Apartment prices in Poland 2026 for foreigners: Warsaw vs Wrocław
Author: Tacjana MasiukiewiczFor foreigners~12 min read
What are apartment prices in Poland in 2026? In our listings, a typical new 2-room apartment costs about PLN 756k (approx. €173k) in Warsaw and about PLN 662k (approx. €151k) in Wrocław. In this guide for foreigners we show the prices of studios and 2- and 3-room apartments in złoty, euros and dollars (in Poland the room count includes the living room, so 2 rooms = living room + 1 bedroom), the NBP's average transaction prices, and how much money you need once purchase costs are included. We keep it plain and simple – no jargon.
Key facts
- Median price per m² of new-build apartments in our listings: PLN 18,000 (approx. €4,110) in Warsaw and PLN 15,736 (approx. €3,600) in Wrocław (as of 27 September 2026).
- Average transaction price of new apartments according to the NBP (Q2 2026): PLN 16,783/m² in Warsaw and PLN 14,312/m² in Wrocław.
- We convert at the NBP average exchange rate of 25 September 2026 (table A no. 187/A/NBP/2026): EUR 1 = PLN 4.3750, USD 1 = PLN 3.8404.
- Prices in Poland are in złoty. Over the last 12 months the euro rate ranged from PLN 4.2009 to PLN 4.3900 – a difference of approx. 4.5% in a price calculated in euros.
- On top of the developer's price, add the notary and court fees – for an apartment costing about PLN 756k that is approx. PLN 3.9k (maximum rates). As a rule, there is no PCC tax when you buy from a developer.
How much does an apartment in Poland cost in 2026? NBP average prices
The most reliable data on housing prices in large cities is published by Narodowy Bank Polski (NBP), the central bank of Poland. There is an important difference: the asking price is the price in the listing, while the transaction price is the price at which the apartment was actually bought. Below we show transaction prices – on the primary market (new apartments from developers) and the secondary market (resale apartments).
| City | Primary market, PLN/m² | Primary market, EUR/m² | Secondary market, PLN/m² | Secondary market, EUR/m² |
|---|---|---|---|---|
| Warsaw | 16,783 | 3,836 | 16,723 | 3,822 |
| Kraków | 15,923 | 3,640 | 14,792 | 3,381 |
| Gdańsk | 14,491 | 3,312 | 14,035 | 3,208 |
| Wrocław | 14,312 | 3,271 | 12,590 | 2,878 |
| Poznań | 12,766 | 2,918 | 10,891 | 2,489 |
Warsaw is the most expensive city in Poland. In Wrocław a new apartment is on average about 15% cheaper per m² than in the capital, and the gap on the secondary market is even bigger. NBP prices are averages for the whole city – you pay more in the centre and less on the outskirts. We describe exact prices by district in the articles New apartment prices in Warsaw 2026 and Apartment prices in Wrocław 2026.
Apartment prices in Warsaw and Wrocław in euros – studio, 2 and 3 rooms
An average per m² does not tell you how much you will pay for a specific apartment. That is why we calculated the prices of whole apartments. According to TM Invest listings data as of 27 September 2026, we have 2,237 available new apartments in 73 developments in Warsaw and 2,114 apartments in 45 developments in Wrocław. The "median" is the middle price: half of the apartments are cheaper and half are more expensive.
| City and apartment type | Median price, PLN | Median, EUR | Median, USD | Cheapest, PLN (EUR) | Typical floor area |
|---|---|---|---|---|---|
| Warsaw – studio (1 room) | 824,404 | 188,435 | 214,666 | 437,076 (99,903) | 30.4 m² |
| Warsaw – 2 rooms | 755,824 | 172,760 | 196,809 | 449,317 (102,701) | 39.4 m² |
| Warsaw – 3 rooms | 935,503 | 213,829 | 243,595 | 567,820 (129,787) | 58.3 m² |
| Wrocław – studio (1 room) | 595,638 | 136,146 | 155,098 | 335,315 (76,643) | 32.4 m² |
| Wrocław – 2 rooms | 662,405 | 151,407 | 172,483 | 453,218 (103,593) | 40.8 m² |
| Wrocław – 3 rooms | 878,658 | 200,836 | 228,793 | 617,000 (141,029) | 57.6 m² |
A note on studios in Warsaw: their median is higher than the median for 2-room apartments. The reason is simple – many of the studios in our listings are micro-apartments in Śródmieście and Wola, the most expensive districts. Outside these two districts, the median price of a studio in Warsaw is about PLN 600k (approx. €137k) for about 30 m². We write more about small apartments in the article Studio prices 2026 (in Polish).
