lower, because the pool of potential buyers is much narrower, and the time to sell can be longer than for a typical studio or a two-room flat. This is not an article of investment or tax advice — it is worth consulting the purchase decision individually, taking into account your time horizon and goal (own home versus rental). We discuss general trends on the Warszawa property market in our article on trends for 2026.

Are you looking for a penthouse in a specific district of Warszawa, or wondering whether the listing you are looking at really meets the criteria of this format — the condition of the terrace, the entries in the księga wieczysta, the real czynsz administracyjny? At allproperty we answer the phone around the clock, so you can call in the evening after viewing a listing or at the weekend before deciding on a deposit — +48 666 866 468 or +48 692 649 839. You can browse the current offer of premium flats in the allproperty flat catalogue, and when buying on the primary market the buyer’s commission is 0%.