Mortgage for a Single Person in Poland 2026 – Borrowing Capacity, Deposit, Which Flat
Author: Tacjana MasiukiewiczMortgages~13 min read
A mortgage for a single person is entirely possible, but with one income the borrowing capacity is clearly lower than for a couple with the same salary per person. On PLN 6k net and current interest rates a bank will lend roughly PLN 300–370k, on PLN 10k – about PLN 490–620k. Below we show where these amounts come from, how many flats from our offer in Warsaw and Wroclaw fit such a budget, and what to do when you are short by a few tens of thousands.
Key facts
- The social minimum for a person living alone was PLN 2 020 a month in the first quarter of 2026, and per person in a 2-person household – PLN 1 694 (IPiSS, the Institute of Labour and Social Studies). A single person bears all the fixed costs alone, which banks take into account in the borrowing capacity.
- Indicative loan for one person with no other liabilities: PLN 6k net – PLN 296–370k, PLN 8k – PLN 395–494k, PLN 10k – PLN 494–617k, PLN 12k – PLN 593–741k (our calculation, details below).
- On PLN 6k net, only a few studios in Wroclaw and individual flats in Warsaw fit in our offer; from PLN 8k net the choice grows to several hundred units, mainly in Białołęka and Fabryczna.
- A longer repayment period lowers the instalment but does not raise the borrowing capacity: for a loan of more than 25 years the bank calculates it as for 25 years (Recommendation S).
- In Warsaw a studio is not always cheaper than a two-room flat: the median price of a 1-room flat in our offer is PLN 824k, and of a 2-room flat – PLN 756k.
Why is it harder for a single person to get a mortgage?
The bank does not assess marital status, but how much money you have left after paying for living costs and instalments. The Polish Financial Supervision Authority's (KNF) Recommendation S requires banks to assume living costs at a realistic level – taking into account the number of people in the household, housing status and place of residence – and not lower than the social minimum from independent studies (recommendations 8.9–8.10). In addition, after paying the instalment, at least as much should remain per person in the household as the social minimum calculated by the Institute of Labour and Social Studies (recommendation 8.11).
This shows why one person is in a worse position. According to IPiSS, in the first quarter of 2026 the social minimum for a working single person was PLN 2 020.01, and for two adults – PLN 3 388.88, i.e. PLN 1 694.44 per person. Rent, energy, internet or transport cost a single person almost as much as a couple, but they pay them from one salary. Each bank has its own living-cost model and does not publish it, so it is impossible to give a single amount – but the direction is always the same: with the same income per person, a couple will get more credit than a single person.
The second element is the DStI ratio, i.e. the share of income that all instalments may absorb. Recommendation S requires particular caution when it exceeds 40% for incomes not exceeding the average wage in the region and 50% for higher ones (recommendation 9.3). A person earning PLN 6–8k net in Warsaw is more likely to fall into the first group than a couple with a combined income of PLN 14k.
Borrowing capacity of a single person 2026 – table for PLN 6, 8, 10 and 12k net
We calculate in the same way as in the article on borrowing capacity: one person with no other loans or limits, a zloty loan at a variable rate. The average interest rate on new housing loans according to NBP in July 2026 is 6.07%, so with the 2.5 pp buffer from Recommendation S we calculate capacity at 8.57% and – in line with recommendation 7.2 – over 25 years, even if you take the loan for 30. The two variants are an instalment equal to 40% and 50% of income.
| Net income of a single person | Max. instalment (40% / 50%) | Indicative max. loan amount | Actual instalment over 30 years at 6.07% |
|---|---|---|---|
| PLN 6 000 | PLN 2 400 / 3 000 | about PLN 296–370k | about PLN 1 790–2 240 |
| PLN 8 000 | PLN 3 200 / 4 000 | about PLN 395–494k | about PLN 2 390–2 980 |
| PLN 10 000 | PLN 4 000 / 5 000 | about PLN 494–617k | about PLN 2 980–3 730 |
| PLN 12 000 | PLN 4 800 / 6 000 | about PLN 593–741k | about PLN 3 580–4 480 |
Let us check the social minimum condition for the lowest row: at PLN 6 000 net and a test instalment of PLN 3 000, PLN 3 000 is left to live on, i.e. more than PLN 2 020. Formally the threshold is met, but the margin is small – so at such an income the lower variant in the table is more realistic. Instalments for other amounts and terms can be found in the summary mortgage instalment PLN 500–800k over 25–35 years.
