New apartment prices in Warsaw 2026 – price per m² by district
Author: Tacjana MasiukiewiczMarket and prices~8 min read
How much does a square metre of a new apartment in Warsaw cost in 2026? In our listings the median asking price is PLN 21,115/m², but the spread between districts is huge – from about PLN 15,800/m² in Ursus to over PLN 26,400/m² in Wola. Below you will find new apartment prices in Warsaw by district, by number of rooms and by budget.
Key facts
- Median price of a new apartment in Warsaw: PLN 21,115/m², with a typical range of PLN 15,700–28,700/m² (according to TM Invest listing data as of 26.09.2026).
- The median price of a whole apartment is about PLN 991k, with a median floor area of 47 m².
- According to the NBP (National Bank of Poland), 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.
- We have 70 apartments under PLN 700k – only in Ursus and Praga-Południe; under PLN 1m – 192 apartments.
- We update the prices in our catalogue continuously based on developers' price lists; the data date is given with every table.
How much does a square metre of a new apartment in Warsaw cost?
As of 26.09.2026 our listings include 13 Warsaw developments and 379 available units. For the statistics below we took 378 apartments from 12 developments – we left out one terraced house, which would have skewed the comparison. The median asking price is PLN 21,115/m². One apartment in ten costs less than about PLN 15,700/m², and one in ten more than about PLN 28,700/m².
Bear in mind that these are asking prices from the current price lists of developers working with TM Invest, not a survey of the whole market. Our median is higher than the NBP average because we list many apartments in Wola and Mokotów (both in Polish), the most expensive locations. For the city as a whole, NBP data is a better reference point.
| Indicator | Value |
|---|---|
| Median price per m² (TM Invest listings) | PLN 21,115 |
| Average asking price per m² – NBP, Q2 2026 | PLN 18,488 |
| Average transaction price per m² – NBP, Q2 2026 | PLN 16,783 |
| Average transaction price per m² – NBP, Q2 2025 | PLN 16,387 |
NBP data shows that the average transaction price on Warsaw's primary market rose by about 2.4% between Q2 2025 and Q2 2026. Asking prices grew faster over the same period – from PLN 17,293 to PLN 18,488/m².
Apartment prices in Warsaw's districts
| District | Developments | Available apartments | Median PLN/m² | Range PLN/m² (10–90%) | From |
|---|---|---|---|---|---|
| Wola | 3 | 124 | 26,424 | 21,359–30,236 | PLN 780k |
| Mokotów | 4 | 62 | 23,960 | 19,979–29,155 | PLN 743k |
| Wilanów | 1 | 28 | 23,886 | 23,372–25,140 | PLN 2.76m |
| Praga-Południe | 2 | 78 | 18,800 | 18,000–19,282 | PLN 563k |
| Wawer | 1 | 1 | 17,100 | – | PLN 1.50m |
| Ursus | 1 | 85 | 15,800 | 14,101–16,515 | PLN 437k |
You will pay the most per square metre in Wola, where prices in the Srebrna 5 development exceed PLN 34k/m². Mokotów is the second most expensive district – here most of our listings are in buildings that are already completed, such as Jaśminowy Mokotów VI. The cheapest square metre is in Ursus, at Piastova Osada 2, and in Praga-Południe, at Metro Art 14. In Wawer we currently have only one apartment, so its price should not be treated as an average for the district. How to choose a district on more than just price is covered in Best districts to live in Warsaw.
Prices by number of rooms
| Number of rooms | Available apartments | Cheapest | Median price | Median PLN/m² |
|---|---|---|---|---|
| 1 room | 48 | PLN 437k | PLN 885k | 27,768 |
| 2 rooms | 148 | PLN 454k | PLN 750k | 18,800 |
| 3 rooms | 91 | PLN 737k | PLN 1.47m | 22,160 |
| 4 rooms | 46 | PLN 897k | PLN 1.75m | 21,152 |
| 5 rooms | 32 | PLN 1.94m | PLN 3.23m | 23,886 |
Watch out for an apparent paradox: the median price of a studio is higher than that of a 2-room apartment. This comes from the mix of listings – most of the available studios are in Wola and Mokotów, where the square metre is most expensive, while a large share of the 2-room apartments are in cheaper Ursus and Praga-Południe. So always compare apartments in the same location.
