New flats in Białołęka 2026 – Viva Garden, prices, developments, commute

Looking for a specific development? Viva Garden and Nova Viva Garden are Victoria Dom projects in Białołęka – we describe them in a separate section below. New flats in Białołęka are today the cheapest way to own a home within Warsaw's limits: the median offer price in our offer is about PLN 14.1k/m², about 22% less than the median for the whole of Warsaw. In return you have to accept a longer commute and no metro. Below we show prices by number of rooms, a list of 18 projects with addresses, the parts of the district where they are being built, transport (tram, SKM, planned routes) and the pros and cons of living in Białołęka.

Key points

• According to the TM Invest offer as of 27 September 2026, we have 609 available units in 18 projects by 8 developers in Białołęka — more than in any other Warsaw district.
• The median price is PLN 14,122/m² against PLN 18,000/m² for the whole of Warsaw in our offer; the median price of a 2-room flat is about PLN 553k.
• 273 units are in buildings already put into use, 336 are under construction, with completion from Q4 2026 to Q4 2027.
• The district has no metro. Tarchomin and Nowodwory have a tram over the Marii Skłodowskiej-Curie bridge to the Młociny hub (metro M1), and the east is served by SKM trains S3, S4 and S40 (stops Żerań, Płudy, Choszczówka).
• According to GUS, Białołęka had 163,791 residents at the end of 2025 on an area of 73 km² — nearly 7.8k more than three years earlier.

Białołęka in numbers – large, green and still growing

Białołęka is a north-eastern district of Warsaw on the right bank of the Vistula and one of the largest by area — according to the GUS Local Data Bank it covers 73 km². The number of residents grows year by year: 156,009 at the end of 2022, 158,749 in 2023, 161,428 in 2024 and 163,791 at the end of 2025. The population density (about 2,244 people/km²) is still low for Warsaw, because a large part of the district is single-family housing, forests and areas by the Vistula and the Żerański Canal.

The city information system (MSI) divides Białołęka into areas, including Tarchomin, Nowodwory, Choszczówka, Dąbrówka Szlachecka, Henryków, Żerań, Brzeziny, Kobiałka, Grodzisk and Białołęka Dworska. The character of the buildings varies greatly: the western part by the Vistula (Tarchomin, Nowodwory) is dense estates of blocks from the turn of the century plus newer projects, while the middle and the east are a mix of single-family houses and new, usually lower estates built in recent years.

Prices of new flats in Białołęka in 2026

The figures below are offer prices of units available in our offer (excluding reserved and sold) — not transaction prices for the whole market.

Rooms	Available units	Price from	Median price	Median PLN/m²	Size
1 room	22	PLN 460k	PLN 656k	14,254	28–77 m²
2 rooms	199	PLN 449k	PLN 553k	14,400	32–87 m²
3 rooms	196	PLN 568k	PLN 751k	13,411	44–88 m²
4 rooms	26	PLN 794k	PLN 853k	13,899	58–100 m²
5 rooms or more	31	PLN 1.10m	PLN 1.23m	14,532	68–120 m²
no number of rooms given	135	PLN 298k	PLN 562k	14,900	25–90 m²
District total	609	PLN 298k	PLN 680k	14,122	median 50.5 m²

A few conclusions from the table:

• The price spread is small. 80% of units cost from about PLN 12.1k to 16.3k/m². In Białołęka it is easier to compare offers than in districts where buildings at PLN 20k and 30k/m² stand side by side.
• Three rooms are the cheapest per metre (about PLN 13.4k/m²). This is a district where a family buys 3 rooms on a budget for which in central districts they would get a studio.
• Flats under construction are cheaper. The median for units under construction is PLN 13,522/m², in completed buildings PLN 14,450/m². We write more about this difference in the article Ready or under-construction flats.
• A budget up to PLN 600k lets you choose from 234 units, and up to PLN 800k from 434. A ranking of the cheapest units in the whole of Warsaw is in the text Cheapest new flats in Warsaw (in Polish).

Example: how much you save by buying in the district

The median price of a 2-room flat in our Warsaw offer is PLN 755,824, and in the district PLN 553,358. The difference is about PLN 202k. For 3 rooms: PLN 935,503 for Warsaw against PLN 751,128 in the district, that is about PLN 184k less.

What does this mean with a mortgage? With a 20% down payment, a buyer of a 2-room flat at PLN 553,358 needs about PLN 110.7k down and borrows about PLN 442.7k. For the median 2-room flat in Warsaw they would need about PLN 151.2k down and a loan of about PLN 604.7k — about PLN 162k more debt. Add finishing and transaction costs (notary, court) to both amounts, described in the guide Costs of buying a flat from a developer.

