3-Room Flat Prices 2026 in Warsaw and Wroclaw

How much does a 3-room flat cost in 2026? In our primary-market offer the median price of a three-room flat is about PLN 936k in Warsaw and about PLN 879k in Wroclaw, with a typical floor area of about 58 m². Below you will find prices by district, the number of offers up to PLN 700k, 800k and 900k, the difference between completed flats and those under construction, specific examples, and a calculation of the instalment and the income needed by a family that wants to buy a three-room flat with a mortgage.

Key facts

• According to TM Invest offer data (as of 27.09.2026) we have 638 available 3-room flats in Warsaw and 806 in Wroclaw; the cheapest cost PLN 567 820 and PLN 617 000.
• The median price per m² of a three-room flat is PLN 16 241 in Warsaw and PLN 14 572 in Wroclaw – clearly less than for studios and 2-room flats.
• Up to PLN 800k you can buy 24% of the Warsaw three-room flats in our offer (mainly Białołęka) and 33% of those in Wroclaw (mainly Fabryczna).
• With a 20% deposit and an interest rate of 6.07% (NBP average for new housing loans, July 2026), the instalment for a median three-room flat is about PLN 4 500 in Warsaw and PLN 4 250 in Wroclaw (30 years).
• To the price let us add fitting out: for 58 m² it is roughly about PLN 85–220k, depending on standard and city.

How much does a 3-room flat cost in Warsaw and Wroclaw?

The figures below come from our catalogue of new flats – they are developers' offer prices for units marked as available, not an average of the whole market. We give the median, because individual apartments for over PLN 2 million would inflate the average. P90 means the price below which 90% of offers fall.

City	Number of offers (developments)	Price from	Median price	P90	Median floor area	Median PLN/m²
Warsaw	638 (51)	PLN 567 820	PLN 935 503	PLN 1 489 333	58.3 m²	PLN 16 241
Wroclaw	806 (37)	PLN 617 000	PLN 878 658	PLN 1 125 994	57.6 m²	PLN 14 572

A typical three-room flat today has 51–67 m² (that is where 80% of offers in both cities fall), and most often about 58 m². There are few 3-room flats below 50 m²: 41 in Warsaw and 21 in Wroclaw. If you are looking specifically for a flat of about 60 m² for a family, in the 58–62 m² range we have 189 offers in Warsaw (median PLN 960k) and 195 in Wroclaw (median PLN 919k).

A curiosity for number-crunchers: the price per metre falls with the number of rooms. In Warsaw the median for studios is PLN 24 501/m², for two-room flats PLN 18 600/m², and for three-room flats PLN 16 241/m². In Wroclaw, respectively, PLN 17 782, 16 000 and 14 572/m². That is why a three-room flat usually costs only about PLN 180–215k more than a two-room one, although it is larger by about 17–19 m². You will find details on smaller units in the articles on studio flat prices and on how much a flat costs in Warsaw.

For comparison with the whole market: according to NBP, in the second quarter of 2026 the average offer price per m² on the primary market was PLN 18 488 in Warsaw and PLN 15 575 in Wroclaw, and the average transaction price – PLN 16 783 and PLN 14 312. These are data for all floor areas, so they cannot be compared directly with three-room flats, but they show the scale.

Prices of 3-room flats by district

The spread between districts is large: in Warsaw the median price of a three-room flat ranges from about PLN 751k in Białołęka to over PLN 1.6 million in Wola. In Wroclaw the differences are smaller – from about PLN 706k in Fabryczna to about PLN 1.05 million in Śródmieście. The table covers districts where we have at least 10 offers of three-room flats.

District	Offers	Price from	Median price	Median floor area	Median PLN/m²
Warsaw – Białołęka	196	PLN 567 820	PLN 751 128	57.1 m²	PLN 13 411
Warsaw – Ursus	50	PLN 736 644	PLN 860 216	57.9 m²	PLN 15 100
Warsaw – Targówek	30	PLN 770 000	PLN 897 500	59.0 m²	PLN 15 360
Warsaw – Praga-Południe	67	PLN 802 912	PLN 930 084	53.3 m²	PLN 17 516
Warsaw – Wawer	34	PLN 764 144	PLN 946 209	59.3 m²	PLN 16 175
Warsaw – Włochy	68	PLN 842 128	PLN 980 447	57.7 m²	PLN 16 655
Warsaw – Bielany	37	PLN 973 652	PLN 1 117 699	58.6 m²	PLN 19 200
Warsaw – Mokotów	109	PLN 817 731	PLN 1 347 979	60.9 m²	PLN 21 946
Warsaw – Wola	36	PLN 1 311 000	PLN 1 625 866	64.9 m²	PLN 26 442
Wroclaw – Fabryczna	165	PLN 628 373	PLN 706 045	53.9 m²	PLN 12 690
Wroclaw – Psie Pole	120	PLN 617 000	PLN 809 704	58.6 m²	PLN 13 564
Wroclaw – Krzyki	303	PLN 624 580	PLN 927 960	59.8 m²	PLN 15 100
Wroclaw – Stare Miasto	162	PLN 770 887	PLN 966 750	55.9 m²	PLN 16 858
Wroclaw – Śródmieście	56	PLN 806 506	PLN 1 050 856	59.0 m²	PLN 17 900

It is worth noting that in Krzyki, where Wroclaw has the most three-room flats, the range is huge – from about PLN 625k on the outskirts to flats for over PLN 1.1 million closer to the centre. We write more about prices per m² in individual parts of the city in the guides to flat prices in Wroclaw and new flat prices in Warsaw.

