Investing
Rental yield 2026 – Wrocław and Warsaw, calculated on examples
Gross and net rental yield: formulas, costs and a calculation for 8 flats in Warsaw and Wrocław at NBP's Q1 2026 rental rates.
~12 min readRead
Buy-to-let apartments from developers in Warsaw and Wrocław
We help you choose a new apartment to rent out: we compare prices per m², districts and completion dates, calculate the yield on NBP data and handle the purchase up to the notarial deed. In most cases there is no commission – usually the developer pays us.
- Prices from developers’ price lists
- NBP rent rates with a date
- Consultations in Polish, Russian and English
What investors come to us with
Buying as an investment looks different depending on your goal. These are the situations we know best.
- Long-term rentalA studio or a 2-room apartment in a well-connected district, let for a year or longer. We calculate the rent, the flat-rate tax and the fit-out cost.Rental yield – formulas and examples
- Short-term rentalRenting by the night brings higher income, but more work and more rules: the EU regulation applies, a Polish national register is being prepared, and the building’s community has its own rules. Check them before you buy.Short-term rental – the rules
- Resale (assignment)Buying at an early construction stage and selling the rights under the developer agreement before handover. It needs the developer’s consent and a tax calculation – a profit is not certain.Assignment of a developer agreement
- Several apartmentsBuying two or three units in one development or in several? We discuss the price and payment schedule with the developer.Several apartments and cash
- Buying from abroadLiving outside Poland? We explain when a permit from the Ministry of the Interior (MSWiA) is needed, how to get a PESEL and NIP, and how non-residents pay tax on rent.Buying from abroad
- Cash purchaseWithout a mortgage the decision is quicker, but the bank and the notary will ask about the source of funds. We tell you which documents to prepare.Cash purchase step by step
Data
Rents and prices in numbers
The starting point of every calculation: average NBP rent rates and the median price of new apartments from our market report.
- Average rent – Warsaw
- 85.1 zł/m² per month
- Average rent – 6 cities incl. Wrocław
- 67.5 zł/m² per month
- Median price per m² of new apartments – Warsaw
- 17,500 zł/m²
- Median price per m² of new apartments – Wrocław
- 15,400 zł/m²
- Flat-rate rental tax: up to 100k zł a year / above
- 8.5% / 12.5%
Rent rates: NBP (National Bank of Poland), “Informacja o cenach mieszkań i sytuacji na rynku nieruchomości”, Q1 2026 (excluding service charges and utilities). Medians: TM Invest market report, September – October 2026 – available apartments from developers’ price lists. The calculations on this page are estimates based on average NBP data as of the date shown and the developer’s price list. They are not investment advice and do not guarantee income.
Rental yield calculator
To start, we filled in a sample apartment in Warsaw. Enter your own numbers or open the calculator on a specific apartment’s page – the price and size are already filled in there.
Enter the price and size – we fill in the rent from the NBP city average. You can change every assumption.
Net yield per year4.3%
- Monthly rent3,404 zł
- Annual rental income (gross)40,848 zł
- Gross yield6.0%
- Flat-rate tax per year (8.5% / 12.5%)3,298 zł
- Monthly cash flow2,785 zł
- Cash-on-cash4.3%
- Price incl. fit-out780,000 zł
- Your own money780,000 zł
This is an estimate based on average NBP data as of the date shown and the developer’s price list. It is not investment advice and does not guarantee income – actual rent, occupancy and taxes depend on the apartment and your situation.
Ask for a calculation for specific apartmentsHow we calculate
- Gross yield = monthly rent × 12 ÷ apartment price.
- Net = (rent × occupancy − flat-rate tax − management − your costs − property tax 1.25 zł/m²) ÷ (price + fit-out).
- Flat-rate tax on private rental (ryczałt): 8.5% of income up to 100,000 zł a year and 12.5% above, with no cost deductions (individual, Polish tax resident).
- Mortgage: equal instalments; cash-on-cash = annual cash flow after payments ÷ (down payment + fit-out). Without a mortgage, cash-on-cash equals net yield.
Where to look for buy-to-let apartments
Ready-made selections from our catalogue – available apartments only, prices from developers’ price lists. In brackets: the number of apartments today.
Warsaw
New apartments are sold in developer standard (shell condition) – to rent one out you need to fit it out and furnish it. The calculator includes this cost.
Investor’s guide
Key articles from the Investing section: yields, districts, mortgages, taxes and rental management.
