How to price your flat for sale – a practical guide for owners

The asking price is the most important decision in the entire selling process. Too high and the listing sits for weeks, losing credibility – buyers see how long it has been on the portal and assume something is wrong. Too low and you are selling below market. Both cost real money, and both are avoidable.

Comparative analysis – the starting point

The most common method for valuing flats is comparative market analysis: you look at what similar properties in the same area sold for in recent months. The key word is "sold", not "listed". Asking prices on the portals are typically 5–15% above transaction prices, so relying on listings alone leads to overpricing.

Transaction prices are available from the Register of Property Prices (maintained by county offices) or from NBP reports. We use MLS databases and our own transaction records, so our comparisons cover flats that actually went through the Warsaw market – with specific sizes, floors and fit-out standards.

What affects the price – and by how much

Two flats of identical size in the same building can differ in price by more than ten per cent. The most important factors are:

• Floor – in buildings without a lift, lower floors are more expensive; in tower blocks with a view, the opposite. A ground-floor flat with a garden in Warsaw is typically valued 5–10% less than the second floor, unless the garden is genuinely large and well-kept.
• Orientation and view – south- or west-facing flats with an open view command higher prices. A view over a park or the Vistula can add 10–15%.
• Fit-out standard – a freshly renovated flat sells faster and for more, but not every złoty spent on renovation comes back in the price. Kitchen and bathroom have the biggest impact; painting and new floors – moderate; layout changes – minimal, because buyers usually want their own layout anyway.
• Layout and size – compact two-room (35–50 m²) and three-room (55–75 m²) flats sell fastest in Warsaw. Large flats above 100 m² have a narrower pool of buyers and longer time on market.
• Building amenities – lift, underground parking, security, condition of the stairwell and façade. Buyers judge these before they even enter the flat.

The most common pricing mistakes

We see them regularly, and they almost always lead to the same outcome: the listing sits, the owner drops the price after two months, and buyers negotiate harder because they can see the reduction history.

• Emotional pricing – "I put this much into the renovation" or "I need this much for my next flat". The market does not know your costs or plans; it pays what the property is worth in a given place and time.
• Comparing with asking prices – the fact that a neighbour listed a similar flat at 15,000 zł/m² does not mean it sold for that. Check what actually sold, not what is listed.
• Ignoring seasonality – the Warsaw market has clear peaks (spring and early autumn) and quiet spells (summer, holiday period). Listing at the right price during peak season yields a faster result than waiting for a "better moment" with an inflated price.

When a certified appraisal is worth it

A certified appraisal by a licensed valuer is a legally binding document, needed for mortgage applications, property division, inheritance cases or disputes with the tax office. If you are selling for cash and know the market, you may not need one – but if your flat is unusual (very large, in a tenement house, with a rooftop terrace), an appraisal gives a solid reference point.

The cost in Warsaw is usually 800–1,500 złoty depending on the property type. The valuer uses the same comparative methods but has access to complete transaction data and is professionally liable for the result.

How we help with pricing

Every property we take on for sale is valued by us through a comparative analysis – drawing on recent transactions from our database and the MLS system, the property's condition and its location. We present the owner with a price range and the reasoning behind it, and together we agree on the asking price. If we see that small changes to the flat (preparing it for the photo shoot, depersonalisation) could raise its perceived value, we say so straight away.

If you are wondering what your flat is worth before deciding whether to sell – get in touch. We prepare an initial opinion on value free of charge, with no obligation. All we need is the address, the size and a few photos.