Studio flat prices 2026 Warsaw and Wrocław – what a new studio costs
Author: Tacjana MasiukiewiczMarket and prices~14 min read
A new studio (kawalerka) from a developer costs from about 437 thousand PLN in Warsaw and from about 335 thousand PLN in Wrocław. The typical price of a studio in Warsaw outside Śródmieście is about 626 thousand PLN, in Wrocław about 580 thousand PLN – for a unit of about 30 m². Below we show studio prices by district in both cities, a list of the cheapest offers with links to the developments and an example of how much money you need to start. All the figures come from our catalogue – according to data from the TM Invest offer, as of 27 September 2026.
Key facts
- Our offer has 406 classic studios (1 room, up to 40 m²): 179 in Warsaw and 227 in Wrocław.
- The median price of a studio: Warsaw excluding Śródmieście 625,797 PLN (19,931 PLN/m²), Wrocław 579,968 PLN (17,965 PLN/m²).
- Micro-apartments in Warsaw's Śródmieście cost from 820,918 PLN, with a median of 33,800 PLN/m² – a separate price shelf.
- A studio up to 400 thousand PLN can be found only in Wrocław (3 units), up to 500 thousand PLN – 6 offers in Warsaw and 44 in Wrocław.
- A flat in a new building should have at least 25 m² of usable floor area (§ 94 of the technical conditions) – that is why the smallest studios from developers have about 25–26 m².
How much does a studio cost in Warsaw and Wrocław – a summary of the data
We count only 1-room flats with the status "available" and an area of up to 40 m². In developers' price lists larger units are also listed as "1 room" – in our offer these are 84 flats of more than 40 m² (46 in Warsaw, 38 in Wrocław). Some of them are large studios with a kitchenette, others units of 46–78 m², e.g. in the My Forest development in Białołęka or Bulwar Północny in Wrocław, which in practice can be divided into two rooms. Such flats would inflate the statistics for studios, so we show them separately.
| Studios up to 40 m² | Warsaw excluding Śródmieście | Warsaw – Śródmieście | Wrocław |
|---|---|---|---|
| Available units | 125 (30 developments) | 54 (1 development) | 227 (20 developments) |
| Price from | 437,076 | 820,918 | 335,315 |
| Median price | 625,797 | 947,196 | 579,968 |
| 90% of offers cheaper than | 896,032 | 1,301,584 | 669,000 |
| Median area | 29.8 m² | 28.6 m² | 30.8 m² |
| Median price per m² | 19,931 | 33,800 | 17,965 |
Why do we separate Śródmieście? When you calculate all Warsaw studios together, the median price rises to 757,138 PLN and the median per metre to 24,275 PLN – because almost every third studio in our Warsaw offer is a micro-apartment in the centre. Such an "average" describes neither the centre nor the rest of the city. We write more about how to read such statistics in the article average price versus median.
For comparison: according to the NBP the average transaction price per metre on the primary market in Q2 2026 was 16,783 PLN in Warsaw and 14,312 PLN in Wrocław, and the average asking price 18,488 PLN and 15,575 PLN. These are averages for all areas. Studios are dearer per metre, which can also be seen in our catalogue – more on prices across the city in the guide new flat prices in Warsaw 2026.
The price of a studio in Warsaw – districts
You will buy a studio cheapest in Ursus, Białołęka, Praga-Północ and Włochy – the medians there fall in the range of about 490–565 thousand PLN. In Mokotów a typical studio is about 671 thousand PLN, and in Wola already about 896 thousand PLN: here the available studios are in developments near the centre (NU2!, Stacja Wola III, Srebrna 5), where a metre costs about 29.7 thousand PLN.
