Best districts to live in Warsaw – a 2026 guide
Author: Tacjana MasiukiewiczDistricts~9 min read
There is no single "best" district to live in Warsaw – there is the district that is best for your budget, your commute and your stage of life. Below we compare the districts where people are buying new apartments today and show real asking prices from the developments we handle for our clients.
Key facts
- The median asking price of new apartments in Warsaw is PLN 21,115/m² (according to TM Invest listing data as of 26.09.2026; 378 available apartments in 12 developments).
- The most expensive square metres in our listings are in Wola (median PLN 26,424/m²) and Mokotów (PLN 23,960/m²), the cheapest in Ursus (PLN 15,800/m²).
- Today you will find an apartment under PLN 700k in our listings only in Ursus and Praga-Południe.
- The best rail connections are in the districts along metro lines M1 (Ursynów, Mokotów, Śródmieście, Żoliborz, Bielany) and M2 (Bemowo, Wola, Praga, Targówek).
- Start your choice with three questions: how much can you spend, where do you travel to every day, and what do you need within walking distance (school, park, shops)?
How to choose a district to live in Warsaw
"Best district" rankings usually mix criteria that carry very different weight for different people. A single person working in an office tower at Rondo Daszyńskiego is looking for something different from a family with two children. Before you start comparing offers, put your priorities in order:
- budget – the difference between districts can reach several thousand zloty per square metre, which for a 50 m² apartment means several hundred thousand zloty,
- commute – the distance to the metro or urban rail usually matters more than the distance from the centre in kilometres,
- surroundings – greenery, schools and nurseries, shops and services on the ground floors, noise levels,
- construction stage – an apartment ready for handover can be viewed and moved into sooner; in a development under construction you usually choose from a wider pool of units,
- future prospects – planned city investments (e.g. new tram and metro lines) affect how comfortable life will be in the coming years.
Warsaw's districts in figures from our listings
The table below shows asking prices of apartments available in our listings (according to TM Invest listing data as of 26.09.2026). These are not transaction prices or an average for the whole market – they are the current price lists of the developers we work with. For comparison: according to the National Bank of Poland (NBP), the average asking price per square metre on Warsaw's primary market in Q2 2026 was PLN 18,488, and the average transaction price PLN 16,783. You will find the full breakdown – also by number of rooms and budget – in New apartment prices in Warsaw 2026.
| District | Developments | Available apartments | Median PLN/m² | Cheapest apartment |
|---|---|---|---|---|
| Wola | 3 | 124 | 26,424 | PLN 780k |
| Mokotów | 4 | 62 | 23,960 | PLN 743k |
| Wilanów | 1 | 28 | 23,886 | PLN 2.76m |
| Praga-Południe | 2 | 78 | 18,800 | PLN 563k |
| Ursus | 1 | 85 | 15,800 | PLN 437k |
Mokotów – greenery, the metro and steady demand
Mokotów is one of Warsaw's largest districts: it covers more than 35 km² and includes very different neighbourhoods – from pre-war Stary Mokotów, through Sadyba and Stegny, to the office district of Służewiec. Metro line M1 runs along ul. Puławska and al. Niepodległości, with the stations Pole Mokotowskie, Racławicka, Wierzbno, Wilanowska and Służew.
The district's strength is its greenery: Park Arkadia, Park Morskie Oko, Park Dreszera, Królikarnia, as well as Jeziorko Czerniakowskie – the largest natural body of water within the city limits. Mokotów is chosen by people who want to live close to the centre, but in a quieter, green area.
Our listings here include Modern Mokotów etap III on ul. Domaniewska (completion in Q4 2026) and the completed Jaśminowy Mokotów VI. Three of the four Mokotów developments in our listings are already completed. We describe the areas, prices and transport in detail in our guide to new apartments in Mokotów (in Polish).
Wola – office towers, metro line M2 and the highest prices in our listings
Wola has changed more in recent years than any other district. In its southern part, around Rondo Daszyńskiego, office skyscrapers have gone up (among them Warsaw Spire), and former industrial sites are being replaced by housing estates. Metro line M2 runs through Wola, with the stations Rondo Daszyńskiego, Płocka, Młynów and Księcia Janusza.
It is a good choice for people who work in the centre or in Wola itself and want to walk or take the metro to work. You do, however, have to reckon with the highest price per square metre in our listings – the median is PLN 26,424/m². Our listings include the completed NU2! on ul. Kolejowa and, under construction, Srebrna 5 (completion in Q1 2027) and Stacja Wola III (Q2 2027). We write more about the district in our guide to new apartments in Wola (in Polish).
Praga-Południe – close to the centre at a reasonable price
Praga-Południe is Warsaw's most densely populated district. It is made up of very different areas: Saska Kępa, Kamionek, Grochów, Gocław and Przyczółek Grochowski. It is home to the National Stadium, Warszawa Wschodnia railway station and Park Skaryszewski, which in 2009 won the title of the most beautiful park in Poland.
Today the district is served by the Stadion Narodowy metro station on line M2 and by railway stops. Line M3 is planned from Stadion Narodowy to Gocław – according to current announcements, construction is due to start in 2028, with the opening planned for 2030. Schedules for projects like this tend to slip, so it is not worth buying purely "for the metro".
