New flats in Mokotów, Warsaw 2026 – prices, metro and developments

Mokotów is one of the most popular districts of Warsaw: lots of greenery, the M1 metro, universities and offices on the spot. There are, however, fewer new flats here than on the outskirts of the city, and prices are among the highest in the capital. Below we have gathered the current numbers from our offer, the key information on transport and the character of the individual parts of the district, and tips on what to look at when choosing.

Key facts

• According to TM Invest offer data, as of 26.09.2026, we have in Mokotów 60 available flats in 4 developments (plus 1 terraced house); the median asking price is about 23 920 zł/m².
• The cheapest available flat costs about 743 thousand zł, and only 8 flats fit a budget below 1 million zł.
• 3 of the 4 developments are already put into use – you can buy a flat "off the shelf" and inspect the building straight away.
• The M1 metro line runs through the district with five stations: Pole Mokotowskie, Racławicka, Wierzbno, Wilanowska and Służew.
• Mokotów is 35,42 km² with about 228 thousand residents – a very varied district: from pre-war villas through large-panel housing estates to new buildings on former office land.

Mokotów in numbers and on the map

Mokotów lies south of Śródmieście and is one of the most populous districts of Warsaw – according to Wikipedia, on 1 January 2026 it had 228 098 residents on an area of 35,42 km². The City Information System (MSI) divides the district into 12 areas: Stary Mokotów, Sielce, Czerniaków, Siekierki, Augustówka, Sadyba, Stegny, Wierzbno, Ksawerów, Służew, Służewiec and Wyględów.

In practice, Varsovians also speak of Upper and Lower Mokotów. The boundary is the Warsaw escarpment: Upper Mokotów is the area around Puławska, Racławicka or Rakowiecka streets, with the metro and denser development, and Lower Mokotów – the land below the escarpment, towards the Vistula, with Sielce, Czerniaków and Sadyba.

What are the parts of Mokotów and how do they differ

When looking for a new flat, it is worth thinking not of "Mokotów" in general but of a specific area – differences in price, surroundings and commute can be considerable.

• Stary Mokotów – the streets around Pole Mokotowskie and Dreszer Park, pre-war tenement houses and villas. There are few new developments here because free plots are lacking; mainly small infill buildings appear.
• Wierzbno, Ksawerów, Służew – the areas around the metro with buildings from various decades. A good choice for people who commute to the centre by metro every day.
• Służewiec – a former industrial hinterland and one of the largest concentrations of office buildings in Warsaw (according to Wikipedia, 75 office buildings had been built here by 2016). Part of the land is changing to residential use, and developers are adding greenery and new streets.
• Stegny, Sadyba, Czerniaków, Sielce – Lower Mokotów: buildings from different periods – from villas to large estates from the communist era – and greenery by Lake Czerniakowskie (the largest natural body of water in Warsaw), closer to the Vistula and Wilanów.

Prices of new flats in Mokotów

The numbers below are the asking prices of units available in our offer – not transaction prices and not the whole market of the district. They do show well, however, what to expect in a conversation with a developer. You will find a comparison with other districts in the overview of new apartment prices in Warsaw in 2026.

Number of rooms	Available units	Price from	Median price	Median zł/m²	Floor area
1 room	7	743k zł	824k zł	27 026	26–44 m²
2 rooms	18	783k zł	1,40m zł	27 024	31–60 m²
3 rooms	28	1,23m zł	1,51m zł	22 112	62–87 m²
4 rooms	6	1,58m zł	2,06m zł	23 330	70–131 m²

What follows from this in practice:

• The median for the whole district is about 23 920 zł/m², and 80% of the available flats fall in a range of about 20–29 thousand zł/m². The lowest price per metre in the offer is 18 829 zł, the highest – 31 600 zł.
• Small flats are the most expensive per metre. Studios and 2-room flats have a median of about 27 thousand zł/m², 3-room ones – about 22 thousand zł/m². If your budget allows a larger floor area, the price per metre usually falls.
• A budget below 1 million zł is about 13% of the offer – 8 of 60 flats, mainly studios and the smallest "twos".
• Completed buildings and those under construction have different prices. Completed, small developments in good locations have a higher median (about 29 thousand zł/m²), and the larger project under construction in Służewiec – a lower one (about 22,3 thousand zł/m²).

