New flats in Praga-Południe 2026 – prices, estates, transport

New flats in Praga-Południe cost on average about PLN 18.6k/m² in our offer — clearly less than in Mokotów or Wola, with the centre just across the bridge. Most projects are concentrated in Kamionek along ul. Żupnicza. Below you will find prices by number of rooms, a list of projects with addresses, information about metro line M2 and the planned M3, greenery, and the pros and cons of the district.

Key points

• According to the TM Invest offer as of 27 September 2026, we have 268 available flats in 8 projects in the district, and the median offer price is PLN 18,600/m².
• The cheapest flat costs about PLN 531k, and 236 of 268 units fit a budget under PLN 1m.
• 7 of the 8 projects are on ul. Żupnicza in Kamionek; we currently have no new units in Grochów or Saska Kępa.
• Metro line M2 has the Stadion Narodowy station right at the district boundary, and the first section of line M3 (7 stations, 8.1 km) is to link Stadion Narodowy with Gocław — according to Metro Warszawskie, construction is to start in 2028.
• The district has 186,401 residents on 22.38 km² and the highest population density in Warsaw — 8,329 people/km² (GUS, as of 1 January 2026).

The district in numbers: Kamionek, Grochów, Gocław, Saska Kępa

The district lies on the right bank of the Vistula, opposite Śródmieście and Powiśle. According to GUS it has an area of 22.38 km² and 186,401 residents — the second most populous district of Warsaw (after Mokotów) and the first by population density. It is linked to the left bank by the Poniatowskiego, Łazienkowski and Siekierkowski bridges.

The city information system (MSI) divides the district into six areas: Kamionek, Saska Kępa, Gocław, Gocławek, Grochów and Olszynka Grochowska. Each has a different character, so when looking for a flat it is better to think of a specific area than of "Praga" in general.

• Kamionek — closest to the centre, between the tracks by Warszawa Wschodnia station, the Vistula and al. Waszyngtona. Here are Park Skaryszewski, Jeziorko Kamionkowskie and the National Stadium, and former industrial land is turning into new estates. Today it is the main area of new projects in our offer.
• Saska Kępa — villa development from the interwar period, many embassies. Few new buildings are going up here, mainly small projects.
• Grochów — a large part of the district with development from various decades along ul. Grochowska and al. Waszyngtona, near the Warszawa Grochów and Olszynka Grochowska rail stops.
• Gocław — large cooperative estates built on the site of the former sports airfield, with newer projects next to them. From Gocław it is close to the Siekierkowski bridge and Wał Miedzeszyński.

Prices of new flats in Praga-Południe in 2026

The figures below are offer prices of units from our catalogue — not transaction prices and not the whole market of the district.

Rooms	Available units	Price from	Median price	Median PLN/m²	Size
1 room	14	PLN 531k	PLN 572k	19,475	26–32 m²
2 rooms	150	PLN 613k	PLN 737k	18,818	32–60 m²
3 rooms	67	PLN 803k	PLN 930k	17,517	46–77 m²
4 rooms	4	PLN 982k	PLN 1.16m	15,595	64–89 m²

What follows in practice:

• Prices are very even. 80% of available flats cost from about PLN 16.5k to 19.4k/m². The lowest price in the offer is PLN 14,308/m², the highest PLN 21,513/m².
• 2-room flats dominate. 150 of the 268 units are 2-room flats, usually about 39 m². Four rooms are hard to find here — there are only four such units in the offer.
• Larger sizes are cheaper per metre. Studios have a median of about PLN 19.5k/m², 3-room flats about PLN 17.5k/m².
• Ready and under-construction cost about the same. 31 flats in completed buildings have a median of PLN 18,874/m², and 237 units under construction PLN 18,510/m². The choice is therefore decided more by the moving date than by price.

Against the whole of Warsaw, the district is in the middle of the range: the median for the capital in our offer is PLN 18,000/m², in Mokotów PLN 22,900/m² and in Wola about PLN 26,400/m². A full comparison of districts is in the article on new flat prices in Warsaw in 2026.

