A flat for PLN 800k–1m in Warsaw: which districts to choose

Author: Tacjana Masiukiewicz11 October 2026Districts~8 min read

In Warsaw, a budget of PLN 800k–1m is the most popular range among people buying new-build flats with a mortgage and their own contribution. At this price, the district decides everything: in one you get 3 rooms and 60 m², in another 2 rooms and 40 m² next to the metro. We have grouped all available flats in this range from our catalogue by district: how many there are, how large they are, what a square metre costs and who each area makes sense for. Data: TM Invest catalogue as of October 2026, developers' asking prices including VAT.

Key facts

Our catalogue lists 1,034 available flats in Warsaw priced PLN 800k–1m, across 14 districts. Most are in Włochy (166), Białołęka (154), Mokotów (136) and Ursynów (127).
More than half (585) are 3-room flats; there are 266 2-room flats and 108 studios.
The most space for this money is in Ursus, Wawer, Targówek and Białołęka – a median of 56–60 m² at PLN 14,600–16,000/m².
In Wola and Śródmieście the same budget buys a median of 27–31 m² – a square metre costs PLN 26,800–33,700 there.
In Mokotów, a square metre in this range costs less (median PLN 15,900) than the median for the whole district (PLN 18,957) – because flats under a million are located mainly in its cheaper parts.

Warsaw districts in the PLN 800k–1m budget – overview

District	Available flats	of which 3 rooms	of which 2 rooms	Median size	Median PLN/m²
Włochy	166	146	19	57.7 m²	16,300
Białołęka	154	119	9	56.8 m²	14,670
Mokotów	136	58	54	55.9 m²	15,900
Ursynów	127	97	18	56.3 m²	17,200
Praga-Północ	95	27	49	47.1 m²	18,849
Targówek	69	53	4	58.3 m²	14,850
Praga-Południe	57	17	38	46.9 m²	18,183
Ursus	48	30	2	59.7 m²	14,640
Wola	47	0	17	30.5 m²	26,834
Bielany	44	2	37	39.9 m²	20,450
Wawer	39	36	3	59.2 m²	16,000
Śródmieście	30	0	0	26.8 m²	33,700
Bemowo	13	0	7	41.9 m²	19,982
Wilanów	9	0	9	45.8 m²	19,900

Available flats priced PLN 800,000–1,000,000, based on TM Invest catalogue data as of October 2026. The remaining flats in each district are studios and 4-room units.

The overview falls into three groups. The first are districts where this budget buys space. The second are the "middle" districts, where you get 3 rooms and a reasonable commute. The third are areas close to the centre, where you pay above all for location. All available flats in this range are on the page apartments for PLN 800k–1m in Warsaw.

Most space: Białołęka, Targówek, Ursus, Wawer

In these four districts, the median price per square metre in the PLN 800k–1m budget is between PLN 14,600 and 16,000, and a typical flat has 57–60 m². They are the natural choice for families who need three rooms, and sometimes four – most of the 58 4-room flats in this budget are here and in Mokotów.

Białołęka

The largest supply of new flats in Warsaw and the lowest prices in this overview (PLN 14,670/m²). Within the budget we have 154 flats in 13 projects, including Dom Development's Osiedle Myśliborska etap I in Żerań (3–4 rooms, 55.7–68.6 m²) and further phases of Victoria Dom's Miasteczko Nova Sfera. The downside: Białołęka has no metro, and the rush-hour commute to the centre across the bridges can be long – check it from the specific address.

Targówek

69 flats, a median of 58.3 m² and PLN 14,850/m². The largest offer is Dom Development's Osiedle Wilno 8 etap I in Elsnerów – 41 flats within the budget, 53.9–73.9 m². Targówek is on metro line M2 (stations from Trocka to Bródno), although not all new estates are close to it.

Ursus and Wawer

In Ursus and Wawer the median size exceeds 59 m². In Ursus, the main offer in this budget is Victoria Dom's Piastova Osada 1 and 2 in Gołąbki (3- and 4-room flats); in Wawer, three projects with mainly 3-room flats. Both districts have rail connections to the centre (SKM and Koleje Mazowieckie), which shortens the commute if the flat is well placed in relation to a station.

A compromise between price and commute: Włochy, Mokotów, Ursynów

Together these three districts have 429 flats in the PLN 800k–1m budget, i.e. more than 40% of the whole pool. The median size is 56–58 m², and prices per square metre are PLN 15,900–17,200.

Włochy

The leader of the overview: 166 flats in 10 projects, 146 of them with 3 rooms. Large projects include Dom Development's Osiedle Urbino etap IV in Raków (50 flats within the budget), Develia's Trzcinowa Vita and Skorosze Vita, Victoria Dom's Neo Nova Ochota and Skanska's Stilla – a building already completed. Włochy has railway stations and is close to Chopin Airport, and Śródmieście is relatively close from here.