| District | Studios (developments) | Price from | Median price | Median area | Median per m² |
|---|---|---|---|---|---|
| Ursus | 2 (1) | 437,076 | 492,084 | 29.2 m² | 16,848 |
| Praga-Północ | 14 (1) | 497,800 | 536,140 | 29.6 m² | 19,000 |
| Włochy | 21 (4) | 509,454 | 563,955 | 29.4 m² | 19,096 |
| Białołęka | 9 (4) | 459,616 | 564,645 | 29.0 m² | 19,931 |
| Praga-Południe | 14 (6) | 531,168 | 571,536 | 29.6 m² | 19,475 |
| Bielany | 5 (2) | 515,108 | 663,000 | 30.0 m² | 22,100 |
| Wilanów | 3 (1) | 651,581 | 665,874 | 31.9 m² | 20,900 |
| Mokotów | 32 (7) | 495,075 | 671,062 | 30.6 m² | 22,711 |
| Bemowo | 2 (1) | 725,169 | 786,994 | 34.1 m² | 23,098 |
| Wola | 23 (3) | 780,000 | 896,032 | 30.1 m² | 29,687 |
| Śródmieście | 54 (1) | 820,918 | 947,196 | 28.6 m² | 33,800 |
Śródmieście – micro-apartments at about 33.6 thousand PLN/m²
All the 1-room units in Śródmieście in our offer are one development: Apartamenty Grzybowska 11 etap I (Dom Development, completion Q2 2027). There are 71 1-room flats available of 26.5–45.4 m², the median price per metre is 33,600 PLN, and the median price of the whole unit is 1,145,606 PLN. Among units up to 40 m² (54 of them) the cheapest costs 820,918 PLN. This is a product for people paying for an address right in the centre – with letting the rent does not rise in proportion to the price, which we show in the comparison a studio or 2 rooms to let (in Polish).
A studio in Wrocław – prices by district
In Wrocław the differences between districts are smaller than in Warsaw. Most studios are in Stare Miasto (114 units in 7 developments) and in Krzyki (52). It is cheapest per metre in Fabryczna, where the median falls to about 13.4 thousand PLN/m², and half the studios in Krzyki cost less than about 503 thousand PLN.
| District | Studios (developments) | Price from | Median price | Median area | Median per m² |
|---|---|---|---|---|---|
| Fabryczna | 6 (2) | 335,315 | 403,470 | 30.0 m² | 13,435 |
| Krzyki | 52 (5) | 439,247 | 502,857 | 29.9 m² | 16,760 |
| Psie Pole | 18 (3) | 491,900 | 590,877 | 33.7 m² | 17,322 |
| Stare Miasto | 114 (7) | 443,374 | 591,042 | 31.0 m² | 18,544 |
| Śródmieście | 37 (3) | 475,718 | 607,782 | 32.4 m² | 18,870 |
If you have a budget of 500–600 thousand PLN and do not insist on a studio, also check small two-room flats – you will find a summary in the article cheap flats in Wrocław up to 500 and 600 thousand PLN (in Polish).
A studio up to 400 thousand and up to 500 thousand PLN – the 10 cheapest offers
Below is the cheapest available studio in each of the five cheapest developments in Warsaw and Wrocław. A studio up to 400 thousand PLN is today in our offer only Aleja Platanowa 2 in Wrocław's Fabryczna (3 units for 335–354 thousand PLN). The investor there is a housing cooperative, and completion is planned for the turn of 2028 and 2029 – before reserving, ask about the type of agreement and the rights to the unit. In Warsaw the cheapest studio costs 437,076 PLN.
| Development | City, district | Developer | Area | Price | Completion date |
|---|---|---|---|---|---|
| Aleja Platanowa 2 | Wrocław, Fabryczna | SM Jedynka | 27.53 m² | 335,315 | Q4 2028 – Q1 2029 |
| Piastova Osada 2 | Warsaw, Ursus | Victoria Dom | 26.34 m² | 437,076 | Q4 2027 |
| Apartamenty Krakowska 6 | Wrocław, Krzyki | Robyg | 25.39 m² | 439,247 | Q1 2027 |
| Apartamenty Krakowska 5 | Wrocław, Krzyki | Robyg | 26.94 m² | 442,759 | Q2 2028 |
| RiverSide | Wrocław, Stare Miasto | Murapol | 25.54 m² | 443,374 | Q2 2028 |
| Węgliniecka | Wrocław, Fabryczna | Profit Development | 30.82 m² | 452,746 | Q3 2027 |
| Osiedle Salvia | Warsaw, Białołęka | Napollo | 33.87 m² | 459,616 | Q3 2027 |
| Nova Viva Garden 3 | Warsaw, Białołęka | Victoria Dom | 30.18 m² | 471,138 | ready |
| Rytm Mokotowa 2A | Warsaw, Mokotów | Robyg | 28.29 m² | 495,075 | ready |
| Konopacka | Warsaw, Praga-Północ | Profit Development | 26.20 m² | 497,800 | ready |
Note two things. Osiedle Salvia stands out for the lowest price per metre (13,570 PLN/m²) – that studio has almost 34 m², so it is clearly larger than the cheapest units in Krzyki. In Nova Viva Garden 3, Rytm Mokotowa 2A and Konopacka, in turn, you buy a ready flat, with no wait for construction. More cheap locations in the capital – also beyond studios – we describe in the article the cheapest new flats in Warsaw (in Polish).
