Plots
Plots for sale in Warsaw and the surrounding area
Buying land starts with the documents, not the view. We check what can actually be built there.
With land, the price per square metre tells you the least. What matters is whether the site is covered by a local zoning plan and what that plan permits — and if there is no plan, whether building conditions can realistically be obtained. That determines whether a house gets built or the plot stays a field.
We also check what only surfaces once construction starts: actual access to a public road, the width and status of the access road, available utilities and connection costs, ground and water conditions, and any easements or claims entered in the land register.
We handle building plots, agricultural land with conversion potential, and investment sites. For agricultural land we say plainly how long conversion takes and what the risks are — without promises that cannot be kept.
How we choose a plot
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Purpose and budget
A house for yourself, an investment for development, or land for the future — that determines which parameters we look for at all.
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Site shortlist
We select plots by location, access and zoning plan provisions, and rule out those where the buyer’s plan simply cannot be carried out.
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Document verification
Zoning plan or building conditions, land register, access to a public road, utilities and connection costs, soil class and any nature protection designations.
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Negotiation and deed
We agree the price and terms, prepare the preliminary agreement and take the deal through the notarial deed and land register entry.
Investor stories
Land for a specific project
Plots chosen not for the view, but for what is meant to be built on them.
01 Land for terraced houses — from off-market access The client came not for a plot, but for a specific development project. See how we handled it
The investor was looking for land for terraced housing. What mattered was less the location than whether the plan miejscowy (local zoning plan) permits that kind of development, and whether it can be carried out without a multi-year procedure.
- We checked the plan miejscowy for terraced development — ruling out plots where the plan’s provisions killed the project.
- We reached land outside the open market and agreed individual terms for the transaction.
- We verified access to a public road, utilities and connection costs, and the entries in the księga wieczysta (land and mortgage register).
The investor bought a plot ready for the project, with no stage of changing the land designation.
02 A developer from Ukraine — a serviced plot next to infrastructure Entering a foreign market, where every day of delay costs money. See how we handled it
A developer from Ukraine was looking for land to build houses on. He did not know the local procedures and did not want to buy a site where bringing in utilities would take another year.
- We looked only at plots with utilities already connected — electricity, water, sewerage — and with real road access.
- We checked the surroundings: schools, shops, transport, because the later sale of the houses depends on them.
- We explained the Polish procedures step by step: the plan miejscowy, permits, and the obligations of a foreign buyer.
A serviced plot next to existing infrastructure — the project started without waiting for connections.
What it costs
Our commission on plots is 3% of the transaction value. Costs beyond our control are counted separately: PCC tax, the notarial fee, cadastral extracts and court fees.
Frequently asked questions
What is the commission when buying a plot?
The allproperty commission on plots is 3% of the transaction value. The rate is fixed and written into the agency agreement; it does not depend on the season or on any promotion.
What is the difference between a plot with a zoning plan and one with building conditions?
Where a local plan is in force, the intended use is already settled and only needs checking. Without a plan you must apply for building conditions, which depend on neighbouring development and can be refused — a real risk when buying.
Is it worth buying agricultural land and converting it?
Sometimes, but it is a multi-stage road: changing the designation in the plan or obtaining building conditions, then removing the land from agricultural production and paying the related charges. It takes months and does not always succeed — we do not promise a guaranteed outcome here.
What do you check beyond the documents?
Actual access and the road’s legal status, the distance and cost of connecting electricity, water, gas and sewerage, the terrain and groundwater level, and the neighbourhood — including what the plan allows on the adjoining plot.
Where do you look for plots?
In Warsaw and within a few dozen kilometres of the city, mainly towards Piaseczno, Konstancin, Marki, Ząbki and Pruszków. We agree the exact area at the start so no time is lost on properties out of range.
Read alsoPractical guides from our blog
Looking for a plot?
Tell us where and what for — we will check the documents before you drive out to see it.