Warsaw
Median price per m²17,800 zł/m²+1.7% MoM
- Average price per m²
- 19,905 zł/m²
- Median flat price
- 884,100 zł
- Available flats
- 4,649
- Developments on sale
- 110
New-build housing market: Warsaw and Wrocław — October 2026
TM Invest’s monthly report on the primary housing market in Warsaw and Wrocław: median and range of prices per m², prices by number of rooms, the most expensive districts. Based on daily checks of 190 developments and 8,930 available flats in our catalogue.
Key findings
- Median price per m² in Warsaw: PLN 17,800 — up 1.7% month on month.
- Median price per m² in Wrocław: PLN 15,466 — up 0.4% month on month.
- In the PLN 800k–1M budget: 1,044 available apartments in Warsaw (22% of priced listings) and 909 in Wrocław (21%); a typical size for that money is 54.2 m² in Warsaw and 57.1 m² in Wrocław.
- Apartments from PLN 1.5M: 573 in Warsaw (12% of listings) and 177 in Wrocław (4%); between PLN 1M and 1.5M: 1,150 and 620 respectively.
- In Warsaw, the most expensive district is Śródmieście (PLN 34,700/m²) and the most affordable is Białołęka (PLN 14,350/m²).
- A typical two-room flat in Warsaw costs PLN 741,000 (median; 80% of offers fall between PLN 539,000 and PLN 1,118,000).
The cities in numbers
Wrocław
Median price per m²15,466 zł/m²+0.4% MoM
- Average price per m²
- 16,508 zł/m²
- Median flat price
- 726,300 zł
- Available flats
- 4,281
- Developments on sale
- 80
Most expensive districts — median price per m²
Districts with at least 20 offers in at least 2 developments. Dashed line — city-wide median.
Show details: rentals, budgets, prices by number of rooms, methodology
Rent and rental yield
NBP — Information on housing prices, I kw. 2026
Estimate: rent is the city average (NBP, I kw. 2026; outside Warsaw, the average for the 6-city group), while the price is the median of developer offers in our catalogue. This is neither a forecast nor an investment recommendation; actual rent depends on the apartment, finish and occupancy.
Gross yield = monthly rent per m² × 12 / median price per m² × 100%. Excludes purchase, finishing, tax, maintenance and vacancy costs. The same rental rates apply to the top districts shown in the report.
Warsaw
NBP — Warsaw: PLN 85.1/m² per month.
| City / district | Median PLN/m² | Estimated gross rental yield (%) |
|---|---|---|
| Warsaw | 17,800 | 5.7% |
| Śródmieście | 34,700 | 2.9% |
| Wola | 28,532 | 3.6% |
| Wilanów | 22,900 | 4.5% |
| Bielany | 20,000 | 5.1% |
| Mokotów | 19,934 | 5.1% |
Wrocław
NBP — 6-city group: PLN 67.5/m² per month.
| City / district | Median PLN/m² | Estimated gross rental yield (%) |
|---|---|---|
| Wrocław | 15,466 | 5.2% |
| Stare Miasto | 19,926 | 4.1% |
| Śródmieście | 18,566 | 4.4% |
| Psie Pole | 15,012 | 5.4% |
| Krzyki | 15,000 | 5.4% |
| Fabryczna | 13,500 | 6.0% |
How many apartments in which budget
Share — part of the available apartments with a listed price. Budget is based on the apartment price, limits inclusive.
Budgets — Warsaw
Prices by number of rooms — Warsaw
| Rooms | Available | Median area | Median price | 80% of offers (10–90%) | Median PLN/m² |
|---|---|---|---|---|---|
| 1 room | 496 | 32.8 m² | 810,000 zł | 530,000 – 1,356,000 zł | 24,581 |
| 2 rooms | 1,883 | 40.0 m² | 741,000 zł | 539,000 – 1,118,000 zł | 17,950 |
| 3 rooms | 1,520 | 59.3 m² | 971,000 zł | 713,000 – 1,529,000 zł | 16,700 |
| 4 or more | 618 | 83.4 m² | 1,525,000 zł | 1,010,000 – 3,369,000 zł | 17,825 |
| no data | 132 | 45.3 m² | 829,000 zł | 535,000 – 2,017,000 zł | 17,917 |
Prices by number of rooms — Wrocław
| Rooms | Available | Median area | Median price | 80% of offers (10–90%) | Median PLN/m² |
|---|---|---|---|---|---|
| 1 room | 775 | 34.1 m² | 601,000 zł | 478,000 – 797,000 zł | 16,963 |
| 2 rooms | 1,677 | 41.3 m² | 649,000 zł | 519,000 – 934,000 zł | 15,250 |
| 3 rooms | 1,291 | 58.3 m² | 836,000 zł | 672,000 – 1,154,000 zł | 13,900 |
| 4 or more | 486 | 80.2 m² | 1,189,000 zł | 860,000 – 2,597,000 zł | 14,025 |
| no data | 52 | 48.4 m² | 1,303,000 zł | 667,000 – 6,247,000 zł | 38,400 |
Methodology
- Offer — available flats (primary market) in developments on sale within the city limits of the report cities, excluding suburbs, as of the date the report was prepared. Reserved flats are not included in prices.
- Price per m² — the flat price divided by its floor area. We give the median (half of the offers are cheaper, half more expensive) and, for reference, the average. Flats without a price, with price on request, or with a price per m² outside PLN 3,000 – 120,000 are excluded from price statistics.
- Prices come from developer data; for developers who publish daily price lists on dane.gov.pl they are reconciled with the developer’s official file every day.
- District — the district of the development in our catalogue. Number of rooms — as given by the developer; flats without this information are shown as “no data”.
- Month-on-month change — compared with the frozen data of the previous month’s report. Report figures do not change after publication.
- Budgets (from the October 2026 report) — by the apartment price in the developer price list, limits inclusive, like the catalogue price filter; shares are calculated from available apartments with a listed price.
How to cite
TM Invest, “New-build housing market: Warsaw and Wrocław — October 2026”, https://tm-invest.com.pl/en/market-report/2026-10/ (accessed 1 Nov 2026). The data may be quoted with attribution and a link to the source.
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