Buy-to-let Warsaw vs Wrocław: new-build prices by district
Author: Tacjana MasiukiewiczInvesting~9 min read
Warsaw or Wrocław – where should you buy a new-build flat to let? Instead of general averages, we compare both cities on the same slice of the market that investors buy most often: studios and 2-room flats up to 45 m² and up to PLN 1m, in completed buildings or due for completion by the end of 2027. Prices come from our catalogue (as of October 2026), rents from the National Bank of Poland (NBP). District by district, we show what such a flat costs, how many offers there are and what gross yield a simple estimate gives. It is a starting point for your own calculation, not a promise of income.
Key facts
- Our "buy-to-let" selection contains 1,231 flats in Warsaw and 1,480 in Wrocław. Median price: PLN 659,490 in Warsaw and PLN 590,394 in Wrocław, for a similar size (about 37.6–37.7 m²).
- Median price per m² in this selection: PLN 17,400 in Warsaw and PLN 15,925 in Wrocław.
- Average rent according to NBP (Q1 2026): PLN 85.1/m² in Warsaw and PLN 67.5/m² in the group of 6 cities including Wrocław. Estimated gross yield: about 5.9% in Warsaw and about 5.1% in Wrocław.
- In Warsaw the highest estimate comes from cheaper districts: Białołęka (about 7.0%), Targówek and Ursus (about 6.2–6.3%); in Wrocław – Fabryczna (about 5.7%) and Psie Pole (about 5.5%). The lowest – the centres: Warsaw's Śródmieście (about 3.0%) and Wrocław's Stare Miasto (about 4.4%).
- The NBP rate is a single figure for the whole city – in central districts actual rents per m² are higher, on the outskirts lower. The estimate does not include finishing, vacancies, costs or tax.
How we calculate – data and assumptions
Prices: available flats from developers in the TM Invest catalogue, asking prices including VAT, as of October 2026. The "buy-to-let" selection uses the same criteria as the pages buy-to-let apartments in Warsaw and buy-to-let apartments in Wrocław: 1–2 rooms, up to 45 m², up to PLN 1,000,000, building completed or due by the end of 2027. It is a list by parameters, not a list of "best investments".
Rent: the average NBP rate from its "Information on housing prices" for Q1 2026 – PLN 85.1/m² per month in Warsaw and PLN 67.5/m² in the group of six cities (Gdańsk, Gdynia, Kraków, Łódź, Poznań, Wrocław), excluding the service charge and utilities. NBP does not publish a separate rate for Wrocław, so for Wrocław it is an approximation.
Estimated gross yield = NBP rate × 12 ÷ median price per m² in the given selection. It is a comparative indicator: actual rent depends on location, standard, furnishing and size. A net calculation – with finishing, vacancy, service charge and flat-rate tax – is shown in the article rental yield of a flat.
Warsaw and Wrocław – comparison in figures
| Indicator | Warsaw | Wrocław |
|---|---|---|
| All available flats in the catalogue | 4,010 | 4,304 |
| Median price per m² – all flats | PLN 17,500 | PLN 15,387 |
| "Buy-to-let" selection – number of flats | 1,231 | 1,480 |
| of which studios / 2 rooms | 269 / 962 | 565 / 915 |
| of which in completed buildings | 234 | 158 |
| Median price / size | PLN 659,490 / 37.7 m² | PLN 590,394 / 37.6 m² |
| Median price per m² | PLN 17,400 | PLN 15,925 |
| NBP rent (Q1 2026) | PLN 85.1/m² | PLN 67.5/m² (6 cities) |
| Estimated rent for the median size | approx. PLN 3,210/month | approx. PLN 2,540/month |
| Estimated gross yield | approx. 5.9% | approx. 5.1% |
Entry is cheaper in Wrocław – the median is about PLN 69k lower for the same size. Warsaw, however, has a higher average rent, so it comes out ahead in a simple gross estimate. Treat this result with caution: for Wrocław we use the six-city average, and the 0.8 percentage point difference is within the spread between districts of a single city. A broader comparison of the two markets – salaries, population, job market – is in the article Warsaw or Wrocław.