A 3-room flat up to PLN 700k, 800k and 900k – where to look?

Budget	Warsaw – number of offers	Where (Warsaw)	Wroclaw – number of offers	Where (Wroclaw)
up to PLN 700k	51 (8%)	Białołęka only	135 (17%)	Fabryczna 70, Krzyki 41, Psie Pole 24
up to PLN 800k	152 (24%)	Białołęka 137, Ursus 11, Targówek 3, Wawer 1	262 (33%)	Fabryczna 152, Psie Pole 56, Krzyki 46, Stare Miasto 8
up to PLN 900k	288 (45%)	Białołęka 174, Ursus 39, Praga-Południe 25, Targówek 16, Wawer 13, Mokotów 13, Włochy 8	439 (54%)	Fabryczna 158, Krzyki 122, Psie Pole 103, Stare Miasto 46, Śródmieście 10

Conclusion: 3 rooms up to PLN 800k in Warsaw practically means Białołęka (with individual offers in Ursus and Targówek), while in Wroclaw there is a real choice in three districts. With a budget of PLN 900k in the capital, Praga-Południe, Włochy and even individual three-room flats in Mokotów open up. We also describe cheaper flats in both cities in the article on the cheapest new flats in Warsaw.

Example 3-room flats from our offer

We have chosen developments where three-room flats are the cheapest in their district or make up a large part of the offer. The “from” amount is the cheapest available 3-room unit in the given development on 27.09.2026 – prices and availability change from week to week.

Development (developer)	District	Status	3 rooms from	Floor area of that unit	Three-room flats in offer
Osiedle Salvia (Napollo)	Warsaw, Białołęka	under construction, third quarter 2027	PLN 567 820	54.1 m²	51
Mirabelki 5 (Totalbud Development)	Warsaw, Białołęka	completed	PLN 707 000	53.1 m²	7
Piastova Osada 2 (Victoria Dom)	Warsaw, Ursus	under construction, fourth quarter 2027	PLN 736 644	46.9 m²	21
Osiedle PUR (Weisenburger Development)	Warsaw, Praga-Południe	under construction, fourth quarter 2026	PLN 802 912	45.6 m²	43
Rytm Mokotowa 1A (Robyg)	Warsaw, Mokotów	completed	PLN 817 731	63.4 m²	2
Villa Viva (Robyg)	Wroclaw, Krzyki	under construction, first quarter 2028	PLN 624 580	56.8 m²	41
Rędzińska phase 4 (Profit Development)	Wroclaw, Fabryczna	under construction, fourth quarter 2026 – second quarter 2027	PLN 628 373	49.1 m²	75
Rudawska 5 (RT Deweloper)	Wroclaw, Psie Pole	completed	PLN 646 536	49.0 m²	6
Osiedle Metr Kwadrat (INKOM)	Wroclaw, Fabryczna	completed	PLN 680 414	51.9 m²	22
Atrium – Nowy Szczepin (Archicom)	Wroclaw, Stare Miasto	under construction, fourth quarter 2027	PLN 770 887	56.6 m²	39

Pay attention to the floor area: the cheapest three-room flats often have 46–50 m², i.e. three smaller rooms instead of the classic 58–60 m². For a family with two children this can be tight, so compare not only the price but also the layout – the size of the bedrooms, a separate kitchen or kitchenette, and storage space. You will find the full list in the catalogue of new flats in Warsaw and new flats in Wroclaw.

Do not want to browse hundreds of floor plans yourself? We will help you choose and buy a flat from a developer – we will line up three-room flats within your budget and check the developer and the contract. In most cases no commission for the buyer – the developer usually pays our fee.

Completed or under construction – is a “ready now” three-room flat more expensive?

In our offer – quite the opposite. The median price of completed three-room flats in Warsaw is PLN 902 122 (PLN 15 430/m², 187 offers), and of those under construction – PLN 942 077 (PLN 16 488/m², 451 offers). In Wroclaw completed ones cost PLN 839 000 at the median (PLN 13 700/m², 157 offers), and those under construction PLN 884 441 (PLN 14 723/m², 649 offers).

