Warsaw districts ranked: where to buy a new flat – prices and supply (October 2026)

Which Warsaw district is the cheapest, where is the widest choice of new-build flats, and where does the same budget buy the most space? We ranked 15 districts using 4,026 available flats from developers in 104 developments in our catalogue. For each district we give the median price per m², the number of flats and developments, the median flat price, the cheapest offer and how many flats cost PLN 800k–1m and over PLN 1m – plus who the area suits. Data: TM Invest catalogue as of October 2026, developers' asking prices including VAT.

Key facts

• The median price of a new flat in Warsaw in our catalogue is PLN 17,500/m²; the median flat costs about PLN 875k.
• The most affordable districts are Rembertów (PLN 12,600/m²), Białołęka (PLN 14,350/m²) and Targówek (PLN 15,245/m²).
• The most expensive are Śródmieście (PLN 34,500/m²), Wola (PLN 26,794/m²) and Wilanów (PLN 22,900/m²).
• The widest choice is in Białołęka (775 flats), Mokotów (667) and Włochy (490) – together almost half of all supply.
• There are 1,024 flats priced PLN 800k–1m, most of them in Włochy (166), Białołęka (154), Ursynów (127) and Mokotów (126). Another 1,376 cost over PLN 1m, led by Mokotów (366) and Wola (298).

Warsaw district ranking – table

#	District	Median PLN/m²	Available flats (developments)	Median price	Cheapest from	PLN 800k–1m	Over PLN 1m
1	Rembertów	12,600	183 (1)	PLN 633k	PLN 392,230	0	0
2	Białołęka	14,350	775 (21)	PLN 711k	PLN 410,234	154	74
3	Targówek	15,245	177 (3)	PLN 792k	PLN 525,512	69	17
4	Ursus	15,800	136 (4)	PLN 810k	PLN 437,076	48	25
5	Wawer	16,275	60 (4)	PLN 884k	PLN 697,582	39	6
6	Włochy	16,600	490 (13)	PLN 854k	PLN 439,752	166	109
7	Praga-Północ	18,600	163 (3)	PLN 892k	PLN 497,943	95	35
8	Ursynów	18,625	390 (5)	PLN 957k	PLN 521,559	127	138
9	Praga-Południe	18,822	165 (8)	PLN 761k	PLN 531,168	57	17
10	Bemowo	19,140	30 (3)	PLN 827k	PLN 719,842	13	6
11	Mokotów	19,478	667 (18)	PLN 1.02m	PLN 442,384	126	366
12	Bielany	20,000	191 (7)	PLN 828k	PLN 515,108	44	80
13	Wilanów	22,900	74 (5)	PLN 2.77m	PLN 651,581	9	62
14	Wola	26,794	350 (7)	PLN 1.30m	PLN 537,897	47	298
15	Śródmieście	34,500	175 (2)	PLN 1.36m	PLN 799,832	30	143

How to read the ranking: the median is the middle value – half of the offers in a district are cheaper and half are more expensive. Unlike the average, it is not pushed up by a handful of luxury apartments. The figures cover available flats in our catalogue, not every transaction on the market, and they shift every week as units sell. Ochota, Żoliborz and Wesoła currently have fewer than 20 available flats in our catalogue, so they are not ranked. The full city listing is on the new homes in Warsaw page.

1. Rembertów – PLN 12,600/m²

The lowest median in Warsaw, with one important caveat: all 183 available flats are in a single development, Park Leśny Rembertów L1/L2. The median flat costs PLN 633k, the cheapest PLN 392,230, and every offer is below PLN 800k. A typical 2-room flat is about 34 m² (median PLN 510k), a 3-room flat about 55 m² (median PLN 679k).

Who it suits: buyers on the tightest budget who want quiet, woodland and low-rise surroundings. The centre is reached by train from Warszawa Rembertów station. Because the result rests on one project, compare it with Białołęka and Ursus. New flats in Rembertów

2. Białołęka – PLN 14,350/m²

The widest choice in the city: 775 flats in 21 developments. The median price is PLN 711k and the cheapest flat costs PLN 410,234. 2-room flats have a median of PLN 563k (38.6 m²), 3-room flats PLN 780k (56.3 m²). Most offers are in Żerań, Kobiałka and Brzeziny; the largest developments are Osiedle Myśliborska etap I (Dom Development), Osiedle Salvia (Napollo) and EcoOne (Murapol). 137 flats are in buildings that are already completed.

Who it suits: families who want three rooms for under PLN 800k and first-time buyers. The downsides: Białołęka has no metro, and crossing the bridges at rush hour can take a while. More in our guide to new flats in Białołęka. New flats in Białołęka

3. Targówek – PLN 15,245/m²

177 flats in 3 developments, a median price of PLN 792k and the cheapest from PLN 525,512. 3-room flats have a median of PLN 827k (54.8 m²). Supply comes from Osiedle Wilno 8 etap I by Dom Development in Elsnerów and Rezydencja Liwska 2 and 3 in Bródno, where the buildings are already completed.