Warsaw – buy-to-let flat prices by district
| District | "Buy-to-let" flats | Median price | Median size | Median PLN/m² | Cheapest from | Est. gross yield |
|---|---|---|---|---|---|---|
| Białołęka | 289 | PLN 552,492 | 38.1 m² | 14,500 | PLN 410,234 | approx. 7.0% |
| Targówek | 68 | PLN 630,000 | 37.8 m² | 16,231 | PLN 525,512 | approx. 6.3% |
| Ursus | 44 | PLN 563,628 | 33.8 m² | 16,400 | PLN 437,076 | approx. 6.2% |
| Mokotów | 186 | PLN 669,910 | 38.9 m² | 17,300 | PLN 442,384 | approx. 5.9% |
| Włochy | 72 | PLN 665,426 | 38.4 m² | 18,062 | PLN 491,463 | approx. 5.7% |
| Ursynów | 146 | PLN 729,046 | 38.2 m² | 18,625 | PLN 521,559 | approx. 5.5% |
| Praga-Południe | 111 | PLN 731,918 | 38.5 m² | 19,018 | PLN 531,168 | approx. 5.4% |
| Praga-Północ | 52 | PLN 779,024 | 39.1 m² | 20,200 | PLN 497,943 | approx. 5.1% |
| Bielany | 78 | PLN 786,406 | 39.0 m² | 20,300 | PLN 658,500 | approx. 5.0% |
| Wola | 51 | PLN 896,098 | 30.4 m² | 26,799 | PLN 537,897 | approx. 3.8% |
| Śródmieście | 32 | PLN 910,684 | 26.8 m² | 33,700 | PLN 799,832 | approx. 3.0% |
In Warsaw the spread is wide: from about 7% gross in Białołęka to about 3% in Śródmieście. Cheaper districts give a higher estimate, but the NBP rate is an average for the whole city – in Śródmieście and Wola actual rents per m² are higher and in Białołęka lower, so in practice the gap is smaller than in the table. The centre and areas near the metro offer easier letting and better liquidity on resale; the outskirts – a lower entry price. Rembertów is not in the table because all 86 such flats are in a single development; Wawer, Bemowo and Wilanów have fewer than 20. Districts described from a tenant's perspective: a flat to let in Warsaw; metro stations: new flats near the metro.
Wrocław – buy-to-let flat prices by district
| District | "Buy-to-let" flats | Median price | Median size | Median PLN/m² | Cheapest from | Est. gross yield |
|---|---|---|---|---|---|---|
| Fabryczna | 578 | PLN 543,762 | 37.8 m² | 14,099 | PLN 378,731 | approx. 5.7% |
| Psie Pole | 123 | PLN 603,876 | 40.8 m² | 14,800 | PLN 429,300 | approx. 5.5% |
| Krzyki | 356 | PLN 592,149 | 39.0 m² | 15,584 | PLN 439,247 | approx. 5.2% |
| Śródmieście | 39 | PLN 682,243 | 38.4 m² | 17,727 | PLN 472,164 | approx. 4.6% |
| Stare Miasto | 384 | PLN 649,000 | 35.0 m² | 18,590 | PLN 428,000 | approx. 4.4% |
In Wrocław the differences between districts are smaller than in Warsaw: from about 4.4% in Stare Miasto to about 5.7% in Fabryczna. Fabryczna and Krzyki also offer the widest choice – together over 900 flats in this selection. Stare Miasto means proximity to universities and the centre, i.e. letting to students and young professionals, but also a higher price per m². The character of districts and tenants is discussed in the article a flat to let in Wrocław.