New estates in the district: Tarchomin, Żerań, Brzeziny and the east of the district

We assigned the projects to MSI areas based on the addresses in the price lists. It is clear that today most new development in our offer is being built not in classic Tarchomin but in the middle and eastern part of the district.

Area	Projects (address)	Available units	Median PLN/m²	Price from
Tarchomin	Ikona Światowida 5 (ul. Światowida 5)	50	16,686	PLN 560k
Żerań	Apartamenty Płużnicka (ul. Płużnicka 6), Miasteczko Nova Sfera 3, 4 and 5 (ul. Marywilska)	97	14,047	PLN 557k
Brzeziny	Mirabelki 5 (ul. Mirabelki 5), Nova Viva Garden 3–8 (ul. Włodkowica), Viva Garden 14 (ul. Szlachecka 6)	75	14,032	PLN 411k
Kobiałka	Osiedle Salvia (ul. Mańkowska 55), Olchowy Park 2 (ul. Marii Callas 10)	142	12,815	PLN 449k
Grodzisk	Eco Berensona and Eco Berensona stage II (ul. Berensona 131)	125	14,500	PLN 298k
Henryków	Osiedle Pastell (ul. Pułaskiego 20A)	63	14,619	PLN 1.10m
Dąbrówka Szlachecka	My Forest (ul. Modlińska 342A)	57	14,023	PLN 549k

Tarchomin and Nowodwory are the most "urban" part of Białołęka: dense development, a tram, shops and services on the spot. There are, however, fewer new projects here than before, because free plots are running out — in our offer Tarchomin is represented by one project, and it is clearly more expensive than the district average. We currently have no available units in Nowodwory and Choszczówka. Żerań by Marywilska and Płużnicka is an area of former industrial land that is turning residential. Brzeziny, Kobiałka and Grodzisk are areas with many new, usually several-storey estates, where prices are lowest and the surroundings more suburban.

Białołęka – flats from developers in our offer

You can check current prices and free units on the page of new flats in the district. Below is a short overview of projects by developer.

• Victoria Dom — 10 projects, 150 units: completed Miasteczko Nova Sfera 3, Nova Viva Garden 8 (and stages 3, 5, 6 and 7 with single units) and Olchowy Park 2; under construction Miasteczko Nova Sfera 5 (Q4 2026), Miasteczko Nova Sfera 4 (Q2 2027) and Viva Garden 14 (Q4 2027).
• Napollo — Osiedle Salvia: 134 units, the lowest median in the district (about PLN 12.8k/m²), 2 rooms from PLN 449k, 3 rooms from PLN 568k; completion in Q3 2027.
• JW Construction — completed Eco Berensona (92 units from about 25 m², the cheapest for PLN 298k) and Eco Berensona stage II (33 units, 2–4 rooms).
• Weisenburger Development — completed Osiedle Pastell in Henryków: low-rise development, 30 houses and 33 flats of 68–90 m², from PLN 1.1m.
• Aurec Home — My Forest: 57 units from 37 to 87 m², under construction, completion in Q4 2026.
• Vinci Immobilier — Ikona Światowida 5 in Tarchomin: 50 units from 28 to 120 m², completion in Q4 2027.
• Totalbud Development — completed Mirabelki 5 (19 2- and 3-room flats from PLN 535k); Front Development — Apartamenty Płużnicka (11 units, completion in Q4 2026).

Choosing between a dozen or so estates at similar prices can be hard — details count: layout, orientation, distance to the stop, payment schedule. As part of our help buying a flat from a developer we will put together a few units within your budget and check their current availability — most often without a commission for the buyer, because the fee is usually paid by the developer.

Commuting from the district: tram, the Północny bridge, SKM and planned routes

Transport is the key question when buying in the district — the answer depends on the estate.

• The tram to Tarchomin and Nowodwory. The route runs from the Marii Skłodowskiej-Curie bridge (called the Northern bridge) along Trakt Nadwiślański and Światowida streets to the Winnica terminus. It was built in stages: the section to Mehoffera opened in 2014, to Nowodwory in 2016 and to Winnica in 2021. The tram takes you to the Młociny hub, where you change to metro M1.
• SKM and Koleje Mazowieckie. A railway line towards Legionowo runs through the eastern part of the district. SKM lines S3 (Lotnisko Chopina – Legionowo), S4 and S40 stop at Warszawa Żerań, Warszawa Płudy and Warszawa Choszczówka, from where you can reach, among others, Warszawa Wschodnia, Centralna or Zachodnia stations without changing (depending on the line).
• Buses and roads. The main arteries are ul. Modlińska, the Trasa Toruńska (S8) and the Marii Skłodowskiej-Curie Bridge route. Most new estates in the middle and eastern part of the district are today served mainly by buses.