Which flat can you buy? The TM Invest offer and a single person's budget
To the loan amount we add the down payment: with a 10% deposit the maximum price is loan ÷ 0.9, with 20% – loan ÷ 0.8. Below is the number of available 1- and 2-room flats within such a budget – based on TM Invest offer data as of 27.09.2026. For clarity we took the upper capacity variant (instalment of 50% of income).
| Net income / deposit | Max. flat price (deposit) | Warsaw: studios / 2 rooms | Wroclaw: studios / 2 rooms |
|---|---|---|---|
| PLN 6 000 / 10% | about PLN 412k (PLN 41k) | 0 / 0 | 3 / 0 |
| PLN 6 000 / 20% | about PLN 463k (PLN 93k) | 2 / 4 | 15 / 8 |
| PLN 8 000 / 10% | about PLN 549k (PLN 55k) | 33 / 112 | 82 / 135 |
| PLN 8 000 / 20% | about PLN 617k (PLN 123k) | 61 / 188 | 159 / 253 |
| PLN 10 000 / 10% | about PLN 686k (PLN 69k) | 81 / 296 | 224 / 413 |
| PLN 10 000 / 20% | about PLN 772k (PLN 154k) | 99 / 473 | 241 / 566 |
| PLN 12 000 / 10% | about PLN 823k (PLN 82k) | 112 / 582 | 250 / 624 |
| PLN 12 000 / 20% | about PLN 926k (PLN 185k) | 158 / 661 | 261 / 714 |
In the cautious variant (instalment of 40% of income) budgets drop by one “level”: an income of PLN 10k then gives exactly what PLN 8k gives in the 50% variant, and at PLN 6k net and a 20% deposit (price up to about PLN 370k) only 3 studios in Wroclaw remain and no flat in Warsaw.
Where are these flats? Within a budget of up to about PLN 550k in Warsaw, two thirds of the 1- and 2-room offers are new flats in Białołęka (98 of 145), followed by Ursus and Włochy. In Wroclaw it is above all Fabryczna (116 of 217) and Krzyki. The cheapest studio in our Wroclaw offer has 27.5 m² and costs PLN 335 315 (Aleja Platanowa 2, completion from the fourth quarter of 2028), and the cheapest two-room flat in Warsaw – 36 m² for PLN 449 317 (Osiedle Salvia in Białołęka).
Want to know how much a specific bank will lend you, rather than the average from the table? Book a consultation with a mortgage expert – we will compare offers from several banks for your income and type of contract.
How much do you need to earn to buy a studio?
Let us turn the calculation around: what net income is needed to buy a studio at a typical price from our offer with a 20% down payment? We use the same method (test instalment at 8.57% over 25 years, divided by 0.5 or 0.4).
| 1-room flat (median price) | Loan with a 20% deposit | Instalment over 30 years at 6.07% | Net income needed (DStI 50% / 40%) |
|---|---|---|---|
| Wroclaw Fabryczna – PLN 403k | PLN 323k | about PLN 1 950 | about PLN 5 230 / 6 540 |
| Warsaw Ursus – PLN 492k | PLN 394k | about PLN 2 380 | about PLN 6 380 / 7 970 |
| Wroclaw Krzyki – PLN 526k | PLN 420k | about PLN 2 540 | about PLN 6 810 / 8 510 |
| Wroclaw, whole offer – PLN 596k | PLN 477k | about PLN 2 880 | about PLN 7 720 / 9 650 |
| Warsaw, whole offer – PLN 824k | PLN 660k | about PLN 3 980 | about PLN 10 680 / 13 360 |
The Warsaw median is high because studios are built mainly in more expensive locations and have the highest price per metre – PLN 24 501/m² versus PLN 18 600/m² for two-room flats. That is why a single person with a budget of about PLN 550k often has a choice of compact 2 rooms in Białołęka (median PLN 553k) instead of a studio in the centre. If, however, you are set on a small floor area, see the guide how to furnish a studio of 25–35 m².
Example: a single person with a net income of PLN 8 000
Suppose you work on an employment contract, earn PLN 8 000 net and have no other loans or credit card. You want to buy a 2-room flat in Wroclaw's Fabryczna at the median price from our offer – PLN 511 792.
- Down payment of 20%: PLN 102 358, loan: PLN 409 434.
- Actual instalment over 30 years at 6.07%: about PLN 2 473, i.e. 31% of income.
- Test instalment (8.57%, 25 years): about PLN 3 316, i.e. 41% of income – above the 40% threshold, below 50%.
- After the test instalment PLN 4 684 remains – more than twice the social minimum.