How much apartment can you buy for PLN 700,000, PLN 1 million or more?
- up to PLN 500k – 10 apartments, all in Ursus (small 2-room apartments and studios of 26–30 m²),
- up to PLN 700k – 70 apartments: 45 in Ursus and 25 in Praga-Południe,
- up to PLN 800k – 118 apartments; the first units in Mokotów and Wola appear,
- up to PLN 1m – 192 apartments, or about half of our listings; in Ursus this budget already buys 4-room apartments,
- over PLN 1.5m – mainly large apartments in Mokotów, Wola and Wilanów.
All figures refer to apartments available in our listings (according to TM Invest listing data as of 26.09.2026). On top of the price of the unit you will usually add a parking space or storage room (if you need them), interior finishing, and notary and court fees. If you are buying with a mortgage, we will help you find a mortgage that fits your budget.
Completed or under construction – which is cheaper?
Of our Warsaw listings, 5 developments are already completed (93 apartments, median PLN 25,464/m²) and 7 are under construction (285 apartments, median PLN 19,000/m²). This gap does not mean that a completed apartment is always more expensive than one under construction. It comes mainly from location: the completed buildings in our listings are mostly in Mokotów and Wola, while those under construction are also in Ursus and Praga-Południe.
The completion dates of the developments under construction in our listings are Q4 2026 (including Modern Mokotów etap III), Q1 and Q2 2027 (Srebrna 5, Stacja Wola III) and Q4 2027 (Metro Art 14, Piastova Osada 2, Royal Garden W1).
Asking price vs transaction price
In NBP data for Q2 2026, the average transaction price on Warsaw's primary market was about 9% lower than the average asking price. This does not mean every developer will give you a 9% discount – the two averages are calculated on slightly different sets of apartments. It does show, however, that the price-list price is a starting point. A discount, a parking space included in the price or a more favourable payment schedule are all worth asking about. You will find more tips in our guide how to negotiate the price of an apartment (in Polish).
Frequently asked questions
What is the price per square metre of a new apartment in Warsaw in 2026?
According to the NBP, the average asking price on the primary market in Q2 2026 was PLN 18,488/m², and the average transaction price PLN 16,783/m². In our listings the median is PLN 21,115/m² (according to TM Invest listing data as of 26.09.2026).
Which Warsaw district has the cheapest new apartments?
In our listings the cheapest is Ursus (median PLN 15,800/m²), followed by Praga-Południe (PLN 18,800/m²).
How much does a 2-room apartment cost in Warsaw?
In our listings the median price of a 2-room apartment (living room + 1 bedroom) is about PLN 750k, and the cheapest costs about PLN 454k (Ursus). In Wola and Mokotów two rooms usually cost over PLN 800k.
Are apartment prices in Warsaw rising?
According to the NBP, the average transaction price on Warsaw's primary market rose by about 2.4% over the year (Q2 2025 – Q2 2026). We do not forecast future prices – they depend, among other things, on interest rates and the supply of new apartments. You will find a review of the latest data in Will apartment prices fall? (in Polish).
How often do you update this data?
We update the prices in our catalogue continuously based on developers' price lists. The tables in this article show the situation as of 26.09.2026 – the data date is given with every table.
Summary
New apartment prices in Warsaw in 2026 depend above all on the district: in our listings the difference between Ursus and Wola exceeds PLN 10 thousand per square metre. With a budget of up to PLN 700,000, look in Ursus and Praga-Południe; up to PLN 1 million, your choice already covers half of our listings. You will find current prices of individual apartments in our catalogue of new homes in Warsaw.
Read also:
- Best districts to live in Warsaw – prices and commuting compared
- New apartments in Mokotów – prices, areas and developments
- New apartments in Wola – prices, the metro and developments
- How much does an apartment in Warsaw cost? 30, 40, 50 m²
- The cheapest new apartments in Warsaw
- Developers in Warsaw 2026
- Apartments completed in 2027
- Average price vs median – how to read the statistics
Looking for an apartment in Warsaw? Ask our expert – the consultation is free.
Sources
- Asking prices: TM Invest catalogue of developments, as of 26.09.2026.
- NBP, residential property price database (Baza cen nieruchomości mieszkaniowych, BaRN) – primary market, Warsaw, Q2 2025 and Q2 2026.