Who it suits: this is the cheapest district with a metro line. M2 has several stations here (from Targówek Mieszkaniowy to Bródno), although not every new development is next to one. A good option for families – and, close to a station, for buy-to-let. New flats in Targówek

4. Ursus – PLN 15,800/m²

136 flats in 4 developments, a median price of PLN 810k and the cheapest from PLN 437,076. Ursus stands out for larger homes: 39 offers have four or more rooms. 2-room flats have a median of PLN 568k (34.6 m²), 3-room flats PLN 819k (54.2 m²). Most supply is in Piastova Osada 1 and 2 by Victoria Dom in Gołąbki and Urcity by Murapol in Szamoty.

Who it suits: families who need four rooms without going over a million. Ursus has railway stations with trains to the centre. New flats in Ursus

5. Wawer – PLN 16,275/m²

A small market – 60 flats in 4 developments – but a spacious one: the median size is 56.9 m², and 3-room flats have a median of 59.4 m² for PLN 931k. The cheapest flat costs PLN 697,582 and 39 offers fall within PLN 800k–1m. The largest development is Korkowa 146 by Polaris Development; Apartamenty Nowy Marysin VII by APM Development is already completed.

Who it suits: families who value space and greenery – Wawer is known for its forests and detached houses – and people who work remotely. The centre is reached mainly by train. New flats in Wawer

6. Włochy – PLN 16,600/m²

490 flats in 13 developments and the most offers in the PLN 800k–1m range anywhere in Warsaw (166). The median price is PLN 854k and the cheapest flat costs PLN 439,752. 2-room flats have a median of PLN 694k (39.7 m²), 3-room flats PLN 957k (59.5 m²). Most flats are in Raków; major projects include Skorosze Vita and Trzcinowa Vita by Develia, Osiedle Urbino etap IV by Dom Development and Stilla by Skanska, which is already completed.

Who it suits: families looking for three rooms under a million, relatively close to the centre. Włochy has railway stations and borders Chopin Airport. More in our guide to new flats in Włochy. New flats in Włochy

7. Praga-Północ – PLN 18,600/m²

163 flats in 3 developments, a median price of PLN 892k and the cheapest from PLN 497,943; 95 offers are within PLN 800k–1m. 2-room flats here are unusually roomy: a median of 46.9 m² for PLN 841k. Supply comes from Kijowska Vita by Develia in Szmulowizna, Nowa Praga by Asbud and Konopacka by Profit Development – the last two are already completed.

Who it suits: couples and singles who want to live close to the centre in a district with an urban feel, and buy-to-let investors. The M2 metro stops at Dworzec Wileński and Szwedzka and reaches Śródmieście in a few minutes. New flats in Praga-Północ

8. Ursynów – PLN 18,625/m²

390 flats in 5 developments, a median price of PLN 957k and the cheapest from PLN 521,559; 127 offers are within PLN 800k–1m and 138 cost over a million. The district has two price levels: the three phases of Osiedle Bokserska 71 by Dom Development cost around PLN 17,000–18,000/m², while ALE!KEN by GH Development in Ursynów Centrum has a median of PLN 26,300/m². 3-room flats have a median of PLN 973k (57.4 m²).

Who it suits: families – Ursynów has the M1 metro, Kabaty Forest and well-developed amenities, and a 3-room flat comes in just under a million. New flats in Ursynów

9. Praga-Południe – PLN 18,822/m²

165 flats in 8 developments. A square metre costs more than in Ursynów, but the median flat price is only PLN 761k because smaller flats dominate (median 40.1 m²). 2-room flats have a median of PLN 749k (39.4 m²); the cheapest flat costs PLN 531,168. Most supply comes from the Metro Art phases by Victoria Dom in Grochów, plus Osiedle PUR by Weisenburger Development and Park Skandynawia etap 5 by Skanska in Gocław.

Who it suits: couples and first-time buyers who want a 2-room flat under PLN 750k not far from the centre, and buy-to-let investors. The M2 metro serves the western edge of the district (Stadion Narodowy); Grochów and Gocław rely mainly on trams and buses. More in our guide to new flats in Praga-Południe. New flats in Praga-Południe

10. Bemowo – PLN 19,140/m²

30 flats in 3 developments, 27 of them in Premiera Bemowo by Vinci Immobilier in Chrzanów. The median price is PLN 827k, the cheapest flat costs PLN 719,842 and the typical size is 42.6 m².

Who it suits: people tied to western Warsaw who want to live near the metro – the M2 line reaches Bemowo. Supply is small, so here you choose a specific development rather than a district. New flats in Bemowo

11. Mokotów – PLN 19,478/m²

The second-largest supply in the city: 667 flats in 18 developments. The median flat price is above a million (PLN 1.02m), and Mokotów has more flats over PLN 1m than any other district (366). Yet the cheapest flat costs PLN 442,384 and 126 offers are within PLN 800k–1m. The spread is wide: Mokotów Sportowy etap I by Dom Development in Augustówka has a median of PLN 16,050/m², while the same developer's Apartamenty Metro Wilanowska next to the M1 line is at PLN 28,000/m². 2-room flats have a median of PLN 900k (39.6 m²), 3-room flats PLN 1.26m (59.8 m²).

