A PLN 900k mortgage – down payment, income, instalment (2026)

Author: Tacjana Masiukiewicz11 October 2026Mortgages~9 min read

PLN 900,000 is today the typical price of a new 3-room flat in Warsaw and Wrocław – and the amount at which many people seriously calculate their borrowing capacity (zdolność kredytowa) for the first time. Below we show how much own contribution (wkład własny, i.e. the down payment) you need, what the instalment will be over 25 and 30 years, and what net income you need for the bank to grant the loan. We calculate two scenarios: a flat for PLN 900,000 (a loan of PLN 720,000–810,000) and a full PLN 900,000 loan for a more expensive flat.

Assumption: an interest rate of 5.99% per year – the average interest rate on new PLN housing loan agreements in August 2026 according to NBP, the National Bank of Poland (the latest data available on 11 October 2026). This is a market average, not the offer of a specific bank: your rate depends on the margin, the reference index, your own contribution and any additional products. All calculations are indicative.

Key facts

For a flat costing PLN 900,000, the own contribution is PLN 180,000 (20%) or PLN 90,000 (10%, usually with additional security for the bank).
The instalment on a PLN 720,000 loan over 30 years is about PLN 4,312, and on a PLN 810,000 loan about PLN 4,851 (equal instalments, 5.99%).
A full PLN 900,000 loan over 30 years means an instalment of about PLN 5,390, and over 25 years about PLN 5,793.
Indicative minimum net household income: PLN 11,600–14,500 for a PLN 720,000 loan and PLN 14,500–18,100 for PLN 900,000.
On top of the contribution you add purchase costs: when buying from a developer you do not pay PCC (civil law transactions tax), and notary and court costs at a price of PLN 800k–1m come to about PLN 4,000–4,800 (maximum rates, excluding loan costs).

How much own contribution you need

Under KNF Recommendation S (the Polish Financial Supervision Authority's rules for mortgage lending), a bank may finance up to 80% of the property's value. A loan of up to 90% is possible when the missing part is additionally secured – most often with low-down-payment insurance or another form of security offered by the bank. Such a loan can be more expensive (a higher margin until part of the capital is repaid), but it lets you buy sooner. We describe the details and exceptions in the article own contribution (down payment).

Scenario	Flat price	Own contribution	Loan amount
A – flat for PLN 900k, 20% contribution	PLN 900,000	PLN 180,000	PLN 720,000
B – flat for PLN 900k, 10% contribution	PLN 900,000	PLN 90,000	PLN 810,000
C – PLN 900k loan, 10% contribution	PLN 1,000,000	PLN 100,000	PLN 900,000
D – PLN 900k loan, 20% contribution	PLN 1,125,000	PLN 225,000	PLN 900,000

TM Invest calculation. Own contribution calculated on the flat price; it does not include notary, court or loan costs.

Remember that the own contribution is not all the money you need at the start. When buying from a developer, there are also notary and court costs (for a flat costing PLN 900,000, about PLN 4,400 at the maximum rates), the cost of registering the mortgage, often a parking space and, above all, the fit-out – the flat is handed over in stan deweloperski (developer standard, i.e. with an unfinished interior). You will find the full list of expenses in the article costs of buying a flat from a developer.

Instalments on PLN 720k, 810k and 900k loans

The table shows the equal instalment (capital + interest) at an interest rate of 5.99% and the total interest paid if you repay the loan according to schedule and the rate does not change.

Loan amount	Instalment – 25 years	Instalment – 30 years	Interest – 25 years	Interest – 30 years
PLN 720,000	PLN 4,635	PLN 4,312	approx. PLN 670k	approx. PLN 832k
PLN 810,000	PLN 5,214	PLN 4,851	approx. PLN 754k	approx. PLN 936k
PLN 900,000	PLN 5,793	PLN 5,390	approx. PLN 838k	approx. PLN 1,040k

TM Invest calculation: equal instalments, nominal interest rate 5.99% (NBP, August 2026), excluding fees and insurance. Values rounded.

A simple rule: at current interest rates, every PLN 100,000 borrowed over 30 years means about PLN 600 of monthly instalment. Extending the term from 25 to 30 years lowers the instalment on PLN 900,000 by about PLN 400, but increases total interest by about PLN 200,000. That is why many buyers choose the longer term to fit within their borrowing capacity and then make overpayments later.

A variable rate can change during the repayment period. This is what the 30-year instalment looks like in a more favourable and a more expensive scenario:

Loan amount	5.5%	5.99%	7.0%
PLN 720,000	PLN 4,088	PLN 4,312	PLN 4,790
PLN 810,000	PLN 4,599	PLN 4,851	PLN 5,389
PLN 900,000	PLN 5,110	PLN 5,390	PLN 5,988

Equal 30-year instalment at three interest rate levels – TM Invest calculation, excluding additional costs.

On PLN 900,000, a difference of 1.5 percentage points means almost PLN 900 a month. If that is too much risk for you, compare a loan with a periodically fixed rate – we discuss the pros and cons in the article fixed or variable interest rate. Full instalment tables for other amounts are in the article mortgage instalment tables.

