How to buy a new apartment in Warsaw as a foreigner: step by step (2026)
Author: Tacjana MasiukiewiczFor foreigners~9 min read
In short: a foreigner can buy a new-build apartment in Warsaw on the same terms as a Polish citizen. Citizens of the EEA and Switzerland do not need a permit from the Ministry of the Interior (MSWiA), and foreigners from outside the EEA usually buy a self-contained apartment (samodzielny lokal mieszkalny) without one – a permit may be required, for example, for a house with land or a plot. A valid passport is enough for the notary; a PESEL, a NIP and a Polish bank account make the purchase and a mortgage easier. Buying from a developer always follows the same order: reservation, developer agreement at the notary, payments into an escrow account, handover and the deed transferring ownership. You can do all of it remotely, through a proxy.
Updated: November 2026.
Key facts
- MSWiA permit: not needed for EEA and Swiss citizens; for non-EEA citizens buying a self-contained apartment, usually not needed. Warsaw is not in the border zone.
- Documents: passport or residence card; a PESEL is not required for the notarial deed.
- Mortgage: possible, but the terms depend on the bank, your residence documents and your income; down payment from 10%, ideally 20%.
- Reservation: the fee is capped at 1% of the price.
- Developer agreement: a notarial deed; notary costs are split 50/50 with the developer.
- Handover: the apartment comes in “developer standard” (stan deweloperski) – it needs finishing before you can live in it.
Can a foreigner buy an apartment in Warsaw?
Yes. The rules are set out in the Act on the Acquisition of Real Estate by Foreigners. Citizens of the European Economic Area and Switzerland do not need a permit. Foreigners from outside the EEA – for example from Ukraine, the UK, the USA or India – usually buy a self-contained apartment without a permit; it may be required, for example, for a house with land or a plot. A parking space in an underground garage bought together with the apartment generally does not require a permit either. Details and exceptions: Buying an apartment in Poland as a foreigner: when you need an MSWiA permit and gov.pl – permit to acquire property (in Polish).
No permit does not mean no oversight: within 7 days the notary sends a copy of the deed to the MSWiA, which keeps a register of such purchases. For you this is a formality that requires no action.
New apartments: Warsaw
Selected developments with current developer prices.
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Osiedle Bokserska 71
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By budget: Apartments for PLN 800k – 1M in Warsaw · Apartments for PLN 1–1.5M in Warsaw · Premium apartments from PLN 1.5M in Warsaw
Documents: passport, PESEL, NIP and a bank account
- Passport or residence card – this is all the notary needs. Polish notarial law does not require a PESEL number; the deed states the buyer’s citizenship.
- PESEL – assigned automatically when you register your address (zameldowanie); without registration, on application when a specific regulation requires you to have one. Useful at the bank and in public offices.
- NIP – the tax number needed by people without a PESEL who have tax obligations in Poland, for example if they will let the apartment (form NIP-7).
- A Polish bank account – makes payments into the escrow account and notary fees easier. The bank will ask for ID and may ask about the source of funds.
The full list with timings: PESEL, NIP and a bank account for buying a flat – checklist. When you buy from a developer, VAT is already included in the price and you do not pay the PCC transfer tax.
Cash or a mortgage
Foreigners can get a mortgage in Poland, but the terms depend on the bank, your residence documents and your income. Banks look at the type and validity of your residence card, your employment history in Poland and the currency you earn in. That is why the order is reversed compared with a cash purchase: first our mortgage expert checks your creditworthiness, and only then do we select apartments within a budget the bank will realistically finance. Down payment – from 10% of the price, ideally 20%. More: Mortgage in Poland for foreigners and Mortgage with an expert.
If you are buying with your own funds, you start with a consultation: budget, district, completion date. Transfer money from abroad from an account whose history you can document – the bank and the notary may ask where the funds come from.
Buying a new apartment in Warsaw step by step
| Step | What happens | What to watch |
|---|---|---|
| 1. Consultation and budget | Purpose, district, cash or mortgage; with a mortgage – a creditworthiness check | Keep a reserve for finishing |
| 2. Shortlist and viewings | Offers from current price lists, viewings on site or online | Completion date and building standard |
| 3. Negotiation | Price and terms discussed with the developer | Promotions, parking space, storage unit |
| 4. Reservation | Reservation agreement, fee max. 1% of the price | Refund terms, e.g. if your mortgage is refused |
| 5. Developer agreement | Information prospectus, notarial deed | Payment schedule, penalties, withdrawal; translator |
| 6. Payments | Instalments into the residential escrow account as construction progresses | Pay only into the account named in the agreement |
| 7. Handover | Handover report, list of defects | 14 days for the developer to respond, 30 days to fix defects |
| 8. Deed transferring ownership | Ownership and land and mortgage register (księga wieczysta) | The bank releases the last part of the money to the developer only after the deed |
Reservation
The reservation agreement with the developer must be in writing, and the fee may not exceed 1% of the price in the prospectus. The fee counts towards the price and is refunded, for example, if your mortgage is refused. More: Reservation agreement with a developer.
