Cheapest New Flats in Warsaw 2026 – Where to Look and What to Watch Out For

You will find the cheapest new flats in Warsaw today mainly in Białołęka, Ursus and Włochy – that is where the median price per square metre in our offer is lowest and where most flats up to 600 thousand PLN are. Below we show a district ranking, the number of flats up to 500, 600 and 700 thousand PLN, the specific cheapest units and the things worth checking before a low price decides the purchase.

Key facts

• The cheapest district in our offer is Białołęka: a median of 14 122 PLN/m² against 18 000 PLN/m² for Warsaw as a whole (based on TM Invest offer data as at 27.09.2026).
• Of 2237 available flats in Warsaw, 54 cost up to 500 thousand PLN, 323 up to 600 thousand PLN and 557 up to 700 thousand PLN.
• As many as 234 of the 323 flats up to 600 thousand PLN (72%) are in Białołęka; the rest are in Ursus, Włochy and Praga-Południe.
• With a budget of up to 600 thousand PLN you will mainly buy a studio or a small two-room flat – the median floor area is about 35 m².
• According to the National Bank of Poland (NBP), the average asking price on the Warsaw primary market in the second quarter of 2026 was 18 488 PLN/m², and the average transaction price 16 783 PLN/m².

The cheapest district of Warsaw – ranking of new-flat prices

As at 27.09.2026, our Warsaw offer includes 73 developments by 21 developers and 2237 available flats (excluding reserved and sold units). All of them have public prices, so the ranking covers the entire available stock. These are asking prices from developers' price lists, not a survey of the whole market – for a wider picture of the city see our overview of new apartment prices in Warsaw in 2026.

District	Developments	Available flats	Median PLN/m²	Cheapest flat	up to 500 thousand PLN	up to 600 thousand PLN	up to 700 thousand PLN
Białołęka	18	609	14 122	298 thousand PLN	41	234	326
Ursus	3	122	15 726	437 thousand PLN	10	38	48
Targówek	2	77	15 948	590 thousand PLN	0	1	31
Wawer	5	67	16 150	661 thousand PLN	0	0	1
Włochy	8	156	17 650	509 thousand PLN	0	19	36
Praga-Południe	8	268	18 600	531 thousand PLN	0	14	74
Praga-Północ	1	19	19 000	498 thousand PLN	2	9	11
Bemowo	2	32	19 140	720 thousand PLN	0	0	0
Bielany	4	170	19 550	515 thousand PLN	0	2	8
Wilanów	3	69	20 516	652 thousand PLN	0	0	2
Mokotów	15	448	22 900	495 thousand PLN	1	6	20
Wola	3	122	26 442	702 thousand PLN	0	0	0
Śródmieście	1	78	33 700	821 thousand PLN	0	0	0
Warsaw total	73	2237	18 000	298 thousand PLN	54	323	557

Two things are worth noting. First, the ranking by median and the ranking by cheapest unit do not coincide: in Mokotów the median is one of the highest, yet the cheapest studio there costs about 495 thousand PLN – less than the cheapest flat in Targówek. Second, in districts with one or two developments (Praga-Północ, Bemowo, Targówek) the result depends on the specific building rather than the district. If you choose a district on more than price, see our guide to the best districts of Warsaw to live in.

Flats up to 500, 600 and 700 thousand PLN in Warsaw – what you can realistically buy

• up to 500 thousand PLN – 54 flats: 41 in Białołęka, 10 in Ursus, 2 in Praga-Północ and 1 in Mokotów. These are almost exclusively studios and very small two-room flats of 25–42 m² (median about 33 m²).
• up to 600 thousand PLN – 323 flats. Two-room flats (177 units) and studios (60) dominate; three rooms in this budget are an exception – two units in Osiedle Salvia in Białołęka (about 51–54 m², from 568 thousand PLN). For 84 units the developer did not state the number of rooms.
• up to 700 thousand PLN – 557 flats, including 51 three-room ones. Outside Białołęka the choice grows in Praga-Południe (74 units) and in Targówek (31).

