How much does a flat cost in Warsaw? 30, 40, 50 m² – prices 2026

How much does a flat cost in Warsaw? A new flat of about 40 m² typically costs about PLN 760k in our offer, about 30 m² about PLN 590k, and about 50 m² about PLN 860k, with the difference between districts reaching several hundred thousand zlotys. Below we show the prices of whole flats by size and district, calculate the extra costs and check what income you need to buy a flat with a mortgage. Data: 2,175 available flats in 70 Warsaw projects from the TM Invest catalogue, as of 27 September 2026.

Key points

• A flat of about 30 m² costs from about PLN 392k in our offer, with a median of PLN 590k.
• A flat of about 40 m² costs from about PLN 480k, median PLN 758k; a flat of about 50 m² from about PLN 578k, median PLN 863k.
• The same 2-room flat costs about PLN 553k in Białołęka and about PLN 1.2m in Wola (medians).
• The median price per metre in our Warsaw offer is PLN 18,035/m²; for the Warsaw primary market in Q2 2026 NBP reports an average offer price of PLN 18,488/m² and a transaction price of PLN 16,783/m².
• With a mortgage, a flat at about PLN 756k (the median 2-room flat) with a 20% down payment needs roughly PLN 9.8–12.2k net household income.

Where the data comes from

We calculate from developers' price lists in our catalogue: only flats available for sale, offer prices including VAT, excluding houses and parking spaces and storage units sold separately. These are prices in our offer, not the whole market. The "median" is the price below which half of the flats cost, the "typical range" is the middle half of offers (25th to 75th percentile), and P90 is the level not exceeded by 90% of offers. The price after negotiation may be lower.

How much does a flat in Warsaw cost by size?

For a buyer the amount for the whole flat matters more than the price per metre. So we split the offer into size ranges. The price per metre falls as size grows up to about 70 m² — above that it rises again, because large flats are often apartments in more expensive locations.

Size	Available flats	Price from	Typical range	Median price	P90	Median PLN/m²
25–35 m²	294	PLN 298k	PLN 521k–757k	PLN 573k	PLN 909k	19,010
35–45 m²	766	PLN 449k	PLN 647k–910k	PLN 751k	PLN 1.13m	18,818
45–55 m²	344	PLN 568k	PLN 760k–933k	PLN 843k	PLN 1.18m	17,125
55–70 m²	475	PLN 647k	PLN 838k–1.15m	PLN 972k	PLN 1.5m	16,100
70 m² and more	296	PLN 828k	PLN 1.23m–2.11m	PLN 1.68m	PLN 2.92m	18,450

A 30 m² flat in Warsaw – price

We have 107 flats of 28–32 m² on offer. The cheapest costs about PLN 392k, the median is PLN 590k, and one in ten costs over PLN 915k. A metre of such a flat is PLN 20,000 at the median — the highest of all sizes. The cheapest units in the whole offer, about 25–30 m² for PLN 298–409k, are in the completed project Eco Berensona in Białołęka.

A 40 m² flat in Warsaw – price

The 38–42 m² size is the most popular segment — 357 offers, mostly 2-room flats. A 40 m² flat costs from about PLN 480k, the median is PLN 758k (PLN 19,100/m²). The spread depends on the district: the median price of such a flat is about PLN 568k in Białołęka, PLN 638k in Ursus, PLN 651k in Targówek, PLN 713k in Włochy, PLN 747k in Praga-Południe, PLN 782k in Bielany, and about PLN 1.1m in Mokotów and Wola.

A 50 m² flat in Warsaw – price

We have 103 flats of 48–52 m² on offer — often three rooms in a compact layout. They cost from about PLN 578k, the median is PLN 863k (PLN 17,400/m²). It is cheapest again in Białołęka (median about PLN 697k), while in Mokotów the median exceeds PLN 1m. The cheapest 3-room flats in the whole Warsaw offer — about 51–54 m² for PLN 568–578k — are in the Osiedle Salvia project in Białołęka.

