What can you buy for PLN 1 million in Warsaw in 2026

In Warsaw, PLN 1 million is a budget that gives you a genuinely wide choice on the primary market – but it is also a budget at which it is easy to overpay for an address or end up with fewer square metres than you needed. We checked exactly what you can buy today for up to PLN 1 million: how many square metres and rooms, in which districts and from which developers. All figures come from the TM Invest catalogue (as of October 2026) and refer to available new-build flats sold directly by developers – these are asking prices including VAT, excluding a parking space and storage unit.

Key facts

• Our catalogue lists 4,046 available new-build flats in Warsaw. 2,668 of them (66%) cost up to PLN 1 million, and 1,034 fall in the PLN 800k–1m range.
• The median price per square metre across the whole Warsaw offer is PLN 17,500/m² – at that rate, a million buys roughly 57 m².
• A typical 3-room flat up to PLN 1 million has 56.4 m² and costs PLN 860,190 (medians). Two rooms in this budget means a median of 39 m² and PLN 688,820.
• The largest number of 3-room flats up to PLN 1 million is in Białołęka (300), Włochy (151), Rembertów and Ursynów (97 each).
• In Śródmieście, a million usually buys a studio of 26–30 m² – a square metre in this budget costs around PLN 33,700 there.

How many square metres PLN 1 million buys – by number of rooms

Flats up to a million make up two thirds of developers' offer in Warsaw, but this pool is very varied. The same budget can mean a 30 m² studio next to a metro station in the centre or a 70 m² four-room flat in Białołęka. This is what the offer up to PLN 1 million looks like by number of rooms:

Rooms	Available flats	Median size	Price from	Median price	Median PLN/m²
1 room	317	29.6 m²	PLN 392,230	PLN 692,220	20,850
2 rooms	1,333	39.2 m²	PLN 436,908	PLN 688,820	17,250
3 rooms	908	56.4 m²	PLN 489,600	PLN 860,190	14,968
4 rooms	62	65.3 m²	PLN 734,389	PLN 928,722	14,280

Two things stand out. First, the median price of a studio (PLN 692k) is higher than the median for two rooms. Studios in this budget are mainly units in Śródmieście, Wola and next to the metro, where a square metre costs over PLN 20,000 – they are bought more often to let than to live in. Second, the more rooms, the lower the price per square metre: for 3 and 4 rooms the median drops below PLN 15,000/m², because larger flats within a million are located mainly in districts further from the centre.

In Warsaw, a million is the threshold at which 3 rooms are still a typical purchase and 4 rooms are the exception. The median price of all available 3-room flats in the city is PLN 943,398, and for 4-room flats it is already PLN 1,182,121. The largest 3-room flats up to a million have about 74 m², and 4-room flats about 77 m². You will find ready-made listings on the pages 3-room flats up to PLN 1 million in Warsaw and 2-room flats up to PLN 1 million in Warsaw.

Where a million buys the most space – districts

This is easiest to see with 3-room flats. Below are the districts with the most available 3-room flats up to PLN 1 million, together with the median price of such a flat and the median price per square metre for the whole district (all available flats, no price limit).

District	3 rooms up to PLN 1m	Median price of 3 rooms	Median PLN/m² in district
Białołęka	300	PLN 777,734	14,350
Włochy	151	PLN 941,316	16,600
Rembertów	97	PLN 678,650	12,600
Ursynów	97	PLN 957,495	18,625
Targówek	73	PLN 826,652	15,245
Mokotów	64	PLN 890,162	18,957
Ursus	43	PLN 815,997	15,800
Wawer	37	PLN 927,242	16,275

In practice, at this budget Warsaw splits into three zones:

• Most space – Białołęka, Rembertów, Targówek and Ursus. A square metre costs PLN 12,600–15,800 here, so a million realistically buys 3 rooms of 60–74 m², and sometimes 4 rooms. The trade-off: a longer commute to the centre and, in Białołęka and Rembertów, no metro.
• The compromise – Włochy, Ursynów, Mokotów and Wawer. Medians of PLN 16,000–19,000/m² mean 3 rooms of about 55–60 m² just under the one-million mark. Ursynów and parts of Mokotów are on metro line M1, Włochy has SKM suburban rail and is close to the airport.
• Address over size – Śródmieście (PLN 34,500/m²), Wola (PLN 26,794/m²) and Wilanów (PLN 22,900/m²). Here a million usually means a studio or 2 rooms. For example, at Apartamenty Grzybowska 11, studios of 26.5–30.2 m² cost from PLN 875,826.

We compare the districts in detail – prices, commuting and where it is better to live versus where to buy to let – in the article a flat for PLN 800k–1m in Warsaw: which districts to choose.

