How Much Is My Flat Worth? How to Value It Yourself (2026)

How much your flat is worth is best checked the way the market does it: by comparing it with flats that recently actually sold, not with listings. Since February 2026 transaction prices from the Real Estate Price Register (RCN) can be browsed free of charge on geoportal.gov.pl, and every quarter the NBP (the National Bank of Poland) publishes average asking and transaction prices for Warsaw and Wroclaw. Below we show how to use this data to work out a realistic price range yourself, how to account for the features of your flat, and why new flats from developers are also competition for your offer.

Key facts

• The starting point is transaction prices, not asking prices. Since 13 February 2026 data from the Real Estate Price Register (RCN) has been provided free of charge, and a "Real Estate Price Register" map module operates on geoportal.gov.pl.
• According to the NBP, in the second quarter of 2026 on the secondary market in Warsaw the average asking price was PLN 19 059/m² and the transaction price PLN 16 723/m² (a difference of 14.0%).
• In Wroclaw in the same quarter: PLN 13 529/m² in listings and PLN 12 590/m² in transactions (a difference of 7.5%).
• New 2-room flats of 40–50 m² in Wroclaw's Krzyki district cost a median of PLN 14 650/m² in our offer (as at 27.09.2026) – this is the upper limit above which a buyer starts comparing your flat with a new one.
• Your own valuation is enough to set an asking price. A valuer's report is needed, among other cases, in inheritance, court and tax matters.

Asking price vs transaction price – why listings overstate the valuation

The price in a listing is the seller's expectation. The transaction price is the amount from the notarial deed, i.e. what the buyer really paid. Between them lies negotiation, and the flats that stay longer in listings are precisely those priced too high – which is why the average from portals is usually higher than the market. The NBP collects both figures in its BaRN database, so the difference is visible in the numbers.

City and market (second quarter 2026)	Average asking price	Average transaction price	Difference
Warsaw – secondary market	PLN 19 059/m²	PLN 16 723/m²	PLN 2 337/m² (14.0%)
Wroclaw – secondary market	PLN 13 529/m²	PLN 12 590/m²	PLN 939/m² (7.5%)
Warsaw – primary market	PLN 18 488/m²	PLN 16 783/m²	PLN 1 705/m² (10.2%)
Wroclaw – primary market	PLN 15 575/m²	PLN 14 312/m²	PLN 1 263/m² (8.8%)

Two practical notes. First, these are averages for the whole city – they mix tenement houses, large-panel blocks and blocks from a few years ago, so they are not a valuation of your flat, only the background. Second, the NBP notes that in the second quarter of 2026 the data on transaction prices on the secondary market was revised retrospectively (including, among other things, data from the RCN), so values for earlier quarters may differ from those in old reports. A year earlier, in the second quarter of 2025, the difference between asking and transaction prices on Warsaw's secondary market was 11.4%, and in Wroclaw 7.4%.

Step 1: transaction prices from the Real Estate Price Register

The Real Estate Price Register collects information on transactions in real estate. Under the Act of 26 September 2025 amending the Geodetic and Cartographic Law (Dz.U. 2025 item 1542), which entered into force on 13 February 2026, data from the register is provided free of charge. The Head Office of Geodesy and Cartography (GUGiK) launched the "Real Estate Price Register" layer on geoportal.gov.pl in February 2026.

How to use it to value a flat:

1. Open the "Real Estate Price Register" map module and zoom in to your building.
2. Click on the transaction points within a radius of several hundred metres. For a flat you will see, among other things, the gross price, the type of market (primary or secondary), the date of the deed, the number of rooms, the floor, the usable area and the area of ancillary rooms.
3. Choose 5–10 transactions similar to your flat: secondary market, similar size (±15 m²), similar year of construction, ideally from the last 12–18 months.
4. For each, calculate the price per m² (price ÷ area) and discard extreme values – e.g. a sale within the family or a flat needing a complete renovation.
5. From the rest, determine the median. This is your reference point, which in the next step you will adjust for the features of your flat.

Beware of transactions with a parking space or storage unit included in the price – the price per m² of the flat then comes out inflated. According to GUGiK, data from about 320 counties is published on the site, and the scope of the data varies. If there are few similar transactions, widen the search area to neighbouring streets or extend the period.

Step 2: asking prices from portals as the upper limit

Listings are useful for another reason: they show what you will be competing with on the day you publish your offer. Review 10–20 current offers in your area and note the prices per m² of flats similar to yours. Pay attention to which have been up for months – that is usually a sign that the price is too high. The median from listings is the real upper limit, and the difference from the NBP table shows roughly how much comes off in negotiations.

Treat an online flat valuation the same way. Online calculators are usually based on asking prices and a few parameters (location, size, floor). They cannot see the condition of the bathroom, the view from the window or the noise from the street, so give them the role of a quick check, not a final valuation.

Step 3: adjustments – what raises and what lowers the value of a flat

Flats are not identical, so the median from the RCN has to be fitted to your flat. We do not give fixed percentages here – the effect of each feature depends on the building, the district and the moment in the market. Instead, compare your flat with the chosen transactions feature by feature and decide whether it is better, similar or worse.