Do not conclude from this that a completed flat is always cheaper. The difference results largely from the structure of the offer: among Warsaw three-room flats under construction there are many units in Mokotów and Praga-Południe, and in Wroclaw – in new projects in Krzyki and Śródmieście. There are also several times fewer completed three-room flats, so a single development strongly affects the median. Always compare specific units in the same area. A completed flat has other advantages, though – you view a specific unit and do not pay rent and an instalment at the same time for 1–2 years of construction. We have prepared a detailed comparison in the article Ready-to-collect or under-construction flats – how much prices differ.

A 3-room flat with a mortgage – instalment and income needed

Most families buy a three-room flat with a mortgage. Assumptions of our calculation: a 20% down payment (KNF Recommendation S provides for LTV up to 80%, and up to 90% with additional security), an interest rate of 6.07% – the NBP average for new residential real estate loans in July 2026, equal instalments. We calculate the minimum income as in the article on borrowing capacity: the instalment at a rate higher by 2.5 pp (8.57%) and over 25 years should not exceed 40–50% of the household's net income.

Flat	Price	20% deposit	Loan	Instalment – 25 years	Instalment – 30 years	Indicative net income
Warsaw, median three-room flat	PLN 935 503	PLN 187 101	PLN 748 402	about PLN 4 850	about PLN 4 520	about PLN 12.1–15.2k
Wroclaw, median three-room flat	PLN 878 658	PLN 175 732	PLN 702 926	about PLN 4 560	about PLN 4 250	about PLN 11.4–14.2k
Warsaw, median Białołęka	PLN 751 128	PLN 150 226	PLN 600 902	about PLN 3 900	about PLN 3 630	about PLN 9.7–12.2k
Wroclaw, median Fabryczna	PLN 706 045	PLN 141 209	PLN 564 836	about PLN 3 660	about PLN 3 410	about PLN 9.2–11.4k

Example: a couple with a child buy a three-room flat in Fabryczna for PLN 706k. They need about PLN 141k of down payment, and the instalment over 30 years will be about PLN 3 410. For the bank to regard such an amount as safe, the combined net income should be roughly PLN 9–11k – and in practice more, because the bank will deduct the living costs of a three-person family. For the Warsaw median (PLN 936k) you already need about PLN 12–15k net. Exactly how much the bank will lend you depends on its model – so it is worth comparing several offers.

What costs should be added to the price of a three-room flat?

• Fitting out – flats from a developer are usually in developer standard (stan deweloperski). Using indicative ranges from company price lists (September 2026), 58 m² in Warsaw is about PLN 99k at an economy standard, about PLN 146k at a medium one and about PLN 220k at a high one; in Wroclaw, respectively, about PLN 86k, 127k and 190k. Details in the article How much does fitting out a flat cost.
• Notary – the maximum fee for a contract of sale of a unit is half of the rate in the regulation; at a price of PLN 935k that is about PLN 2.3k net plus 23% VAT, plus extracts and the deed for the developer contract (its cost you split with the developer in half).
• Court fees – including PLN 200 for entering ownership and PLN 200 for entering a mortgage in the land and mortgage register (księga wieczysta).
• Parking space and storage room – in many developments sold separately, which for a family flat is often a necessary extra.

You will find a full summary of transaction costs in the article Costs of buying a flat from a developer. In practice, it is worth adding at least 10–25% to the price of a three-room flat for fitting out and formalities.

Frequently asked questions

Summary

A new 3-room flat in our offer costs about PLN 880–940k at the median, but with a large spread between districts: in Warsaw three-room flats up to PLN 800k are almost exclusively in Białołęka, while in Wroclaw a budget of PLN 700–800k gives a choice in Fabryczna, Psie Pole and Krzyki. A three-room flat is the cheapest per metre, so for a family it often works out better than overpaying for a two-room one. When planning your budget, calculate the instalment, the down payment and the fitting out straight away.

Want to check what three-room flat you can afford? Book a consultation with a mortgage expert – we will compare offers from several banks and calculate your borrowing capacity. And once you know what you are looking for, we will help you choose a flat from a developer – in most cases with no commission for the buyer, as the developer usually pays our fee. We have operated since 2016 on the market in Warsaw and Wroclaw.

Legal status as of September 2026. Prices come from the TM Invest offer (developers' offer prices, as of 27.09.2026) and may change. The calculations of instalments, income and costs are indicative and do not constitute a credit offer or financial advice.

Sources

• NBP, housing price database (BaRN) – offer and transaction prices on the primary market, second quarter of 2026.
• NBP, interest rate statistics (MIR) – average interest on new residential real estate loans in PLN, July 2026.
• KNF, Recommendation S – interest rate buffer, 25-year term, DStI thresholds of 40/50%, LTV 80/90% (in Polish).
• Regulation on maximum notarial fee rates, Dz.U. 2024 item 1566, § 3 and § 6.
• Act on court costs in civil cases, Dz.U. 2025 item 1228, art. 42.
• Act on the protection of the rights of the buyer of a residential unit or single-family house and on the Developer Guarantee Fund, Dz.U. 2026 item 880, art. 40 sec. 2.
• Flat prices: TM Invest development catalogue, as of 27.09.2026.