How much does a studio flat cost in Warsaw?

Our offer includes 225 one-room flats. The cheapest cost about PLN 437k (Ursus), and the median is as high as PLN 824k with a median size of 30.4 m². Such a high median results from a single project in Śródmieście, where 71 studios cost about PLN 1.15m at the median. Without Śródmieście, the median studio price falls to about PLN 669k. Studios have the highest price per metre (median PLN 24,501/m²). A detailed comparison with Wrocław is in the article Studio flat prices in Warsaw and Wrocław 2026.

Flat prices in Warsaw districts

Location changes the price more than size does. Below are median prices of 2- and 3-room flats in districts where we have at least a few offers.

District	Median PLN/m²	2 rooms – median	3 rooms – median	Available flats
Białołęka	14,088	PLN 553k	PLN 751k	579
Ursus	15,600	PLN 568k	PLN 819k	108
Targówek	15,948	PLN 650k	PLN 898k	77
Praga-Południe	18,600	PLN 737k	PLN 930k	268
Wawer	16,350	PLN 760k	PLN 946k	49
Bielany	19,550	PLN 772k	PLN 1.12m	170
Włochy	17,650	PLN 789k	PLN 980k	156
Bemowo	19,140	PLN 794k	PLN 1.13m	32
Mokotów	22,900	PLN 1.01m	PLN 1.35m	448
Wola	26,442	PLN 1.2m	PLN 1.63m	122

For the median 2-room price in Wola you can buy an average 3-room flat in Białołęka and still have over PLN 400k left. Białołęka is also more than a quarter of our Warsaw offer. How to choose a district by more than price is covered in the guide Best districts to live in Warsaw, and the cheapest locations and their pitfalls in the article Cheapest new flats in Warsaw (in Polish). 3-room prices in both cities are compared in Prices of 3-room flats 2026 (in Polish).

What can you buy for PLN 500k, 600k, 700k and 800k?

Budget	Offers up to this amount	Share of the offer	Where most often
up to PLN 500k	54	2%	Białołęka, Ursus – small 2-room flats and studios
up to PLN 600k	323	15%	Białołęka, Ursus, Włochy
up to PLN 700k	557	26%	Białołęka, Praga-Południe, Ursus; first 3-room flats
up to PLN 800k	937	43%	also Bielany and Mokotów; about 150 3-room flats
up to PLN 1m	1452	67%	most 2-room flats and about 400 3-room flats

Flats ready for handover are not more expensive in our offer: the median for a ready 2-room flat is about PLN 727k, and for one under construction about PLN 759k. We write more about this difference in the article Ready or under-construction flats – how much prices differ.

Have a budget and a list of requirements but do not want to browse hundreds of price lists? We will help you choose a flat from a developer within your budget — most often without a commission for the buyer, because the fee is usually paid by the developer.

What does the whole flat really cost? A worked example

The list price is not everything. Take a flat of about 40 m² in Białołęka for PLN 568k (the median for this size in the district), bought with a mortgage and a 20% down payment.

Item	Approximate amount	Notes
Flat price	568,000	including VAT; you do not pay PCC (civil-law transactions tax) when buying from a developer
Down payment 20%	113,600	loan about 454k
Notary (maximum fee + 23% VAT)	approx. 3,600	transfer agreement (½ of the rate) approx. 1,870, half of the fee for the developer agreement approx. 935, mortgage (¼ of the rate) approx. 795; excluding copies
Court fees	approx. 500	ownership entry 200, mortgage entry 200, opening a land register 100
Finishing of 40 m²	56–180k	1,400–4,500+ per m² — an indicative range from company price lists, 2026
Parking space, storage unit	per project price list	often paid separately

As a result you need not about PLN 114k in cash but — with a mid-range finish — more like PLN 200–250k, unless you finance part of the work with a loan. We did not include a parking space because its price and form (a separate unit, a share in a garage, a right of exclusive use) depend on the project — check it in the price list before comparing offers. Details: Notary fees 2026, How much flat finishing costs and Costs of buying a flat from a developer.