What can you buy for €150k or €200k?
Many foreigners think about their budget in euros. We checked how many new apartments in our listings fit typical budgets (at a rate of PLN 4.3750 per euro).
| Budget | In złoty | Warsaw – number of apartments | Wrocław – number of apartments |
|---|---|---|---|
| up to EUR 100k | up to PLN 437,500 | 7 | 4 |
| up to EUR 150k | up to PLN 656,250 | 429 | 626 |
| up to EUR 200k | up to PLN 875,000 | 1,191 | 1,410 |
| all available | – | 2,237 | 2,114 |
The takeaway: a new apartment in these cities for less than €100k is a rarity. With a budget of up to €150k you have a real choice – especially in Wrocław (e.g. the Fabryczna district, where the median for 2 rooms is PLN 511,792) and in Warsaw's Białołęka (median for 2 rooms PLN 553,358). A budget of up to €200k opens up more than half of the listings in both cities. You can see current apartments on the pages new apartments in Warsaw and new apartments in Wrocław.
Don't know the Polish market and not sure where to start? We will help you choose a new apartment within your budget – we will compare developments, prices and completion dates. Usually no commission for the buyer – our fee is normally paid by the developer.
Exchange rates: why does the price in euros change?
Developers quote prices in złoty, and you pay the instalments under the agreement in złoty. If your savings are in euros or dollars, the price of the apartment "in your currency" changes every day with the exchange rate. An example based on NBP figures from the last 12 months:
- a 2-room apartment for PLN 662,405 (the median in our Wrocław listings),
- at the lowest rate of the year (28 January 2026: PLN 4.2009) it cost approx. €157,682,
- at the highest rate of the year (24 September 2026: PLN 4.3900) – approx. €150,890,
- difference: approx. €6,800 for the same apartment.
When you buy from a developer, you usually pay in several instalments during construction, so the exchange rate comes into play several times. It is worth planning when you exchange your money and comparing the cost of conversion at your bank. We describe how to arrange the transfer and what the bank requires when checking the source of funds in the article Transferring money from abroad to buy a flat.
A mortgage in euros is usually not an option: a bank can grant one only in the currency in which you receive most of your income or hold most of your assets (Art. 6 of the Mortgage Credit Act). If you earn in złoty in Poland, your mortgage will be in złoty. Details in the article Mortgage in Poland for foreigners.
How much money do you need, including purchase costs?
The list price is not everything. A foreigner pays the same taxes and fees as a Pole – citizenship does not change the rates. Below is a short example for a 2-room apartment costing PLN 755,824 (the median in our Warsaw listings). You will find a full explanation of each item in the article Taxes when a foreigner buys a flat in Poland.
| Item | From a developer | Secondary market |
|---|---|---|
| VAT | already included in the price (8% up to 150 m²) | not applicable |
| PCC tax (civil law transactions tax) | as a rule, you do not pay it | 2% = PLN 15,116 (approx. €3,455); exemptions apply |
| Notary and court fees (max. rates) | approx. PLN 3,874 (approx. €885) | depends on the agreement |
| Sworn translator at the notary | if you do not know Polish – roughly PLN 150–400 net for the first hour | the same |
| MSWiA permit (from the Ministry of the Interior and Administration) | usually not needed for an apartment; if required – stamp duty of PLN 1,570 | the same |
Do you need a permit? As a rule, a foreigner does not need an MSWiA permit to buy a self-contained apartment (exceptions include the border zone), and citizens of EEA countries (including the EU) and Switzerland do not need a permit to buy an apartment at all. We explain the rules in our guide Buying an apartment in Poland as a foreigner. Also include in your budget things that are not transaction costs: finishing the apartment and, if needed, a parking space.
Warsaw or Wrocław – where is it cheaper?
In short: Wrocław is cheaper. In our listings, the median price per m² in Wrocław (PLN 15,736) is about 13% lower than in Warsaw (PLN 18,000). This is most visible for studios and 2-room apartments. For 3 rooms the gap is smaller – the median is PLN 935,503 in Warsaw and PLN 878,658 in Wrocław (in euros: approx. €214k vs approx. €201k).
Price, however, is only one factor. Work, schools for your children and commuting also matter. For families from Ukraine and Belarus considering Wrocław, we recommend our guide Where to live in Wrocław with a family – districts, schools, transport.
