Ready-to-collect flats or flats under construction – price differences 2026
Author: Tacjana MasiukiewiczMarket and prices~13 min read
Flats ready to collect do not have to be more expensive than those under construction. In our offer it is actually the other way round: the median price per square metre in developments that have already been completed is about 12% lower in Warsaw, and about 8% lower in Wrocław, than in developments under construction. Yet when you compare similar flats in the same district, the picture is more mixed. Below we show data from the TM Invest catalogue, calculate the cost of waiting for the keys and suggest which option suits whom best.
Key facts
- Warsaw: a median of 16,208 zł/m² in ready developments against 18,530 zł/m² under construction; Wrocław: 14,640 zł/m² against 16,000 zł/m² (TM Invest offer, as of 27 September 2026).
- In the same district and with the same number of rooms, ready flats in cheaper locations (Białołęka, Włochy, Fabryczna) are 2–8% more expensive, while in Mokotów and Stare Miasto they are 13–23% cheaper, because the new projects are priced higher.
- Ready flats are the smaller part of the offer: 673 out of 2,237 in Warsaw and 428 out of 2,114 in Wrocław; on average about 18 units remain free in a ready development.
- Taxes are the same: 8% VAT included in the price (up to 150 m²) and no PCC (the civil-law transactions tax); the Developer Act protects the buyer in both cases.
- Waiting costs money: at a rent rate of 85.1 zł/m² (NBP, Warsaw, Q1 2026) renting 40 m² comes to about 3.4 thousand zł a month before bills.
Ready-to-collect flats versus under construction – prices in our offer
We compared all the available flats from the TM Invest catalogue, dividing them by the stage of the development: "ready" (the building has been put into use and the unit can be collected after signing the contract) and "under construction". We calculate medians, not averages, so that individual penthouses do not inflate the result – the difference is explained in the article average price versus median (in Polish). These are asking prices from developers' price lists, not transaction prices for the whole market.
| City and stage | Available flats | Developments | Median zł/m² | Median price | Median area |
|---|---|---|---|---|---|
| Warsaw – ready | 673 | 37 | 16,208 zł | 831,206 zł | 50.8 m² |
| Warsaw – under construction | 1,564 | 36 | 18,530 zł | 861,410 zł | 44.9 m² |
| Wrocław – ready | 428 | 23 | 14,640 zł | 815,243 zł | 55.8 m² |
| Wrocław – under construction | 1,686 | 20 | 16,000 zł | 744,564 zł | 49.1 m² |
A square metre in ready developments is cheaper, but the whole flat is not necessarily – in Wrocław the median price of a ready unit is even about 9% higher. The reason is simple: among the ready ones the larger flats are what is left (a median of 55.8 m² against 49.1 m²), and a larger area usually has a lower price per m². For comparison with the market: according to the NBP, in Q2 2026 the average asking price on the primary market was 18,488 zł/m² in Warsaw and 15,575 zł/m² in Wrocław, and the transaction price 16,783 and 14,312 zł/m². The NBP gives these averages for the whole primary market, without a breakdown by construction stage. A wider picture of prices by district can be found in the article new flat prices in Warsaw 2026.
Prices by number of rooms – where ready flats are cheaper
| Type of flat | Warsaw – ready | Warsaw – under construction | Wrocław – ready | Wrocław – under construction |
|---|---|---|---|---|
| Studio (1 room) | 19,436 zł/m² 595,564 zł | 29,900 zł/m² 893,772 zł | 18,972 zł/m² 652,732 zł | 17,276 zł/m² 582,130 zł |
| 2 rooms | 16,880 zł/m² 726,794 zł | 18,750 zł/m² 758,520 zł | 15,407 zł/m² 699,000 zł | 16,100 zł/m² 658,229 zł |
| 3 rooms | 15,430 zł/m² 902,122 zł | 16,488 zł/m² 942,077 zł | 13,700 zł/m² 839,000 zł | 14,723 zł/m² 884,441 zł |
| 4 rooms or more | 14,712 zł/m² 1,231,597 zł | 19,175 zł/m² 1,765,774 zł | 13,506 zł/m² 1,309,500 zł | 15,966 zł/m² 1,234,220 zł |
In Warsaw ready flats are cheaper in every group, most strongly for studios – but that is an effect of the make-up of the offer: almost half of the studios under construction are one development in Śródmieście. In Wrocław ready studios are more expensive per metre (by about 10%), and for 2 and 3 rooms they are cheaper by 4–7%. We write more about studios in the article studio prices in Warsaw and Wrocław (in Polish).