In our listings, Praga-Południe means above all Metro Art 14 in Kamionek (completion in Q4 2027) – median PLN 18,800/m², with the cheapest 2-room apartment (living room + 1 bedroom) costing about PLN 618k.
Ursus – the cheapest square metre in our Warsaw listings
Ursus used to be a separate town and was incorporated into Warsaw in 1977. For decades it was associated with its tractor factory; today new housing estates are going up on the former factory grounds. It is linked to the centre by train – including line S1 of the SKM (Szybka Kolej Miejska, Warsaw's urban rail), with the stops Warszawa Ursus and Warszawa Ursus-Niedźwiadek.
It is the most affordable district in our listings: the median is PLN 15,800/m², and at Piastova Osada 2 (completion in Q4 2027) apartments are available from about PLN 437k. Ursus is worth considering if your budget is limited and you are happy to commute by train rather than metro.
Wilanów – space and large apartments
Wilanów is a district of almost 37 km², known for Wilanów Palace and the Temple of Divine Providence. A large part of the new housing is Miasteczko Wilanów, served since October 2024 by a tram from Mokotów. There is no metro in the district.
In our listings this is the premium segment: at Royal Garden W1 only large 5-room apartments of 110–138 m² are available, at prices from about PLN 2.76m.
Other districts worth a look
Our current listings have no developments in the districts below, but they often come up in conversations with clients. If one of them is a priority for you, we will check developers' current offers for you.
- Żoliborz – Warsaw's smallest district, with the historic housing of Żoliborz Oficerski and Żoliborz Urzędniczy, the WSM cooperative estates and Park Kępa Potocka. Metro M1: Plac Wilsona and Marymont.
- Ursynów – large estates built from the 1970s onwards, Las Kabacki (Kabaty Woods) and the SGGW (Warsaw University of Life Sciences) campus; five M1 metro stations, including the Kabaty terminus.
- Bielany – Las Bielański (Bielany Forest), the AWF and UKSW universities, and M1 metro stations from Słodowiec to Młociny.
- Białołęka – one of the fastest-growing parts of the city; blocks of flats in the western part (including Tarchomin) and single-family houses in the north and east. The Maria Skłodowska-Curie Bridge links it with the left bank.
Which district suits whom?
| If what matters most to you is… | Worth considering |
|---|---|
| the lowest price per square metre | Ursus, Praga-Południe |
| getting to the centre by metro | Wola, Mokotów, Żoliborz, Ursynów, Bielany |
| greenery and a quiet neighbourhood | Mokotów, Żoliborz, Bielany, Wilanów |
| a large apartment for a family | Wilanów, Ursus (4 rooms under PLN 1m) |
| working in office towers in the centre or in Wola | Wola, Praga-Południe (metro M2) |
Frequently asked questions
What is the cheapest district in Warsaw to buy a new apartment?
In our listings the cheapest is Ursus – a median of PLN 15,800/m², with apartments starting from about PLN 437k (according to TM Invest listing data as of 26.09.2026). Second is Praga-Południe, with a median of PLN 18,800/m².
Where can I buy an apartment in Warsaw close to the metro?
Metro line M1 serves Ursynów, Mokotów, Śródmieście, Żoliborz and Bielany, and M2 serves Bemowo, Wola, Śródmieście, Praga and Targówek. Of our listings, the developments in Wola and Mokotów are in districts with the metro. Always check the distance to the nearest station on a map for the specific building – within one district it can be anything from a few to several dozen minutes on foot.
Can I buy a new apartment in Warsaw for PLN 700,000?
Yes, but the choice is limited. Our listings include 70 apartments under PLN 700k – only in Ursus and Praga-Południe, mainly studios and small 2-room apartments.
Which is the best district in Warsaw for a family with children?
Families most often choose districts with plenty of greenery and a well-developed network of schools: Mokotów, Ursynów, Bielany, Wilanów or Białołęka. Before you buy, check the primary school catchment area for the specific address on the district office's website.
Is it worth buying an apartment under construction to pay less?
Apartments under construction usually give you a wider choice of units and payments spread over time. You do, however, have to wait for the handover and carefully check the developer agreement (umowa deweloperska) and the development's schedule.
Summary
The best district to live in Warsaw is a compromise between price, commute and surroundings. If budget is what counts – look at Ursus and Praga-Południe. If it is a daily metro commute and city life – Wola and Mokotów. If it is space – Wilanów. You will find all current offers in our catalogue of new homes in Warsaw.
Read also:
- New apartments in Mokotów – prices, areas and developments
- New apartments in Wola – prices, the metro and developments
- New apartment prices in Warsaw 2026
- Praga-Południe – a guide
- Wilanów – a guide
- Białołęka – a guide
- Włochy – a guide
- New apartments close to the metro
- Warsaw or Wrocław – where to buy an apartment
Looking for an apartment in Warsaw? Ask our expert – the consultation is free.
Sources
- Price and listing data: TM Invest catalogue of developments, as of 26.09.2026.
- NBP, residential property price database (BaRN), Q2 2026
- Wikipedia: Warsaw Metro (in Polish) and the entries on the districts of Mokotów, Wola, Praga-Południe, Ursus, Wilanów, Żoliborz, Ursynów, Bielany and Białołęka.