The developer agreement at the notary
Before signing you receive an information prospectus. The developer agreement (umowa deweloperska) is signed as a notarial deed, and the notary and court registration costs are split equally between the developer and the buyer. Deeds are drawn up in Polish: if you don’t speak the language, the notary translates the deed personally (if qualified to do so) or with the help of a sworn translator, usually arranged by the buyer. See The developer agreement – what it must contain and Sworn translator at a Polish notary. Have the agreement reviewed by a lawyer before you sign.
Payments, handover and transfer of ownership
You pay the instalments into the residential escrow account, and the bank releases them to the developer as each construction stage is completed. When the building is ready, you inspect the apartment: you list any defects in the handover report, and the developer has 14 days to respond and 30 days to fix the accepted defects (Flat handover from a developer – checklist). You receive the apartment in developer standard, i.e. without finishing: plan a separate budget and time for floors, the bathroom and the kitchen. Finally, you sign the deed transferring ownership, and the notary files the application for entry in the land and mortgage register.
Buying remotely through a proxy
You don’t have to travel for every step. You can view apartments online, and your proxy can sign the agreements and the notarial deed. For a notarial deed you need a power of attorney in notarial form. You can have it drawn up at a Polish consulate or by a notary in your country of residence – in that case an apostille or legalisation and a sworn translation are usually needed. The requirements are always confirmed by the notary who will draw up the deed. Many buyers come to Poland only once – for the deed or for the handover. More: Buying property in Poland from abroad: power of attorney and transfers and our service Buying an apartment from abroad.
Warsaw: prices and choosing a development
Warsaw has the largest choice of new apartments in Poland – from studios to premium apartments – and prices vary widely by district and completion date. We publish current median prices per m² by city and number of rooms in our market report, based on developers’ data and official price lists on dane.gov.pl. All developments on sale are in our catalogue of new apartments in Warsaw.
Choosing an agency when you buy from abroad
An agency is not mandatory, but when you buy from a distance it saves time: it shortlists offers, shows apartments online, negotiates with the developer and keeps track of deadlines. Before signing a brokerage agreement, check the company in public registers – we explain how in How to check a real estate agency in Poland. How we work with foreign buyers, which languages we consult in and who pays the commission is described on our page Real estate agency for foreigners. In short: consultations in Polish, Russian and English, and when you buy from a developer, in most cases no commission for the buyer – the developer usually pays.
Frequently asked questions
Does a foreigner need a permit to buy an apartment in Warsaw?
EEA and Swiss citizens – no. Foreigners from outside the EEA usually buy a self-contained apartment without an MSWiA permit; it may be needed, for example, for a house with land or a plot.
Do I need a PESEL to buy an apartment?
Not for the notarial deed itself – a passport or residence card is enough. A PESEL and a NIP are useful, though, at the bank, for a mortgage and for taxes.
Can a foreigner get a mortgage in Poland?
Yes, it is possible, but the terms depend on the bank, your residence documents and your income. Check your creditworthiness first and choose the apartment afterwards. Down payment – from 10%, ideally 20%.
Can I buy an apartment in Warsaw without coming to Poland?
Yes. You can view apartments online, and a proxy can sign the agreements and the deed under a notarial power of attorney, drawn up for example at a Polish consulate.
What condition is a new apartment handed over in?
Usually in developer standard – without flooring, bathroom fittings or a kitchen. Finishing has to be planned separately, both in time and in budget.
Legal status as of November 2026. This article is for information only and is not legal or tax advice.
Sources
- Act of 24 March 1920 on the Acquisition of Real Estate by Foreigners – Art. 8 (exemptions), Art. 8a (notification of the MSWiA).
- Act of 20 May 2021 on the protection of the rights of buyers of residential units and the Developer Guarantee Fund – reservation, developer agreement, handover.
- Notaries Act of 14 February 1991 – Art. 87 (translator), Art. 92 (contents of the deed).
- Act of 24 September 2010 on population records – assigning a PESEL number.
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