Examples: large developers' projects in the PLN 800k–1m budget

In the PLN 800k–1m range, the developer with the most available flats is Dom Development – 376 units in 14 projects. It is followed by Victoria Dom (136 flats in 18 projects), Develia (115 in 4) and Skanska (44 in 3). Below are these developers' projects with the most flats in this budget:

Project	Developer	District	Available at PLN 800k–1m	Size	Completion
Osiedle Bokserska 71 etap III	Dom Development	Ursynów	62	45.4–58.7 m²	Q3 2027
Mokotów Sportowy etap I	Dom Development	Mokotów	58	51.2–66.3 m²	Q4 2027
Kijowska Vita	Develia	Praga-Północ	52	35.7–47.8 m²	Q4 2027
Osiedle Urbino etap IV	Dom Development	Włochy	50	49.7–65.0 m²	Q2 2028
Trzcinowa Vita	Develia	Włochy	32	53.6–73.2 m²	Q2 2027
Stilla	Skanska	Włochy	25	44.0–66.6 m²	building already completed
Metro Art 14	Victoria Dom	Praga-Południe	24	44.4–53.3 m²	Q4 2027
Piastova Osada 2	Victoria Dom	Ursus	24	53.8–71.8 m²	Q4 2027
NU2!	Skanska	Wola	15	29.4–41.5 m²	building already completed

The table shows clearly what location costs. Develia has two completely different propositions within the same budget: at Kijowska Vita in Praga-Północ these are 1–2-room flats of up to 48 m² (median PLN 19,800/m²), while at Trzcinowa Vita in Włochy you get 3 rooms of up to 73 m² (PLN 14,900/m²). The same goes for Dom Development: Mokotów Sportowy in Augustówka offers 51–66 m² for roughly the same money that buys 29–36 m² at Apartamenty Metro Wilanowska in Ksawerów.

If you want to buy and sign the final title-transfer agreement straight away, look at buildings that are already completed: in the PLN 800k–1m range there are 218 such flats, including at Skanska's Stilla and NU2! and in several phases of Victoria Dom's Metro Art and Miasteczko Nova Sfera. Bear in mind that these, too, are handed over in stan deweloperski (developer standard – the interior is unfinished), so they need fitting out before you can live there. The full list with prices is on the page apartments for PLN 800k–1m in Warsaw.

A million is the price of the flat, not the whole budget

The prices in the tables are the prices of the flats themselves. When planning a purchase of around PLN 1 million, you need to add several items:

• Parking space and storage unit – in Warsaw projects these are usually sold separately.
• Fit-out – a flat from a developer is handed over in developer standard; the cost of the work and furnishings depends on the standard you choose.
• Notary and court fees – when buying from a developer you do not pay PCC (civil law transactions tax), and notary and court costs at a price of PLN 800k–1m come to about PLN 4,000–4,800 at the maximum rates (calculation in the article costs of buying a flat from a developer).
• Own contribution (wkład własny) – with a mortgage, the bank usually expects 20% of the price, i.e. PLN 200,000 for a flat costing a million. We calculate the instalment and the income needed in the article a PLN 900k mortgage.

If, after adding these costs, you find you want more space in a good location, it makes sense to look one level up. In the PLN 1–1.5 million range we have 976 available flats in Warsaw, with a median of 59.2 m² and PLN 20,450/m² – mainly larger flats in Mokotów, Wola and Ursynów (apartments for PLN 1–1.5 million in Warsaw).

How to choose a flat for a million – three questions before you reserve

• Space or commute? For the same budget, the difference between Białołęka and Mokotów is about 10–15 m². Work out your real rush-hour travel time to work and school – and only then compare prices.
• Completed or under construction? In a completed building you can see what you are buying, but the choice is smaller. In a project due in 2027 or 2028 you pay in instalments according to a schedule and choose from a wider pool – check the information prospectus and the escrow account.
• To live in or to let? Smaller units near the metro work better for letting; for family life, look for more space and good estate infrastructure. We discuss rental yields across Warsaw's districts in the article buying a flat to let in Warsaw.

Frequently asked questions

Summary

For PLN 1 million you can buy a new 3-room flat of about 55–60 m² in Warsaw today in districts such as Włochy, Ursynów or Mokotów, a larger flat in Białołęka or Targówek, or a studio right in the centre. The choice is large – 2,668 available flats up to a million – so the buyers who gain the most are those who first set their priorities (size, commute, completion date) and only then compare projects.

Want to see specific flats within your budget? Book a free consultation and shortlist of offers – we will compare projects from many developers for you, and in most cases there is no commission for the buyer, as our fee is usually paid by the developer. If you are buying with a mortgage, our mortgage expert will help you check your borrowing capacity (zdolność kredytowa): mortgage.

Read also:

• New apartment prices in Warsaw 2026
• How much a flat costs in Warsaw
• Property developers in Warsaw
• Premium apartments in Warsaw and Wrocław from PLN 1.5 million

Sources

• Listing data: TM Invest project catalogue as of October 2026 – available new-build flats from developers in Warsaw, asking prices including VAT.
• Notary and court costs: TM Invest calculation based on the regulation on maximum notarial fees (Journal of Laws 2024, item 1566) – details in the article on purchase costs.