The cheapest two-room flat in our offer costs 449 thousand PLN (Osiedle Salvia, 36 m², Białołęka), and the cheapest three-room one 568 thousand PLN in the same development. We write more about the prices of small flats in our article on studio flat prices in Warsaw and Wroclaw, and about typical amounts for 30, 40 and 50 m² in how much a flat costs in Warsaw.

Example: how many square metres you get for 600 thousand PLN in different districts

Dividing 600 000 PLN by the median price per square metre in our offer gives an approximate floor area:

• Białołęka: 600 000 / 14 122 ≈ 42,5 m² – realistically two rooms, sometimes a small third one,
• Ursus: 600 000 / 15 726 ≈ 38,2 m²,
• Praga-Południe: 600 000 / 18 600 ≈ 32,3 m²,
• Mokotów: 600 000 / 22 900 ≈ 26,2 m²,
• Wola: 600 000 / 26 442 ≈ 22,7 m² – that is, in practice nothing, because the cheapest unit there costs 702 thousand PLN.

The same amount therefore buys almost twice as much floor area in Białołęka as in Wola. This is the main reason why that district concentrates most of the cheap flats on the primary market.

The 10 cheapest new flats in Warsaw in our offer

If we simply showed the 10 cheapest units, seven would come from one development. That is why the table lists the cheapest available flat from each of the 10 cheapest developments. Statuses change daily – a unit may have been reserved and its price changed, so check current data on the development's page.

Development	District	Rooms	Area	Price	PLN/m²	Completion
Eco Berensona	Białołęka	n/a	25,21 m²	298 108 PLN	11 825	completed
Nova Viva Garden 8	Białołęka	n/a	26,12 m²	411 298 PLN	15 749	completed
Piastova Osada 2	Ursus	1	26,34 m²	437 076 PLN	16 592	fourth quarter of 2027
Osiedle Salvia	Białołęka	2	36,07 m²	449 317 PLN	12 457	third quarter of 2027
Nova Viva Garden 3	Białołęka	1	30,18 m²	471 138 PLN	15 611	completed
Rytm Mokotowa 2A	Mokotów	1	28,29 m²	495 075 PLN	17 500	completed
Konopacka	Praga-Północ	1	26,20 m²	497 800 PLN	19 000	completed
Eco Berensona phase II	Białołęka	2	34,69 m²	503 005 PLN	14 500	completed
Viva Garden 14	Białołęka	2	31,51 m²	507 311 PLN	16 100	fourth quarter of 2027
Neo Nova Ochota 5	Włochy	1	27,39 m²	509 454 PLN	18 600	fourth quarter of 2027

The developers of these projects include JW Construction (Eco Berensona), Victoria Dom (Nova Viva Garden, Piastova Osada, Viva Garden, Neo Nova Ochota), Napollo (Osiedle Salvia), Robyg (Rytm Mokotowa 2A) and Profit Development (Konopacka). The first position clearly stands out: 11 825 PLN/m² is much lower than the median of 14 900 PLN/m² in the same development. With such a gap, always ask what explains the price – the position of the flat in the building, the layout, the aspect – and whether the offer is still valid.

Would you like us to check availability and compare several cheap flats in one summary? As part of our help with buying a flat from a developer we do this in most cases with no commission for the buyer – the developer usually pays our fee.

Cheap flats in Białołęka – what to watch out for regarding the commute

The low price per metre in Białołęka has its reasons. The district has no metro and is linked with the left bank of the Vistula by the Maria Skłodowska-Curie Bridge. You can get to the centre by bus, tram (from Tarchomin) or rail – but the journey time depends greatly on the specific estate and on traffic jams on the main roads out during rush hour. Białołęka is also a sprawling district: multi-family housing is concentrated in the western part, while the north and east are largely single-family houses.

Before you reserve a flat, check in the Warsaw Public Transport (WTP) journey planner the commute to work or school at the times you will actually travel, not on a Sunday at noon. Also look at what is planned for the area: schools, nurseries, shops, and also other buildings that might block the view. It is worth asking similar questions in Ursus or Włochy, although the centre is closer from there.