The area of a studio and why the metre is dearest here
The buildings you buy from a developer today were designed under the regulation on the technical conditions that buildings must meet. Its § 94 says that a flat should have a usable floor area of not less than 25 m² – this wording has applied since 1 January 2018. That is why the smallest studios in our offer have about 25.1–25.4 m² (RiverSide, Bulwar Północny, Apartamenty Krakowska 6). One unit has 24.94 m² – with such exceptions ask the developer whether it is really a residential unit.
A studio has the highest price per metre because the bathroom, the kitchenette with installations, the entrance door and the share in common areas are spread over fewer metres. In our Wrocław offer the median metre of a studio is 17,965 PLN against 16,000 PLN in 2-room flats (about 12% more). In Warsaw outside Śródmieście it is 19,931 PLN against 18,600 PLN (about 7% more). Three rooms are cheaper still per metre – you will find a comparison in the article on 3-room flat prices (in Polish), and the prices of 30, 40 and 50 m² units in the capital in the text how much a flat costs in Warsaw.
Looking for a studio for yourself or to let? We will help you choose a new studio from a developer and compare offers from different districts – most often without a commission for the buyer, as the fee is usually paid by the developer.
How much money do you need for a studio? An example calculation
Take two studios at prices close to the medians from our offer: 580 thousand PLN in Wrocław and 626 thousand PLN in Warsaw (outside Śródmieście). We assume a purchase at the construction stage (a developer agreement, then an agreement transferring ownership), a mortgage, maximum notarial fee rates and a mortgage entry. Under the KNF's Recommendation S the bank may finance up to 80% of the value, and up to 90% with additional security for the part of the loan above 80%.
| Item | Wrocław – 580,000 | Warsaw – 626,000 |
|---|---|---|
| A 20% deposit | 116,000 | 125,200 |
| A 10% deposit (with additional security) | 58,000 | 62,600 |
| The developer agreement – your half of the fee + VAT + ½ of the claim entry | 1,025.18 | 1,081.76 |
| The agreement transferring ownership – fee + VAT | 1,900.35 | 2,013.51 |
| Opening the land and mortgage register and entering ownership | 300 | 300 |
| The mortgage entry | 200 | 200 |
| Cash to start with a 20% deposit | approx. 119,425 | approx. 128,795 |
The example for Wrocław step by step: the rate from § 3 for 580,000 PLN is 1,010 + 0.4% × 520,000 = 3,090 PLN, and for the developer agreement and the transfer agreement at most half, that is 1,545 PLN net. With the developer agreement you pay half that amount (772.50 PLN + 177.68 PLN VAT) and half the fee for entering the claim (75 PLN). With the transfer agreement – the whole (1,545 PLN + 355.35 PLN VAT) plus 100 PLN for opening the register and 200 PLN for entering ownership. On top comes finishing – for a studio often several tens of thousands of zloty, so calculate it straight away (how much flat finishing costs). You will find the full summary of fees, also with a loan, in the article on the costs of buying a flat from a developer.
Not sure whether a bank will finance a studio on your income? Book a consultation with a mortgage expert – we will compare offers from several banks and check what deposit you will need in your situation.
A new studio from a developer – for yourself or to let?
A studio is the lowest threshold for entering the primary market, but not always the best choice. For yourself it will do if you live alone and plan to stay in it a few years – with a partner or family plans a small two-room flat will work better. In Wrocław the median price of a 2-room flat in our offer is 662,405 PLN, that is about 82 thousand PLN more than a studio. How to plan 25–35 m² so that you can live in it comfortably we show in the guide how to furnish a studio (in Polish).