What income do you need to buy a flat in Warsaw?

We calculate it the same way as in the article on borrowing capacity. The average interest rate on new housing loans according to NBP is 6.07% (new agreements excluding renegotiated, NBP MIR, July 2026). With a variable rate, the bank checks whether you can carry the instalment at a rate at least 2.5 percentage points higher — about 8.57% — and for a term over 25 years it calculates capacity as for 25 years. The instalment may take about 40–50% of net income (prudential thresholds from KNF Recommendation S).

Flat	Price	Loan (80%)	Test instalment (8.57%, 25 years)	Net income at an instalment of 50% / 40%	Real instalment (6.07%, 30 years)
40 m² in Białołęka	568k	454k	approx. 3,680	approx. 7.4 / 9.2k	approx. 2,740
2-room flat – Warsaw median	756k	605k	approx. 4,900	approx. 9.8 / 12.2k	approx. 3,650
3-room flat – Warsaw median	930k	744k	approx. 6,030	approx. 12.1 / 15.1k	approx. 4,490

The conclusion: a single person earning about PLN 7–9k net realistically aims at smaller flats in cheaper districts, while the Warsaw median 2-room flat usually requires about PLN 10–12k net household income and about PLN 150k down payment. With a 10% down payment the required income rises by about 12%. The actual instalment is lower than the test one.

How do our prices compare with NBP data?

According to the NBP Residential Property Price Database, the average offer price on the primary market in Warsaw in Q2 2026 was PLN 18,488/m² and the transaction price PLN 16,783/m² — about 10% less. The median in our offer (PLN 18,035/m²) is close to the NBP average offer price. For a 50 m² flat that gives about PLN 839k at the NBP average transaction price and about PLN 924k at the offer price, against a median of about PLN 863k in our offer for this size. Prices per metre in the districts are collected in New flat prices in Warsaw 2026, and we write about the price outlook in the article Will flat prices fall? (in Polish).

Frequently asked questions

Summary

A new flat in Warsaw today costs about PLN 590k for 30 m², about PLN 760k for 40 m² and about PLN 860k for 50 m² — at the median of our offer. The price is decided first of all by the district: in Białołęka you pay about PLN 570k for 40 m², in Mokotów twice as much. Add about PLN 4k of notary and court costs to the price, plus finishing and a possible parking space. You can check current prices in the catalogue of new projects in Warsaw.

Want to check what flat you can afford? Book a consultation with a mortgage expert — we will compare offers from several banks and establish a realistic budget. Then we will help you choose and buy a flat from a developer — most often without a commission for the buyer, because the fee is usually paid by the developer.

Legal status as of September 2026. Offer prices according to the TM Invest offer as of 27 September 2026 — they may change, and the current price of a specific unit is in the catalogue. The cost and borrowing-capacity calculations are indicative and are not an offer, a credit decision or legal advice.

Sources

• Flat prices: TM Invest project catalogue, Warsaw, as of 27 September 2026 (own calculations).
• NBP, Residential Property Price Database (BaRN) (in Polish) – primary market, Warsaw, Q2 2026.
• NBP, interest rate statistics (MIR) – interest rates on new housing loans in PLN, July 2026.
• KNF, Recommendation S (in Polish) – interest rate buffer, 25-year term, DStI thresholds of 40% and 50%.
• Regulation on maximum notary fees (in Polish) – consolidated text Dz.U. 2024 item 1566 (§ 3, § 6, § 7).
• Act on court costs in civil cases (in Polish) – consolidated text Dz.U. 2025 item 1228 (Art. 42, 44).
• Act on the protection of the rights of a purchaser of a dwelling or single-family house and on the Developer Guarantee Fund (in Polish) – consolidated text Dz.U. 2026 item 880 (Art. 40(2)).