Is there a premium for being ready? A comparison in the same district
Citywide averages mix locations. In Warsaw as many as 41% of the ready flats in our offer are in Białołęka, while among the flats under construction the most are in Mokotów. That is why we compared only those districts and flat types where we have at least 10 units in each group.
| District, type | Ready – median zł/m² (count) | Under construction – median zł/m² (count) | Difference |
|---|---|---|---|
| Warsaw, Białołęka, 2 rooms | 14,450 zł (46) | 13,600 zł (153) | +6.2% |
| Warsaw, Białołęka, 3 rooms | 13,750 zł (61) | 13,250 zł (135) | +3.8% |
| Warsaw, Włochy, 3 rooms | 17,071 zł (35) | 16,495 zł (33) | +3.5% |
| Warsaw, Praga-Południe, 2 rooms | 18,904 zł (24) | 18,800 zł (126) | +0.6% |
| Warsaw, Mokotów, 2 rooms | 21,588 zł (31) | 27,900 zł (196) | −22.6% |
| Warsaw, Mokotów, 3 rooms | 17,564 zł (32) | 22,342 zł (77) | −21.4% |
| Wrocław, Fabryczna, 3 rooms | 13,500 zł (24) | 12,500 zł (141) | +8.0% |
| Wrocław, Krzyki, 2 rooms | 16,125 zł (34) | 16,100 zł (253) | +0.2% |
| Wrocław, Psie Pole, 3 rooms | 13,210 zł (56) | 14,512 zł (64) | −9.0% |
| Wrocław, Stare Miasto, 2 rooms | 17,326 zł (35) | 21,100 zł (133) | −17.9% |
| Wrocław, Stare Miasto, 3 rooms | 15,547 zł (46) | 17,850 zł (116) | −12.9% |
The conclusion is honestly mixed. In districts with more affordable prices a ready flat usually costs the same or a few per cent more than a similar one under construction – that is the "premium for being ready", but a small one. In Mokotów and Stare Miasto it is the other way round: new projects under construction with completion in 2027–2028 are priced clearly higher than developments from a few years ago. In Mokotów more than half of the flats under construction in our offer are one large development by the metro with completion in Q2 2028, which pushes the median up considerably. In Psie Pole ready flats are also cheaper – a good example that with the last units in a completed development it is easier to get a favourable price. So compare specific flats, not just medians.
Examples of ready developments in our offer include Eco Berensona and Osiedle Pastell in Białołęka, Stilla in Włochy and Lokum la Vida in Psie Pole. You will find the full list in the catalogues of flats in Warsaw and flats in Wrocław. If you prefer to wait, see flats completed in 2027 (in Polish).
Want to compare ready flats with those under construction in a district of your choice? We will prepare a comparison of specific units within your budget – for the buyer most often without a commission, as the fee is usually paid by the developer.
How much does waiting for a flat under construction cost? An example
Take a 2-room flat of 40 m² in Białołęka, using the medians from our offer. Ready: 40 × 14,450 zł = 578,000 zł. Under construction: 40 × 13,600 zł = 544,000 zł. So the flat under construction is cheaper by 34,000 zł. Suppose you buy today and the building will be completed in about 15 months (that is how long is left until the deadline of Q4 2027 – the most common one among flats under construction in Warsaw in our offer).
| Item | Ready | Under construction |
|---|---|---|
| Price of a 40 m² flat | 578,000 zł | 544,000 zł |
| Rent during construction (15 × 3,404 zł) | – | 51,060 zł |
| Total, if you rent today | 578,000 zł | 595,060 zł |
| Total, if you pay no rent | 578,000 zł | 544,000 zł |
If you rent today, the ready flat works out cheaper by about 17 thousand zł – and that is without counting the interest on loan tranches paid in parallel with the rent. If you live with family or in your own flat that you will sell later, a flat under construction gives a real saving and time to put money aside for finishing. An investor buying to let does the same sum the other way round: a ready unit can earn straight after finishing. In Wrocław the sum is sometimes even simpler – in Psie Pole a 3-room flat of 60 m² in a ready development is about 792.6 thousand zł (13,210 zł/m²), and under construction about 870.7 thousand zł (14,512 zł/m²).
A ready flat or one under construction – pros and cons
| Criterion | Ready to collect | Under construction |
|---|---|---|
| Risk | the building stands and has an occupancy permit; the risk of delay disappears | a delay is possible; your payments are protected by an escrow account for residential purchases |
| Viewing | you see the actual unit, the view, the sunlight, the neighbourhood | you buy from a floor plan and visualisations |
| Layout changes | usually not possible | possible up to the stage set by the developer |
| Choice | the "last units" of the sale are left | a full choice of floors and layouts |
| Payment and loan | usually a one-off payout of the loan | payments in stages, a loan paid out in tranches |
| Time to the keys | a few weeks from the contract | from a few months to 2 years |
| Taxes | 8% VAT included, no PCC | 8% VAT included, no PCC |
Security and the contract
The Developer Act covers not only the classic developer contract for a flat under construction, but also contracts in which the developer undertakes to establish separate ownership of a ready unit and transfer it to you (art. 2 sec. 1 pt 2 and 3). For a flat under construction you pay into an escrow account for residential purchases according to a schedule – after successive stages are completed (art. 8). In both cases the transfer of ownership is preceded by the handover of the unit with a protocol; the developer has 14 days to respond to reported defects and 30 days to remedy the accepted ones (art. 41). How to prepare for the handover is described in the article collecting a flat from the developer.