How many metres you can buy here – a worked example

Assume a budget of PLN 800k for the unit alone (excluding parking space and finishing). Dividing it by the median price per metre in individual districts gives an indicative size:

District	Median PLN/m²	Size for PLN 800k
Praga-Południe	18,600	approx. 43 m²
Warsaw – whole offer	18,000	approx. 44 m²
Mokotów	22,900	approx. 35 m²
Wola	26,442	approx. 30 m²

For the same amount you can therefore buy about 8 m² more than in Mokotów — in practice the area of an extra small room.

A second example: the median price of a 2-room flat in the district is PLN 736,780 (a 39.4 m² unit in the Metro Art 14 project, PLN 18,700/m²). With a 20% down payment you need PLN 147,356 in cash, and the loan will be PLN 589,424. With a 10% down payment (the bank then requires additional security, such as insurance) you set aside PLN 73,678 and the loan rises to PLN 663,102. More on where to get the missing part is in the article on the down payment.

Want to check what loan amount you can realistically count on? Book a consultation with a mortgage expert — we will compare offers from several banks and calculate the instalment for the chosen flat.

New projects in the district in our offer

You will find the current list with prices and unit plans on the page of new flats in Praga-Południe. Below is a summary of all projects, assigned to an area by address.

Project	Developer	Address (area)	Status	Available	Price from	PLN/m²
Osiedle PUR	Weisenburger Development	ul. Żupnicza 15 (Kamionek)	under construction, Q4 2026	115	PLN 551k	14,308–19,713
Metro Art 14	Victoria Dom	ul. Żupnicza (Kamionek)	under construction, Q4 2027	77	PLN 563k	17,502–19,850
Metro Art 12	Victoria Dom	ul. Żupnicza (Kamionek)	under construction, Q4 2026	45	PLN 537k	16,517–20,223
Metro Art 13	Victoria Dom	ul. Żupnicza (Kamionek)	completed	13	PLN 587k	18,792–19,721
Park Skandynawia stage 5	Skanska	ul. Precyzyjna 4 (Gocław)	completed	10	PLN 531k	15,386–21,513
Metro Art 11	Victoria Dom	ul. Żupnicza (Kamionek)	completed	6	PLN 628k	17,800–19,371
Metro Art 10	Victoria Dom	ul. Żupnicza (Kamionek)	completed	1	PLN 894k	17,606
Metro Art 9	Victoria Dom	ul. Żupnicza (Kamionek)	completed	1	PLN 869k	18,519

• Osiedle PUR — the widest choice (115 units from about 28 to 89 m², including 43 three-room) and the lowest price per metre in the district.
• Metro Art — successive stages of the Victoria Dom project: the completed stages 9, 10, 11 and 13 have 21 flats ready now, and in stage 14 2-room flats prevail (64 of 77).
• Park Skandynawia stage 5 — a completed building in Gocław with the cheapest studio in the district (about 29.7 m² for PLN 531k).

If you are looking for even lower prices, compare the offer with Białołęka on the right bank, where the median in our catalogue is about PLN 14.1k/m², but the commute to the centre is longer.

Metro in the district: M2 today, M3 in the plans

Line M2 has no station inside the district today. The nearest is Stadion Narodowy station on ul. Sokola — formally on the Praga-Północ side, but right at the border with Kamionek. From there the metro goes under the Vistula to Śródmieście and on to Wola.

The biggest change for the district is to be the third metro line. The first section of M3 is to be 8.1 km long with seven stations: Stadion Narodowy (interchange with M2) and six new ones — Dworzec Wschodni, Mińska, Rondo Wiatraczna, Ostrobramska, Jana Nowaka-Jeziorańskiego and Gocław. Metro Warszawskie signed the design contract in March 2024; according to its announcements, design is to finish in 2027 and construction to start in 2028, provided funding is secured.

The projects along ul. Żupnicza lie in the western part of the district, through which the start of M3 is to run, and Park Skandynawia in the Ostrobramska and Gocław area. Do not, however, buy "for the metro" on the basis of a project's name alone — check the distance to a specific planned station and expect many years of construction. You can read more about how the metro affects prices in the article on new flats near the metro in Warsaw (in Polish).