Who it suits: families with a budget of around a million (Augustówka) and buy-to-let investors betting on the M1 metro and the Służewiec office district. More in our guide to new flats in Mokotów. New flats in Mokotów

12. Bielany – PLN 20,000/m²

191 flats in 7 developments, a median price of PLN 828k and the cheapest from PLN 515,108. 2-room flats dominate (100 offers, median PLN 792k for 39.1 m²); a 3-room flat already means a median of PLN 1.16m. Most supply comes from the three phases of Apartamenty Literacka by Dom Development in Piaski and Marimonte by GH Development.

Who it suits: couples and buy-to-let investors looking for a 2-room flat near the M1 metro, and anyone who values greenery – Bielany Forest is in the district. New flats in Bielany

13. Wilanów – PLN 22,900/m²

74 flats in 5 developments, and a very different market from the rest of the city: 56 homes have four or more rooms, the median size is 136 m² and the median price PLN 2.77m. The cheapest flat costs PLN 651,581, but only 9 offers fall within PLN 800k–1m. The largest projects are Royal Garden W1 and W7 by Green House Development and VISLA by ROHE; Cordia has Flatta Wilanów and Esencja Wilanów here.

Who it suits: families with a premium budget who need a large home in a green, quiet area. Wilanów has no metro – the centre is reached by tram or bus. More in our guide to new flats in Wilanów. New flats in Wilanów

14. Wola – PLN 26,794/m²

350 flats in 7 developments with a median price of PLN 1.30m; 298 offers cost over a million. What sets Wola apart is that 307 of its 350 flats are in buildings that are already completed. Prices vary widely: Nakielska by Profit Development has a median of PLN 19,398/m² (the cheapest flat in the district starts at PLN 537,897), while Towarowa Square and Towarowa Towers by Asbud are at PLN 29,848 and 33,965/m². Other projects include NU2! by Skanska, Srebrna 5, Browary Warszawskie and Stacja Wola III.

Who it suits: buy-to-let investors – Wola has the M2 metro and one of the city's largest office clusters – and people who want a city apartment close to the centre. More in our guide to new flats in Wola. New flats in Wola

15. Śródmieście – PLN 34,500/m²

175 flats in 2 developments: Apartamenty Murano by Profbud in Muranów (median PLN 37,000/m²) and Apartamenty Grzybowska 11 etap I by Dom Development (PLN 33,700/m²). More than half of the supply (101 units) are studios, the median price is PLN 1.36m and the cheapest flat costs PLN 799,832.

Who it suits: buyers for whom location comes first: both metro lines, offices and universities within walking distance. Most often this is a buy-to-let investment or a home right in the city centre. New flats in Śródmieście

Which district for whom – the ranking in brief

• Under PLN 800k with three rooms: Rembertów, Białołęka, Targówek, Ursus – median 3-room prices of PLN 679k–827k.
• Three rooms under PLN 1m with a good commute: Włochy, Ursynów, Mokotów (Augustówka). For a district-by-district breakdown of this budget, see a flat for PLN 800k–1m in Warsaw and the flats for PLN 800k–1m page.
• Buy-to-let: smaller flats near the metro – Praga-Północ, Wola, Bielany, Mokotów along M1, Targówek along M2. Rents are covered in buying a flat to let in Warsaw, stations in new flats near the metro.
• Premium and large homes: Śródmieście, Wola, Wilanów and parts of Mokotów – see premium apartments in Warsaw and our article on premium apartments from PLN 1.5m.

Remember that a flat from a developer is sold in developer standard (stan deweloperski) – without finishing – so add the cost of fitting it out and usually a parking space. The character of each district (schools, greenery, noise) is covered in our guide to the best districts to live in Warsaw.

Frequently asked questions

Summary

The price per square metre in Warsaw's most expensive district is almost three times that of the cheapest – from PLN 12,600/m² in Rembertów to PLN 34,500/m² in Śródmieście. For most buyers, though, the choice comes down to a few districts in the middle of the ranking, where a 3-room flat costs PLN 800k–1m and the commute and the specific development decide the matter.

Want to compare offers in 2–3 districts? Book a free consultation and property search – we will put together flats from many developers within your budget. Buyers usually pay us no commission, because our fee is normally paid by the developer.

Read also:

• Wrocław districts ranked: where to buy a new flat
• New apartment prices in Warsaw 2026
• Best districts to live in Warsaw
• A flat for PLN 800k–1m in Warsaw: which districts to choose

Sources

• Offer data: TM Invest development catalogue as of October 2026 – 4,026 available new-build flats in Warsaw (104 developments), asking prices including VAT; medians calculated for districts with at least 20 offers.