Conclusion: whether you get the loan depends on what DStI level a given bank allows for your income and region. With a 10% deposit (loan PLN 460 613) the test instalment would be about PLN 3 730, i.e. 47% of income – realistic only in a bank that accepts a higher burden. To the price you must also add costs of buying from a developer: notary, court fees and the bank's commission.
How can a single person improve the chances of getting a mortgage?
A co-borrower
A second income – a parent's, sibling's or partner's – raises capacity fastest. With a combined income of PLN 14k net, our method gives about PLN 690–865k, although the bank will deduct the higher living costs of two households. Remember that a co-borrower is liable for the debt together with you: if the contract provides for joint liability, the bank may demand the whole instalment from either of you (art. 366 and 369 of the Civil Code). For an older parent, the bank will also take retirement age into account when setting the loan term (recommendation 7.3).
A longer repayment period
A loan for 30 or 35 years lowers the actual instalment but – as we showed – does not increase capacity at a bank applying Recommendation S, because it is calculated for 25 years at most. Extending the term therefore helps the household budget, not the credit decision itself.
A cheaper district and a smaller floor area
The difference between districts is greater than between a studio and a two-room flat. The median price per metre in Białołęka is PLN 14 122 versus PLN 18 000 for the whole of Warsaw, and in Fabryczna – PLN 13 394 versus PLN 15 736 in Wroclaw. Check the current offer of new flats in Wroclaw and compare it with the districts you know.
A smaller deposit with a BGK guarantee and order in your liabilities
The BGK (Bank Gospodarstwa Krajowego) down payment guarantee under the family housing loan scheme does not require having a family – the household can be run alone by an adult. However, price-per-m² limits and other conditions apply, which we describe in the article mortgage without a deposit. Before applying, also close unused credit cards and account limits – the bank counts them as liabilities even if you do not use them.
Frequently asked questions
Will a single person get a mortgage?
Yes – the regulations do not require a second borrower, and the bank assesses only the ability to repay. With one income, however, the loan amount is lower, because all living costs fall on one salary.
How much credit will one person with an income of PLN 6000 net get?
Roughly PLN 296–370k if you have no other liabilities (interest rate 6.07% + 2.5 pp buffer, 25 years, instalment of 40–50% of income). With a 20% deposit this gives a flat for about PLN 370–463k – in our offer mainly studios in Wroclaw.
How much do you need to earn to buy a studio in Warsaw?
With a 20% deposit, for a cheaper studio at about PLN 490k you need roughly PLN 6.4–8k net. At the median of the Warsaw offer (PLN 824k) it is already PLN 10.7–13.4k net, which is why many single people choose 2 rooms in a cheaper district.
Does a 35-year loan increase a single person's borrowing capacity?
Not at banks applying Recommendation S – for a term longer than 25 years, capacity is assessed as for 25 years. A longer term does, however, lower the instalment you actually pay, at the cost of higher interest.
Can a parent be a co-borrower?
Yes, the bank may take the parent's income into account, but also their liabilities, living costs and age – the maximum loan term depends on these. The parent becomes a co-debtor, so they should consciously accept responsibility for repayment.
Summary
A single person can buy a flat with a mortgage, but must expect lower capacity than a couple. At PLN 6k net, buying a studio in Wroclaw is realistic, from PLN 8k net – studios and a compact two-room flat in cheaper districts of Warsaw and Wroclaw, and at PLN 10–12k – most of the 2-room flats in our offer. The most difference is made by a larger down payment, a second borrower and the choice of district. We describe the whole process in the guide mortgage step by step.
Book a consultation with a mortgage expert – we will compare offers from several banks and check what amount you can count on. And once you know your budget, we will help you choose a flat from a developer – in most cases with no commission for the buyer, as the developer usually pays our fee.
Legal status as of September 2026. The calculations are indicative and are not an offer or a credit decision – the decision is made by the bank after analysing your situation.
Sources
- KNF, Recommendation S – version after the amendment of June 2023 (recommendations 7, 8.9–8.11, 9.2–9.3, interest rate buffer) (in Polish).
- IPiSS, Level of the social minimum – first quarter of 2026 (table 1) (in Polish).
- NBP, interest rate statistics (MIR) – interest on new housing loans in PLN, July 2026.
- Act on mortgage credit and on the supervision of mortgage credit intermediaries and agents – consolidated text, Dz.U. 2025 item 720 (art. 21–24).
- Civil Code – consolidated text, Dz.U. 2026 item 795 (art. 366, 369).
- Act on the family housing loan – consolidated text, Dz.U. 2024 item 1724 as amended (art. 2 point 5).
- Flat prices: TM Invest development catalogue, as of 27.09.2026.