Mokotów

136 flats, split almost evenly between 3 rooms (58) and 2 rooms (54). The median price per square metre across the whole district in our catalogue is PLN 18,957, but flats under a million are cheaper – a median of PLN 15,900/m². Most of them are at Dom Development's Mokotów Sportowy etap I in Augustówka (58 flats, 51.2–66.3 m²). Closer to metro line M1 the same budget buys less – for example, at Apartamenty Metro Wilanowska these are units of 29–36 m².

Ursynów

127 flats, mainly in three phases of Dom Development's Osiedle Bokserska 71 (103 units within the budget in total, 45.4–61.1 m²). Ursynów is a district with metro line M1, a wide range of services and green areas; a median of PLN 17,200/m² means 3 rooms of about 56 m² just under the one-million mark.

Closer to the centre: Praga, Bielany, Wola, Śródmieście

Here PLN 800k–1m mainly buys 2-room flats of 40–47 m² or studios. In return you get a short commute and a location that is attractive to tenants.

Praga-Północ – 95 flats, a median of 47.1 m² and PLN 18,849/m². More than half are at Develia's Kijowska Vita (52 flats with 1–2 rooms). Metro line M2 at Dworzec Wileński.
Praga-Południe – 57 flats, a median of 46.9 m²; mainly phases of Victoria Dom's Metro Art in Grochów and Park Skandynawia in Gocław.
Bielany – 44 flats, almost exclusively 2 rooms (37), a median of PLN 20,450/m². Dom Development's Apartamenty Literacka in Piaski; the district is on metro line M1.
Wola and Śródmieście – 77 flats, almost exclusively studios and small 2-room units (median 27–31 m²). A typical buy-to-let purchase: Skanska's NU2! in Wola (building already completed) or Apartamenty Grzybowska 11 in Śródmieście.

To live in or as an investment?

If you are buying for yourself and your family, what matters most is size, number of rooms, schools and the daily commute. In that case, compare Włochy, Ursynów, Białołęka, Targówek and Ursus – they hold 75% of all 3-room flats in this budget. Before you reserve a unit, check the route to work at 8 a.m. and the local zoning plan for the area.

If you are buying to let, what counts is the rent relative to the price and how easy it is to find a tenant. Smaller flats near the metro (Wola, Praga-Północ, Bielany, Mokotów along M1) usually let faster, but the price per square metre is higher, so the yield is not necessarily better. We discuss sample rents and yields by district in the article buying a flat to let in Warsaw. The character of individual districts – green space, schools, noise – is described in our guide the best districts to live in Warsaw.

In both cases, remember that a flat from a developer is bought in stan deweloperski (developer standard – the interior is unfinished and needs fitting out). On top of the price you add the fit-out and usually a parking space, and with a mortgage – your own contribution (wkład własny): at a price of PLN 900,000, 20% is PLN 180,000; details in the article a PLN 900k mortgage.

Frequently asked questions

Which Warsaw district has the most flats for PLN 800k–1m?

In our catalogue: Włochy (166 flats), Białołęka (154), Mokotów (136) and Ursynów (127) – as of October 2026.

Where in Warsaw can I buy the largest flat for under PLN 1 million?

The most space is in Ursus, Wawer, Targówek and Białołęka – a median of 57–60 m² in the PLN 800k–1m range. The largest 3-room flats up to a million have about 74 m², and 4-room flats about 77 m².

Can I buy a flat in Mokotów for PLN 1 million?

Yes. Mokotów has 136 available flats in the PLN 800k–1m range, including 58 3-room flats; the median size is 55.9 m². Most of them are at the Mokotów Sportowy project in Augustówka.

Which district is better for letting in this budget?

Smaller flats near the metro work better for letting – in Wola, Praga-Północ, Bielany or Mokotów along line M1. It is best to base the final decision on a yield calculation for the specific unit.

How much does help with choosing a district and a flat cost?

The consultation and shortlisting of offers are free. For the purchase itself, in most cases there is no commission for the buyer – our fee is usually paid by the developer.

Summary

With a budget of PLN 800k–1m, Warsaw offers a real choice: 3 rooms of about 57 m² in Włochy, Ursynów or Mokotów, almost 60 m² in Ursus and Targówek, or a compact 2-room flat close to the centre. First decide whether space or commute matters more – and then compare specific projects in 2–3 districts.

Want to compare flats in your chosen districts? Book a free consultation and shortlist of offers – we will put together flats from many developers within your budget, and in most cases there is no commission for the buyer, as our fee is usually paid by the developer. Ready-made lists: 3 rooms up to PLN 1 million and 2 rooms up to PLN 1 million in Warsaw.

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Sources

Listing data: TM Invest project catalogue as of October 2026 – available new-build flats from developers in Warsaw priced PLN 800,000–1,000,000, asking prices including VAT.