Good news for foreigners: a developer must publish on its website the price per m² of every apartment and the history of price changes, and this data is also sent once a day to the government portal dane.gov.pl (Art. 19a and 19b of the Developer Act). So you can check for yourself that the price is the same for everyone.
Frequently asked questions
How much does an apartment in Poland cost in euros?
In our listings, the median price of a new 2-room apartment is approx. €173k in Warsaw and approx. €151k in Wrocław (NBP rate of 25 September 2026). Per m² you pay on average approx. €4,110 in Warsaw and approx. €3,600 in Wrocław. Prices in the agreement are in złoty, so the amount in euros changes with the exchange rate.
Do foreigners pay more for an apartment in Poland?
No. The developer's price, VAT, PCC, the notary fee and court fees are the same for Poles and foreigners. An extra cost can arise only if you need a sworn translator at the notary or – less often – an MSWiA permit (stamp duty of PLN 1,570).
Can I pay the developer in euros?
Prices and payments in the developer agreement (umowa deweloperska) are usually in złoty, and payments go into an escrow account (mieszkaniowy rachunek powierniczy). You can send a transfer in euros, but the bank will convert it into złoty at its own rate. Before you sign the agreement, ask your bank about the exchange rate and transfer fees.
Which is cheaper: Warsaw or Wrocław?
Wrocław. According to the NBP, the average transaction price of a new apartment in Q2 2026 was PLN 14,312/m² in Wrocław and PLN 16,783/m² in Warsaw. In our listings, the median per m² is about 13% lower in Wrocław.
How much money do I need to buy an apartment in Poland?
If you pay cash – the price of the apartment plus a few thousand złoty for the notary and court fees (for PLN 756k that is approx. PLN 3.9k). With a mortgage you need a down payment – under the KNF's (Polish Financial Supervision Authority) Recommendation S, usually 20% of the price, and 10% only with additional security for the loan. Conditions for foreigners also depend on residence status and the source of income. Also allow for finishing the apartment.
Summary
In 2026, the median price of a new 2-room apartment in our listings is approx. €173k in Warsaw and approx. €151k in Wrocław. Wrocław is about 13% cheaper per m², and with a budget of up to €150k it offers noticeably more apartments to choose from. Remember that the price is in złoty – the euro rate can change it by several thousand euros. On top of the developer's price, add approx. PLN 4k for the notary and courts, and on the secondary market also 2% PCC.
Want to buy an apartment in Warsaw or Wrocław but live abroad or don't yet know the Polish market well? Get in touch – we will find a new apartment and guide you through the purchase. We have been on the market since 2016, and for the buyer there is usually no commission – our fee is normally paid by the developer.
Legal status as of September 2026. Prices from the TM Invest catalogue as of 27 September 2026; currency conversions at NBP average rates of 25 September 2026. The calculations are indicative and do not constitute legal or tax advice.
Sources
- NBP – Housing price database, transaction prices Q2 2026 (file ceny_mieszkan.xlsx).
- NBP – table A of average exchange rates no. 187/A/NBP/2026 of 25 September 2026 (EUR 4.3750; USD 3.8404) and the archive of EUR rates for the period 26 September 2025 – 25 September 2026.
- Developer Act (ustawa deweloperska) – consolidated text, Journal of Laws (Dz.U.) 2026 item 880 (Art. 19a, 19b, Art. 40(2)).
- Act on the Acquisition of Real Estate by Foreigners (Art. 8(1)–(3)).
- KNF – Recommendation S (recommendation 15.5 – down payment/LTV).
- Stamp Duty Act – consolidated text, Dz.U. 2025 item 1154 (annex, part III point 8).
- Civil Law Transactions Tax Act (PCC) – consolidated text, Dz.U. 2026 item 191 (Art. 2 point 4, Art. 7).
- Goods and Services Tax (VAT) Act – consolidated text, Dz.U. 2025 item 775 (Art. 41(12)–(12c)).
- Regulation on maximum notary fee rates – consolidated text, Dz.U. 2024 item 1566 (§ 3, § 6).
- Act on Court Costs in Civil Cases – consolidated text, Dz.U. 2025 item 1228 (Art. 42–44).
- Act on Mortgage Credit and Supervision of Mortgage Credit Intermediaries and Agents – consolidated text, Dz.U. 2025 item 720 (Art. 6).
- Apartment prices: TM Invest catalogue of new developments, as of 27 September 2026.