Feature	Usually raises value	Usually lowers value
Floor	middle floors; a high floor with a lift and a view	ground floor without a garden; top floor without a lift
Lift	present (especially above the 2nd floor)	no lift in a building of several storeys
Technical condition	fresh renovation, good installations, ready to live in	old installations, need to renovate the bathroom and kitchen
Year and construction technology	newer building, insulated, well-kept common areas	large-panel block without thermal upgrading, neglected staircase
Balcony, loggia, garden	present, especially large or facing greenery	no outdoor space
Parking space and storage unit	included in the price, in an underground garage	none in an area where parking is difficult
Orientation and layout	bright rooms, a practical layout, windows on two sides	windows only to the north or onto a busy street, interconnecting rooms
Legal status	separate ownership with a land register, free of encumbrances	unsettled legal status, encumbrances to be deleted

If your flat is better than most of the compared transactions, position yourself above the median; if it needs renovation – below. Buyers calculate the cost of renovation precisely, so a price lowered "because it needs freshening up" usually means a bigger discount in negotiations than the real cost of the work. How to prepare the flat so that the adjustments work in your favour is described in the article How to sell a flat quickly.

Want to check your calculations with someone who knows the local market? Order a valuation and sale plan – we will analyse transactions in your area and propose an asking price with a margin for negotiation.

Step 4: the primary market as competition – an example from Krzyki

A buyer of a flat in a large city often compares a secondary-market offer with new flats in the same district. That is why it is worth knowing how much a new flat next to you costs. According to TM Invest offer data as at 27.09.2026, in Wroclaw's Krzyki district there were 134 available 2-room flats of 40–50 m² in 6 developments. The median price was PLN 14 650/m², and half of the flats fell in the range PLN 12 500–16 200/m² (median total price: PLN 657 480). You will find the current developments on the page new flats in Krzyki.

An example for a 2-room flat of 45 m² in Krzyki, sold on the secondary market:

Reference point	Price per m²	Value of 45 m²
Average transaction price, secondary market, Wroclaw (NBP, second quarter 2026)	PLN 12 590	PLN 566 550
Average asking price, secondary market, Wroclaw (NBP, second quarter 2026)	PLN 13 529	PLN 608 805
New 2 rooms 40–50 m² in Krzyki – median in the TM Invest offer	PLN 14 650	PLN 659 250

What follows from this? The NBP averages for the whole city set the background, but in Krzyki – a district more expensive than the Wroclaw average – your proper base will be RCN transactions from the nearest area. The primary market, in turn, sets a practical ceiling: if with your price for 45 m² you approach about PLN 660 thousand, the buyer will ask why they should choose your flat and not a new one. A secondary-market flat does, however, have arguments that a developer often lacks: it is available at once, it is sometimes finished, and the price may include a parking space. A new flat in developer standard (stan deweloperski) needs fitting out, and flats under construction mean waiting for handover (in our offer 124 of the 134 flats described were in developments under construction). So compare not only the price per m², but the total cost and the date of moving in.

In Warsaw it looks similar, only at a higher level: new 2-room flats of 40–50 m² cost a median of PLN 18 101/m² in our offer, and the average transaction price on the secondary market according to the NBP was PLN 16 723/m². We compile prices of new flats in individual districts in the articles New flat prices in Warsaw 2026 and Flat prices Wroclaw 2026.

When is your own valuation not enough and a valuer needed?

To set an asking price for an ordinary sale, the comparative method described above is enough. A formal valuation report (operat szacunkowy), prepared by a property valuer, is useful when the value must be documented: in a division of an estate or of property, in a court dispute, or when the price is to be unusual. A buyer with a mortgage usually has to present a valuation at their own bank anyway – that is their cost, not yours. How much a report costs and how to order one is described in the article Valuation report – how much does a valuer's valuation cost.

Beware of understating the price in the deed. If the sale is subject to income tax (e.g. before 5 years have passed from the end of the year of acquisition) and the price, without justified reason, deviates significantly from market value, the tax office may call for it to be changed and determine the value with the help of an expert. Where the determined value differs from the price by at least 33%, the costs of the opinion are borne by the seller (Art. 19 of the PIT Act). You can read more about the tax in the article Tax on selling a flat within 5 years.

Frequently asked questions

Summary

A reliable valuation of your own takes four steps: the median of RCN transaction prices for similar flats in the area, listings as the upper limit, adjustments for the features of the flat, and a comparison with the price of new flats in the district. The NBP averages show the background: in the second quarter of 2026 on the secondary market, offers were on average 14.0% more expensive than transactions in Warsaw and 7.5% in Wroclaw. On this basis you will set an asking price with a reasonable margin for negotiation. We describe the whole process – from valuation through documents to the notarial deed – in the guide Selling a flat step by step, and the choice between an agency and selling on your own in the article Selling through an agency or on your own?

Want to learn the real value of your flat in Warsaw or Wroclaw? Order a valuation and sale plan – we will help prepare and carry out the sale. If you are selling in order to buy a new flat, we will also help you choose a flat from a developer – the buyer in most cases pays us no commission, as the developer usually pays our fee.

Legal position as at September 2026, NBP market data for second quarter 2026. The calculations are indicative, are not a valuation report within the meaning of the real estate management regulations and do not constitute legal or tax advice.

Sources

• NBP – Residential Property Price Database (third quarter 2006 – second quarter 2026), "Secondary market" and "Primary market" sheets.
• Geoportal.gov.pl – Real Estate Price Register (RCN): information on the register and the map service.
• Act of 26 September 2025 amending the Geodetic and Cartographic Law – Dz.U. 2025 item 1542 (in force from 13.02.2026).
• Personal Income Tax Act – consolidated text Dz.U. 2026 item 592 (Art. 19).
• Flat prices: TM Invest investment catalogue, as at 27.09.2026.