Completion date, floor area and layout – what else to check before buying a cheap flat

Ready or under construction

Of the 323 flats up to 600 thousand PLN, 148 are in buildings already completed and 175 are under construction, most often with a deadline in the third or fourth quarter of 2027. In Białołęka the median in developments under construction is 13 522 PLN/m², and in completed ones 14 450 PLN/m². For a 40 m² flat the difference is about 928 × 40 = 37 120 PLN in favour of the flat under construction. On the other side of the scale, however, is a year or two of waiting, often combined with paying rent for your current flat, and the risk of the date slipping. You will find a detailed comparison in the article ready-to-collect or under construction flats – how much do prices differ.

Floor area and layout – do not trust the number of rooms alone

In the cheap segments the number of rooms can be misleading. Our offer includes "two-room" flats of 26,4 m² (Piastova Osada 2) – usually a living room with a kitchenette and a very small bedroom. There are also units described as one-room that have 46–59 m² (My Forest in Białołęka) – this may be a large living room with a kitchenette, but it is worth making sure the description in the price list is correct. For 229 Warsaw units the developer did not state the number of rooms at all. Always look at the floor plan: the width of the rooms, how usable the space is, a window in the kitchen, room for a wardrobe.

Finishing standard and additional costs

Where the developer has stated a standard, in our Warsaw offer it is developer standard (stan deweloperski – a shell finish without interior fit-out). So you must add the cost of finishing to the price of the flat – in an average standard in Warsaw this is roughly 2 000–3 000 PLN/m² (details in the article how much flat finishing costs). A parking space and a storage unit are usually priced separately in developers' offers – check in the price list whether they are available at all and how much they cost. On top of that come notary and court fees, described in the guide to the costs of buying a flat from a developer.

Example: a two-room flat in Viva Garden 14 (31,51 m², developer standard) costs 507 311 PLN. Finishing at 2 500 PLN/m² is 31,51 × 2 500 ≈ 78 775 PLN. In total about 586 thousand PLN before notary and court costs, furniture and a possible parking space. A flat "for 500 thousand" therefore requires in practice a budget closer to 600 thousand PLN.

How to check the developer of a cheap flat

A low price should not replace checking the company and the development. Before signing the developer agreement (umowa deweloperska), the developer must hand you the information prospectus with its annexes (Art. 21(1) of the Act on the Protection of the Rights of Purchasers of Residential Premises). Read it together with the land and mortgage register (księga wieczysta) of the land and the information on the escrow account. What exactly to check in the company register (KRS), the prospectus and the land register is described in our guide how to check a developer before buying.

It is also worth comparing the asking price with market data. According to the NBP, in the second quarter of 2026 the average transaction price on the Warsaw primary market was about 9% lower than the asking price (16 783 against 18 488 PLN/m²). The price list is therefore a starting point for negotiation, especially for units that have been waiting a long time for a buyer. If you are looking for a cheaper alternative outside Warsaw, see what you can realistically buy in Wroclaw for 500 and 600 thousand PLN.

Read also:

• Białołęka – a guide to the district

Frequently asked questions

Summary

The cheapest new flats in Warsaw are mainly in Białołęka, followed by Ursus, Włochy and Praga-Południe. For 500 thousand PLN you will buy a studio or a very small two-room flat, for 600 thousand PLN – a typical two-room flat in Białołęka or a studio in a better-connected district. Before you decide, compare the full cost including finishing, the completion date, the floor plan and the commute – these elements determine whether the low price is really a bargain.

If you wish, we will select several flats in your budget and check their current availability – our help with buying a flat from a developer comes in most cases with no commission for the buyer, because the developer usually pays our fee. Buying with a mortgage? Book a consultation with a mortgage expert – we will compare offers from several banks and calculate the instalment you can afford.

Legal position as at September 2026. Prices come from developers' price lists in the TM Invest offer (as at 27.09.2026) and may change; we update unit statuses on an ongoing basis. The calculations are indicative and do not constitute an offer within the meaning of the Civil Code or legal advice.

Sources

• NBP, Residential Property Price Database (BaRN) – asking and transaction prices, primary market, Warsaw, the second quarter of 2026
• Act on the Protection of the Rights of Purchasers of Residential Premises or Single-Family Houses and on the Developer Guarantee Fund, consolidated text Dz.U. 2026 item 880 (Art. 21)
• Warsaw Public Transport – journey planner and timetables
• Flat prices: TM Invest development catalogue, as at 27.09.2026