SKM, trams and bridges – how to get to the centre

Mode of transport	Stops / routes in the district	Where you can get to
SKM S1	Warszawa Stadion, Wschodnia, Grochów, Olszynka Grochowska, Gocławek	Powiśle, Śródmieście, Ochota, Zachodnia, Pruszków / Otwock
SKM S2	Warszawa Stadion, Wschodnia	Śródmieście, Zachodnia, Lotnisko Chopina
SKM S3	Warszawa Wschodnia	Centralna, Zachodnia, Lotnisko Chopina / Legionowo
Trams	al. Waszyngtona, ul. Grochowska (to the Gocławek terminus)	Most Poniatowskiego, Śródmieście
Car	Poniatowskiego, Łazienkowski, Siekierkowski bridges	Śródmieście, Mokotów, Wilanów

SKM trains are today the fastest way to get from Kamionek or Grochów to Śródmieście. It is also worth knowing about works: Tramwaje Warszawskie are preparing a comprehensive rebuild of the tracks on al. Waszyngtona (between the Wiatraczna and Waszyngtona roundabouts), and a rebuild of the tracks on ul. Grochowska is announced for 2027. During that time travelling by tram may be difficult.

Greenery: Park Skaryszewski and Jeziorko Kamionkowskie

Despite dense development, the district has plenty of greenery. The most important is Park Skaryszewski named after Ignacy Jan Paderewski (about 55 ha) with Jeziorko Kamionkowskie — an oxbow lake of the Vistula. In 2009 the park won the title of the most beautiful park in Poland. Next to it lie the Kamionkowskie Błonia Elekcyjne — together with the park and the lake it is nearly 80 ha of greenery. On the eastern edge of the district is the Olszynka Grochowska nature reserve with a forest and a monument to the 1831 battle.

Pros and cons of living in the district – who is it for?

Pros	Cons
Prices about PLN 4–8k/m² lower than in Mokotów and Wola (medians in our offer)	Metro M2 only at the edge of the district, M3 only in the plans
Close to the centre — a few stops across the bridge or by SKM	The highest population density in Warsaw, busy arteries
Park Skaryszewski, the Vistula, Olszynka Grochowska	Track repairs and construction may hamper the commute for several years
Many 2-room flats and several completed buildings	Few large flats (4 rooms) in the offer
Developed amenities: schools, shops, services in older estates	The area around Żupnicza is still changing — construction continues next to new blocks

Who is it for? The district suits people who work in the centre or in Powiśle and want to live close by, but cannot afford the prices of left-bank Śródmieście. It also suits buyers of a first flat with a budget of PLN 600–800k. Families looking for 4 rooms will find a modest offer — see the guide to the best districts to live in Warsaw — for example compare the offer with Mokotów.

Before buying, check the local plan for neighbouring plots and the completion date. Want to compare projects? Use our help buying a flat from a developer — most often without a commission for the buyer, the fee is usually paid by the developer.

Frequently asked questions

Summary

Praga-Południe is a compromise between price and distance from the centre: the median in our offer is PLN 18,600/m², and for PLN 800k you can buy about 43 m² — 8 m² more than in Mokotów. New flats are concentrated in Kamionek, and the future M3 line may improve the commute in the coming years. You can check current units on the page of projects in Praga-Południe.

Looking for a flat in Praga-Południe? We will help you choose a project and go through buying from a developer — most often without a commission for the buyer, because the fee is usually paid by the developer. If you need financing, book a consultation with a mortgage expert — we will compare offers from several banks.

Legal status as of September 2026. Prices come from the TM Invest offer (as of 27 September 2026), are offer prices and may change. The calculations are indicative and are not an offer or financial advice. We give the dates of city projects (metro, trams) according to operators' announcements, and they may change.

Sources

• GUS, Area and population by territorial division in 2026, table 19 (Praga-Południe: 22.38 km², 186,401 people, 8,329 people/km²): stat.gov.pl
• Municipal Roads Authority, MSI areas – Praga-Południe district (boundaries of Kamionek, Saska Kępa, Gocław, Grochów): zdm.waw.pl
• Metro Warszawskie, line M3 – route, stations and schedule: metro.waw.pl
• SKM Warszawa, route diagrams of lines S1, S2, S3: skm.warszawa.pl
• Tramwaje Warszawskie, rebuild of the tracks on Al. Waszyngtona (10 Jun 2026): tw.waw.pl; works on ul. Grochowska (7 May 2026): tw.waw.pl
• Praga-Południe – Wikipedia (in Polish; character of the areas, Park Skaryszewski, Olszynka Grochowska): pl.wikipedia.org
• Flat prices: TM Invest project catalogue, as of 27 September 2026