For letting, a studio needs less capital and easily finds tenants, but because of the higher price per metre and more frequent tenant turnover its advantage over a two-room flat is smaller than it seems. You will find a comparison of yield on our medians and NBP rates in the article a studio or 2 rooms to let (in Polish). With an investment purchase location (universities, offices, transport) and the completion date are especially important – every quarter of construction is a quarter without rent.
Frequently asked questions
How much does a studio cost in Warsaw in 2026?
According to data from the TM Invest offer, as of 27 September 2026, new studios up to 40 m² cost from 437,076 PLN in Warsaw. Outside Śródmieście the median price is 625,797 PLN (19,931 PLN/m²), and in Śródmieście 947,196 PLN (33,800 PLN/m²). The cheapest districts are Ursus, Praga-Północ, Włochy and Białołęka.
How much does a new studio cost in Wrocław?
In our offer studios in Wrocław cost from 335,315 PLN, and half of them less than 579,968 PLN. The median price per metre is 17,965 PLN, the median area about 31 m². It is cheapest in Fabryczna and Krzyki, dearest in Śródmieście and Stare Miasto.
Can you buy a studio up to 400 thousand PLN?
On the primary market in Warsaw practically not – the cheapest studio in our offer costs 437,076 PLN. In Wrocław there are 3 such units in the Aleja Platanowa 2 development in Fabryczna (335–354 thousand PLN), with completion at the turn of 2028 and 2029. With a budget up to 500 thousand PLN the choice grows to 44 studios in Wrocław and 6 in Warsaw.
What is the minimum area of a studio?
The technical conditions (§ 94) require a flat to have at least 25 m² of usable floor area – the provision in this wording has applied since 1 January 2018. So new studios from developers usually start at about 25 m². Smaller units you will find mainly in older buildings on the secondary market or as commercial units.
Why is a studio dearer per metre than a larger flat?
A small flat has the same costly elements as a large one: a bathroom, kitchen installations, doors, a share in the staircase and the lift. Spread over about 30 m², they raise the price per metre. Studios also have steady investment demand, so developers cut their prices less often.
Is a 1-room flat of 50 m² a studio?
Formally yes – in the price list it has one room, but it is usually a large studio with the option of separating a bedroom. In our offer there are 84 such units of more than 40 m², and 17 of them have 50 m² or more. When comparing prices, set them against 2-room flats rather than against classic studios.
Summary
A typical new studio in our offer costs about 626 thousand PLN in Warsaw outside Śródmieście (district medians from about 492 thousand PLN in Ursus to about 896 thousand PLN in Wola) and about 580 thousand PLN in Wrocław (from about 403 thousand PLN in Fabryczna to about 608 thousand PLN in Śródmieście). The cheapest offers start from about 437 thousand PLN in Warsaw and 335 thousand PLN in Wrocław, and micro-apartments in the capital's Śródmieście are a separate segment – from about 821 thousand PLN. When comparing prices, look at the area, the completion date and whether a unit labelled "1 room" is not in fact a large studio. You will find current offers in the catalogue of developments in Warsaw and developments in Wrocław.
Want to buy a studio without digging through dozens of price lists? Use our help buying a flat from a developer – we will pick offers to fit your budget and take you through the reservation and the agreement, most often without a commission for the buyer. If you are buying with a loan, book a consultation with a mortgage expert – we will compare offers from several banks.
Legal status as of September 2026. The prices come from the TM Invest offer (as of 27 September 2026) and are developers' asking prices, not a survey of the whole market; they may change. The cost calculations are indicative and are not legal or financial advice.
Sources
- Regulation of the Minister of Infrastructure of 12 April 2002 on the technical conditions that buildings and their location must meet – consolidated text, Journal of Laws 2022 item 1225, § 94
- The regulation amending the technical conditions – Journal of Laws 2017 item 2285 (the wording of § 94 from 1 January 2018)
- Regulation of the Minister of Justice on the maximum rates of the notarial fee schedule – consolidated text, Journal of Laws 2024 item 1566, § 3 and § 6
- Act on Court Costs in Civil Cases – consolidated text, Journal of Laws 2025 item 1228, art. 42–44
- KNF, Recommendation S (recommendation 15.5 – the maximum LtV level)
- NBP, flat prices – the BaRN database, Q2 2026
- Flat prices: the TM Invest catalogue of developments, as of 27 September 2026