Loan and taxes
For a flat under construction the bank pays out the loan in tranches according to a schedule, and you pay interest on the part paid out. For a ready unit the loan is usually released in one go. For tax there is no difference: the developer sells a residential unit of up to 150 m² with 8% VAT (art. 41 sec. 12–12c and art. 146ef of the VAT Act), and a sale subject to VAT is exempt from PCC. The exception is where the developer previously rented the unit and 2 years have passed since this "first occupation" – the sale may then be exempt from VAT (art. 43 sec. 1 pt 10), and the buyer pays 2% PCC.
Ready to collect is not always ready to live in
When you search for "flats ready to live in in Warsaw", you will mainly find units in stan deweloperski (the developer's standard, a shell finish without floors, bathroom or kitchen fittings). After collecting the keys you still have to finish the floors, bathroom and kitchen – which means further weeks or months and an extra budget. What to do after collection is explained in the article stan deweloperski – what next.
Who is a ready flat for, and who is one under construction for?
- Ready – when you pay rent today, have a fixed moving date (e.g. school, work, the end of a lease), want to see the unit before buying, or are buying to let and quick income matters.
- Under construction – when you do not pay rent, care about the choice of floor and layout, want to make layout changes, or need time to gather the deposit and a budget for finishing.
- The secondary market – when you need a flat that is finished "straight away"; you will find a comparison in the article primary or secondary market.
If you wonder whether you will overpay by waiting for a new flat, look at the article flat price forecast (in Polish) – the price in the developer contract is fixed, so any rise in prices during construction works in your favour, and a fall against you.
Frequently asked questions
Are flats ready to collect more expensive?
Not always. In the TM Invest offer (as of 27 September 2026) the median price per metre in ready developments is lower than under construction: 16,208 against 18,530 zł/m² in Warsaw and 14,640 against 16,000 zł/m² in Wrocław. In cheaper districts similar ready flats are sometimes a few per cent more expensive.
Do you sign a developer contract for a ready flat from a developer?
It depends on the legal status of the unit. Often a contract is signed in which the developer undertakes to establish separate ownership of the unit and transfer it to the buyer, or a sale contract straight away. The Developer Act also covers such contracts, so among other things the handover with a protocol before the transfer of ownership applies.
Can you negotiate the price of a ready flat?
Yes, and with the last units in a completed development the developer is often more willing to talk about a discount, a parking space or a storage room included in the price. In our offer an average of about 18 free flats remain in a ready development, so developers are keen to close the sale.
How long does buying a ready flat from a developer take?
When buying with cash – usually a few weeks: reservation, the contract at the notary, handover and the keys. With a loan you need to add time for the bank's decision.
Is VAT different for a ready flat and one under construction?
No. The developer sells a residential unit of up to 150 m² with 8% VAT, which is already in the price, and the buyer does not pay PCC. A difference can appear only where the unit was rented earlier and 2 years have passed since first occupation.
Summary
The data from our offer do not confirm the rule that a ready flat is always more expensive. For a metre in a ready development you will pay less on average, because larger units and older projects are what is left in it, while new developments in the most expensive districts are priced higher. In cheaper locations the premium for being ready exists, but is usually a few per cent – less than a dozen or so months of rent. So base your decision on your own sum: how much you pay for housing today, when you have to move and whether the choice of layout matters to you.
We will help you compare ready flats and developments under construction in chosen districts of Warsaw and Wrocław, and take you through the reservation, the contract and the handover. Get help buying a flat from a developer – most often without a commission for the buyer, as the fee is usually paid by the developer.
Legal status as of September 2026. Prices come from the TM Invest offer (as of 27 September 2026) and are asking prices, not transaction prices. The calculations are indicative and are not legal or tax advice.
Sources
- Act on the Protection of the Rights of a Purchaser of a Residential Unit or Single-Family House and on the Developer Guarantee Fund – consolidated text, Journal of Laws 2026 item 880 (art. 2, art. 8, art. 41).
- Act on Goods and Services Tax – consolidated text, Journal of Laws 2025 item 775 (art. 2 pt 14, art. 41 sec. 12–12c, art. 43 sec. 1 pt 10, art. 146ef).
- Act on Tax on Civil-Law Transactions – consolidated text, Journal of Laws 2026 item 191 (art. 2 pt 4).
- NBP – residential property price database (BaRN), data for Q2 2026.
- NBP – Information on home prices and the situation on the residential real estate market in Q1 2026 (rent rates).
- Flat prices: the TM Invest catalogue of developments, as of 27 September 2026.