What income you need for a PLN 900k mortgage

The bank does not only check whether you can afford the instalment today. For a variable-rate loan, Recommendation S requires borrowing capacity to be calculated at an interest rate at least 2.5 percentage points higher, and banks are cautious when total instalments exceed 40–50% of net income. We use the same method as in the article on borrowing capacity: a stress-test instalment at 8.49% over 25 years, which should account for 40% or 50% of income.

Loan amount	Stress-test instalment (8.49%, 25 years)	Minimum net income (instalment = 50%)	Net income with instalment at 40%
PLN 720,000	PLN 5,793	PLN 11,600	PLN 14,500
PLN 810,000	PLN 6,517	PLN 13,000	PLN 16,300
PLN 900,000	PLN 7,241	PLN 14,500	PLN 18,100

TM Invest calculation: 5.99% + 2.5 percentage point buffer, 25-year term, household income rounded to PLN 100. Assumes no other loans or credit limits; banks also deduct living costs, so the income actually required may be higher.

Example: a couple buys a flat for PLN 900,000 with a 20% contribution. With a PLN 720,000 loan over 30 years, the instalment is about PLN 4,312. For the bank to accept such a loan, their combined net income should be at least about PLN 11,600, and to be on the safe side about PLN 14,500. Every lease payment, cash loan instalment or credit card limit reduces borrowing capacity, so it is worth paying them off or closing them before applying.

What around PLN 900k buys in Warsaw and Wrocław

To put the figures from the tables into concrete terms, we checked the available flats priced PLN 850,000–950,000 in our catalogue (as of October 2026):

Warsaw – 463 flats with a median of 55 m², including 270 3-room and 97 2-room flats. The most space in this budget is in Białołęka, Targówek and Ursus, the least in Śródmieście and Wola. Full list: apartments for PLN 800k–1m in Warsaw.
Wrocław – 468 flats with a median of 59.3 m², including 222 3-room and 139 2-room flats. Krzyki and Stare Miasto have the most offers in the PLN 800k–1m range. Full list: apartments for PLN 800k–1m in Wrocław.

How to choose a district in the capital within this budget is described in the article a flat for PLN 800k–1m in Warsaw: which districts to choose.

A mortgage for a flat under construction – what to remember

Tranches. When buying from a developer, the bank pays out the loan in tranches according to the schedule in the developer agreement. Until the full amount is disbursed, you usually pay only interest on the amount paid out.
Order of steps. It is worth checking your borrowing capacity before reserving a flat and applying straight after signing the reservation – the bank needs, among other things, the reservation agreement or draft developer agreement and the information prospectus.
Bridging insurance. Until the mortgage is entered in the land and mortgage register, the bank may raise the margin or add a fee – check this in the offer.
Comparing offers. On a PLN 900,000 loan, a difference of 0.3 percentage points in the interest rate is about PLN 170–180 a month, or more than PLN 60,000 over 30 years.

We describe the whole process from application to signing the agreement in the article a mortgage step by step.

Frequently asked questions

What is the instalment on a PLN 900k mortgage?

At the average interest rate of 5.99% (NBP, August 2026), the equal instalment is about PLN 5,390 over 30 years and about PLN 5,793 over 25 years. At 7%, the 30-year instalment rises to about PLN 5,988.

What income do you need to get a PLN 900k mortgage?

According to our calculation using the Recommendation S method – at least about PLN 14,500 net per month per household, and to be on the safe side about PLN 18,100. The bank will also take into account the number of people in the household, other commitments and the type of employment contract.

How much own contribution do I need for a flat costing PLN 900,000?

Typically 20%, i.e. PLN 180,000. Some banks will accept 10% (PLN 90,000) with additional security, such as low-down-payment insurance. Notary, court and loan costs come on top of that.

Is it better to take a mortgage for 25 or 30 years?

Over 30 years the instalment is lower (by about PLN 400 on PLN 900,000), but interest is higher by about PLN 200,000. A longer term makes it easier to fit within your borrowing capacity; if your income grows, you can make overpayments later.

Is help from a TM Invest mortgage expert paid?

No. A consultation with our mortgage expert is free. As a credit intermediary, we are entered in the register kept by the KNF.

Summary

A flat for PLN 900,000 with a 20% contribution means a PLN 720,000 loan and an instalment of about PLN 4,300 over 30 years, and with a full PLN 900,000 loan – about PLN 5,400. The bank will expect a net household income of around PLN 11,600–18,100, depending on the amount and its own policy. The tables are a starting point – only a comparison of offers from several banks will show your real instalment and borrowing capacity.

Want to know how large a mortgage you can afford and which flats fit your budget? Book a free consultation with a mortgage expert – we will check your borrowing capacity and compare bank offers. We will help you choose a flat as part of a free consultation and shortlist of offers; in most cases there is no commission for the buyer, as our fee is usually paid by the developer.

Read also:

Sources

NBP, interest rate statistics (MIR) – average interest rate on new PLN housing loan agreements (excluding renegotiated agreements), August 2026: 5.99%.
KNF, Recommendation S – version as amended in June 2023 (LTV, interest rate buffer).
Notary and court costs: TM Invest calculation based on the maximum notarial fees (Journal of Laws 2024, item 1566) – in the article on purchase costs.
Flat prices: TM Invest project catalogue as of October 2026. Instalments and income – TM Invest's own calculation.