Investing
A flat as an investment in 2026 – is it worth it, how much you will earn, the risks
A flat as an investment in 2026: rental yield in Warsaw and Wrocław on catalogue prices and NBP rent rates, price growth, a mortgage and the risks.
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Investing
Flat to Let in Warsaw 2026 – Districts, Floor Areas, Prices
Flat to let in Warsaw: studio and 2-room prices in 10 districts, NBP rent of 85,1 PLN/m² and estimated gross and net yield.
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Investing
Flat to Let in Wroclaw 2026 – Districts, Floor Areas, Prices
Flat to let in Wroclaw: 5 districts, studio and 2-room prices from our offer, NBP rental rates and estimated gross yield in 2026.
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Investing
Studio or 2 Rooms to Let? Return and Risk in 2026
Studio or 2 rooms to let? Price per m², rent per the NBP, gross and net yield, vacancy and down payment in Warsaw and Wroclaw.
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Investing
Buy-to-Let Flat on a Mortgage – Does It Pay Off at 2026 Interest Rates?
Buy-to-let flat on a mortgage in 2026: instalment vs rent at median prices in Wroclaw and Warsaw, interest-rate scenarios of ±1 percentage point and bank requirements.
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Investing
Rental Management in Poland – What a Management Company Costs and Whether It Pays Off (2026)
Rental management costs 8–12% of rent plus a tenant-finding fee; short-term lets cost 20–35%. Contract, tax and yield with a manager, worked through an example.
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Investing
Flat or Bonds and Deposits? Comparing Returns in 2026
Flat or bonds? EDO 5,35%, deposits 3%, rental about 3,4% net. Taxes, liquidity and risk compared, plus an example of 600 thousand PLN over 5 years.
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Several apartments or a cash purchase
When you buy two or three apartments or pay without a mortgage, it is worth asking the developer about the terms: the price, the payment schedule, a parking space or storage unit in a package. We hold these talks on your behalf.
A discount is not guaranteed – it depends on the developer, the sales stage and the number of available units. Before you sign the reservation agreement, we show you what we managed to agree.
- Comparison of several developments: price per m², completion date, payment schedule
- Review of the developer agreement before you sign
- For cash – a list of source-of-funds documents for the bank and the notary
Buying from abroad
A foreigner can buy an apartment in Poland – an apartment itself usually does not require an MSWiA permit, which may be needed for a house or a plot. You sign the notarial deed in person or through a proxy.
Income from renting out an apartment in Poland is taxed in Poland, also for non-residents. These articles answer the most common questions:
Frequently asked questions
What is the rental yield in Warsaw and Wrocław?
According to NBP, the average rent in Q1 2026 was 85.1 zł/m² in Warsaw and 67.5 zł/m² in the group of six cities including Wrocław. For new apartments from our catalogue this usually means about 4–7% gross and 3–5% net. These are averages – calculate a specific apartment in the calculator on this page.
What tax do I pay on rental income?
An individual pays a flat-rate tax (ryczałt) on private rental: 8.5% of income up to 100,000 zł a year and 12.5% above that, with no cost deductions. Non-residents also pay this tax in Poland.
Can I rent out a new apartment straight away?
No. New apartments are sold in developer standard (shell condition) – before renting one out you need to fit it out and furnish it. The calculator assumes a standard finish: about 2,500 zł/m² in Warsaw and 2,200 zł/m² in Wrocław; you can enter your own budget.
How much does your help cost?
In most cases there is no commission – usually the developer pays us. The consultation and the apartment search are free.
Will I get a discount if I buy several apartments?
It may work out, but it is not guaranteed. With several units or a cash payment we discuss the price and payment schedule with the developer; the result depends on the developer, the sales stage and the number of available apartments.
Can a foreigner buy an apartment to rent out?
Yes. A foreigner usually buys an apartment without an MSWiA permit – it may be needed for a house or a plot. Rental income is taxed in Poland. We consult in Polish, Russian and English.
Do you rent out the apartment after the purchase?
We help you choose and buy the apartment. You can let it yourself or through a management company – they usually charge 8–12% of the rent. You can add this cost in the calculator.
We will find apartments to rent out
Tell us your budget, city and goal: long-term rental, short-term rental or resale. We will prepare a few options with a yield calculation and answer your questions.
- Only available apartments from current price lists
- A calculation for each option – with the assumptions
- Consultation in Polish, Russian or English
Updated: 12 October 2026