Plans. The city is preparing a tram to Zielona Białołęka: according to the Warsaw City Hall the route is to be almost 6.5 km — from the junction of Matki Teresy z Kalkuty and Rembielińska in Targówek, along ul. Głębocka and a viaduct over the S8, to a terminus at ul. Zaułek — and will link eastern Białołęka with the Kondratowicza station on metro M2. Construction is to start in 2028. Tramwaje Warszawskie also analysed a line along ul. Modlińska (study announced in 2021), but the date of its construction has not been decided. There is no metro in the district, and no line with a construction date leads to this district today.

Traffic jams — honestly. The roads out towards the bridges and the centre (Modlińska, Trasa Toruńska, the Marii Skłodowskiej-Curie bridge) can be heavily congested at rush hour, and this is a real cost of living in the district. Before you sign a reservation agreement, check in the Warsaw Public Transport journey planner the trip from the specific address to work or school — on a working day, at the hour when you actually leave.

Schools, greenery and everyday life

The district is a district of young families, and the rapid growth of residents puts a load on schools and nurseries — the city is adding facilities, but in new areas infrastructure often appears later than the blocks. Before buying, check which primary school the address belongs to (school catchment areas are published by the district office) and how far the nearest nursery is.

An asset is the greenery: the Vistula bank on the Tarchomin side, the Żerański Canal, forests and parks, including Henrykowski Park. In many parts of the district, especially in the east, however, shops and services are concentrated along the main streets, and a car or bicycle is useful day to day.

Is it worth living in the district? Pros and cons

Pros	Cons
The lowest price per metre in our Warsaw offer (median PLN 14,122/m²)	No metro; the commute to the centre depends on a tram, SKM or a bus with a change
The widest choice: 609 units, 18 projects, completed and under construction	Congested roads out at rush hour
Cheap 3 rooms — median about PLN 751k	Infrastructure (schools, services) does not always keep up with new estates
Plenty of greenery, a calmer, more suburban setting	A large supply of similar flats — competition from the primary market when you resell
A planned tram to Zielona Białołęka reaching metro M2	Construction is to start only in 2028

Who is it for? Białołęka works well for families who want 3 rooms for less than PLN 800k, for people buying a first flat on a limited budget, and for those who work in the north of the city, in Legionowo or commute by rail. It works less well if you drive to the centre every day at rush hour. Then compare it with districts closer to the metro, for example Praga-Południe or Włochy (in Polish), and you will find a broader comparison in the guide Best districts to live in Warsaw.

Viva Garden and Nova Viva Garden in Białołęka – what to know

Viva Garden and Nova Viva Garden are developments by Victoria Dom in the Brzeziny area. Data from the TM Invest catalogue, as of 04.10.2026:

Development	Address	Status	Available flats	Prices from
Viva Garden 14	ul. Szlachecka	under construction, completion Q4 2027, stan deweloperski	26 of 32; 1–3 rooms, 32–62 m²	507,311 zł (from 13,100 zł/m²)
Nova Viva Garden 6	ul. Włodkowica	building completed	3 of 113; 2–3 rooms, 41–54 m²	580,186 zł (from 13,300 zł/m²)
Nova Viva Garden 8	ul. Włodkowica	building completed	12 flats	411,298 zł (from 12,607 zł/m²)

The older phases of Nova Viva Garden are already completed and only a few flats are left in them, while Viva Garden 14 is under construction and has the widest choice. Before choosing, compare the developments in the same area – the list with addresses is above, and current offers are in the catalogue: new flats in Białołęka.

Frequently asked questions

Summary

The district is the cheapest district, and the richest in new flats, in our Warsaw offer: 609 units in 18 projects, a median of about PLN 14.1k/m², 3 rooms for a price at which you would buy a studio in the centre. The price is the commute — no metro, with jams on the main roads out — so choosing a specific estate, near the tram in Tarchomin or an SKM stop, matters more here than in other districts. You can find all projects with current prices on the page of flats in the district.

Want to compare a few estates in the district? 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. Buying with a mortgage? Book a consultation with a mortgage expert — we will compare offers from several banks and work out what instalment you can afford.

Legal status as of September 2026. Prices come from developers' price lists in the TM Invest offer (as of 27 September 2026) and may change. We assigned projects to MSI areas based on addresses. The calculations are indicative and do not constitute an offer within the meaning of the Civil Code or financial advice.

Sources

• GUS, Local Data Bank – population and area of the Białołęka district, 2022–2025: bdl.stat.gov.pl
• Białołęka District Office – construction of the tram line to Tarchomin (route, stages): bialoleka.um.warszawa.pl
• Warsaw City Hall – Tram to Zielona Białołęka: um.warszawa.pl
• Warsaw City Hall – Tram on Modlińska, study of a new line (2021): um.warszawa.pl
• SKM Warszawa – lines S3, S4, S40 and stops: skm.warszawa.pl
• Flat prices: TM Invest project catalogue, as of 27 September 2026