Studio or 2 rooms – in Warsaw and Wrocław
| Flat type | Number | Median price | Median size | Median PLN/m² | Cheapest from | Est. NBP rent | Est. gross |
|---|---|---|---|---|---|---|---|
| Warsaw – studio | 269 | PLN 712,272 | 29.5 m² | 21,150 | PLN 392,230 | approx. PLN 2,510 | approx. 4.2% |
| Warsaw – 2 rooms | 962 | PLN 653,621 | 38.7 m² | 16,900 | PLN 436,908 | approx. PLN 3,290 | approx. 6.0% |
| Wrocław – studio | 565 | PLN 597,505 | 34.1 m² | 16,818 | PLN 378,731 | approx. PLN 2,300 | approx. 4.6% |
| Wrocław – 2 rooms | 915 | PLN 584,980 | 39.5 m² | 14,500 | PLN 460,804 | approx. PLN 2,670 | approx. 5.5% |
A surprise for many buyers: in our offer a studio in Warsaw has a higher median price than a 2-room flat. The reason is location – new studios are built mainly in the centre and near the metro (Śródmieście, Wola), while 2-room flats up to 45 m² are spread across the whole city. Studios usually let for more per m² than the NBP average assumes, so the gross estimate for them is understated. A detailed comparison of return and risk: studio or 2 rooms to let; all studios on offer: studios in Warsaw and studios in Wrocław.
What the gross estimate leaves out
- Finishing and furnishing – a flat from a developer is sold in developer standard (stan deweloperski); the cost comes on top of the price. What it amounts to for a flat to let: finishing a flat for rent.
- Time until completion – a flat due in 2027 earns no rent until then.
- Vacancies, service charge, repairs, management – these usually reduce the result by 1–2 percentage points. Property manager costs: rental management – cost.
- Tax – a flat rate (ryczałt) of 8.5% of revenue up to PLN 100,000 a year and 12.5% on the excess: rental income tax; non-residents also settle rental income in Poland: rental income tax for non-residents.
- Mortgage – the instalment may exceed the rent: buying a flat to let with a mortgage.
- Short-term letting has separate rules and growing regulatory risk: short-term rental – regulations.
You can run your own calculation for a specific flat – with finishing, a mortgage and tax – in the calculator on our page for investors.
Frequently asked questions
Is it better to buy a flat to let in Warsaw or in Wrocław?
In our selection (1–2 rooms up to 45 m² and up to PLN 1m) the estimated gross yield is about 5.9% in Warsaw and about 5.1% in Wrocław, but entry is cheaper in Wrocław (median PLN 590k versus PLN 659k). The district and price per m² of a specific flat matter more than the city.
Which Warsaw district gives the highest rental yield?
In a simple estimate based on the average NBP rate – Białołęka (about 7.0% gross), followed by Targówek and Ursus (about 6.2–6.3%). The NBP rate is, however, an average for the whole city, so for the outskirts the estimate may be overstated and for the centre understated.
How much does a buy-to-let flat cost in Wrocław?
The median price of a 1–2-room flat up to 45 m² in our offer is PLN 590,394; the cheapest offers start from about PLN 379k in Fabryczna. As of October 2026.
Where do the rents in this comparison come from?
From NBP's quarterly "Information on housing prices" for Q1 2026: PLN 85.1/m² in Warsaw and PLN 67.5/m² in the group of six cities including Wrocław. NBP does not publish rents by district.
Is the yield in the table guaranteed?
No. It is a comparative estimate based on average data: it does not include finishing, vacancies, costs or tax. Actual rent depends on the specific flat and the market at the time of letting.
Summary
On the same slice of the market, Warsaw gives a higher gross estimate (about 5.9%) thanks to higher rents, while Wrocław offers a lower entry price (median about PLN 590k) and smaller differences between districts. In both cities a cheaper district means a higher estimate, and the centre – easier letting and liquidity. Before choosing, calculate a specific flat with finishing, time to completion and tax.
Want to compare several buy-to-let flats in Warsaw and Wrocław? See our page for investors or book a free consultation and property selection. In most cases there is no commission for you – our fee is usually paid by the developer.
The estimates are indicative and do not constitute an investment recommendation or a promise of income. Prices as of October 2026, NBP rents for Q1 2026.
Read also:
- Warsaw districts ranked – new flat prices
- Wrocław districts ranked – new flat prices
- Several flats in one development – discount, schedule, mortgage
- A flat as an investment in 2026
Sources
- NBP – Information on housing prices and the residential and commercial real estate market in Poland in Q1 2026 (rents).
- Offer data: TM Invest development catalogue as of October 2026 – available flats from developers, asking prices including VAT; "buy-to-let" selection: 1–2 rooms, up to 45 m², up to PLN 1m, building completed or due by 2027.