New developments in Mokotów in our offer

You will find the current list with prices and available units on the page of developments in Mokotów. Below, briefly, about each of them.

• Modern Mokotów etap III (Archicom, ul. Domaniewska 41A) – the widest choice: 45 available flats from 26 to 128 m², from about 743 thousand zł. A building under construction, completion: Q4 2026. The project is being built in Służewiec, where the site of a former car park is turning into an estate with a garden.
• Jaśminowy Mokotów VI (Skanska, ul. Białego Dębu 2) – a stage already put into use in Stegny, 9 available 2- and 3-room flats from 1,38 million zł. One terraced house is also available in the same development.
• Apartamenty Orkana (APM Development, ul. Władysława Orkana 12) – a small, completed building with 15 units, with 5 2- and 4-room flats in the offer from 1,48 million zł.
• Stępińska 17 (CK Development) – a completed, small building with 13 units; the offer includes, among others, a 2-room flat of about 31 m² for 783 thousand zł.

Transport: the metro, trams, getting to the centre

The greatest asset of Upper Mokotów is the M1 metro line. There are five stations in the district: Pole Mokotowskie, Racławicka, Wierzbno, Wilanowska and Służew. A flat within walking distance of one of them usually costs more, but also gives a convenient commute to Śródmieście without standing in traffic jams.

Lower Mokotów has gained in recent years a tram route to Wilanów. Trams descend from the escarpment along Goworka and Spacerowa streets, and then run along Belwederska and Sobieskiego towards Miasteczko Wilanów, which linked the area of Belwederska and Sobieskiego streets with the tram route along Puławska and Marszałkowska.

Służewiec is well served by trams and buses, but the distance to the metro depends on the specific address – when choosing a flat it is worth checking the real walking time to the stop, not just the straight-line distance.

Greenery, universities and everyday life

Mokotów is often described as a residential district with a lot of greenery, and that is true. On its territory there are, among others, Pole Mokotowskie, Arkadia Park, Morskie Oko Park, Dreszer Park, Królikarnia Park and Sielecki Park. By Lake Czerniakowskie you can relax without leaving the city.

The district is home to the Warsaw School of Economics (SGH) and some faculties of the Warsaw University of Technology, as well as Polish Radio and Polish Television. The big shopping centres are Galeria Mokotów and Sadyba Best Mall. For people working in the offices in Służewiec, the ability to walk or cycle to work is an asset.

What to watch for when buying a flat in Mokotów

• The exact location in the district. The same money will buy a different floor area in Stary Mokotów than in Służewiec. Decide what matters more: the metro, greenery or floor area.
• The surroundings of developments in Służewiec. The area is changing – next to new blocks there are still office buildings and construction goes on. It is worth checking the local plan and what is to be built on the neighbouring plots.
• Completed or under construction. You can view a flat in a building already put into use and move in sooner; buying under construction often gives a wider choice of units and payments spread over time.
• Additional costs. To the price of the unit you usually add a parking space and a storage room, and in developer standard (stan deweloperski) also the finishing. If you are buying with a mortgage, include them in your budget – we will help you choose a mortgage.

Frequently asked questions

Summary

Mokotów combines good transport, lots of greenery and extensive services, but there are few new flats here and they are expensive – the median in our offer is about 24 thousand zł/m², and a budget below 1 million zł mainly stretches to small units. Służewiec currently offers the most options, and completed flats can be found in small buildings and in Stegny. Compare offers on the page of new flats in Mokotów or browse all developments in Warsaw.

Read also:

• The best districts of Warsaw to live in – a comparison of prices and commute
• New flats in Wola – prices, metro and developments
• Prices of new flats in Warsaw in 2026

Looking for a flat in Mokotów? Ask our expert – the consultation is free.

Sources

• Mokotów – Wikipedia, the free encyclopedia (area, population, MSI areas, metro stations, parks): pl.wikipedia.org (in Polish)
• The tram to Wilanów – the route: um.warszawa.pl (in Polish)
• Prices and availability of units: the TM Invest offer, as of 26.09.2026