Is 2026 a good year to buy a flat in Warsaw?

"Is it worth buying now?" – buyers ask us this every week, and the answer changes from quarter to quarter. Instead of tea-leaf reading, we show the data we see every day and help you understand what it means.

Flat prices in Warsaw – mid-2026 snapshot

The average transaction price per square metre in Warsaw has passed 16,000 złoty and is still rising, though more slowly than in 2024. The differences between districts are huge:

• City centre and surroundings: 20,000–25,000 zł/m² – premium segment, prices stable, low supply,
• Mokotów: 16,000–20,000 zł/m² – a wide spread depending on whether it is Stary Mokotów, Służewiec or Stegny,
• Wola: 15,000–19,000 zł/m² – dynamic growth thanks to new developments and the metro,
• Praga-Południe and Praga-Północ: 12,000–16,000 zł/m² – the highest growth potential but also the widest gap in building quality,
• Białołęka, Ursus, Bemowo: 10,000–14,000 zł/m² – entry-level segment, mostly new builds.

These are indicative figures – the actual price depends on the flat's condition, floor, view, parking space and dozens of other variables. On each of our listings we show the price per square metre so you can compare.

Interest rates and borrowing capacity

The NBP reference rate has stood at 5.75% since autumn 2023. The market expects the first cuts, but their timing and scale are uncertain. With mortgage rates at 7–8% a year, borrowing capacity is noticeably lower than before the hiking cycle. A couple with a combined net income of 15,000 złoty a month can borrow roughly 500,000–600,000 złoty over 30 years, depending on the bank and other liabilities.

What does this mean? Some buyers who could have afforded a three-room flat two years ago now fit into the budget for two rooms. At the same time, any rate cuts will release additional demand, which may push prices up again. So waiting "until rates fall" does not necessarily mean buying will be cheaper – the mortgage will cost less but the flat may cost more. Our partner Notus Finanse will calculate your borrowing capacity free of charge before you start looking.

Supply – is there anything to buy?

Developers complete over ten thousand flats a year in Warsaw, and the stock available for immediate purchase is larger than in 2023 or 2024. On the resale market, more and more flats are appearing from people who invested in buy-to-let and are now selling. This is good news for buyers – there is plenty to choose from and negotiation is meaningful again.

Buy or rent?

Monthly rent for a two-room flat in Warsaw today is 3,500–5,000 złoty, depending on the district. A mortgage payment on a comparable flat (with a 20% deposit, 30 years, current rates) is often higher. But each instalment repays capital – after a dozen-odd years you own the property. Renting gives flexibility and a lower entry threshold. There is no single right answer – it depends on your career, family and financial situation.

So – buy or wait?

If you have the borrowing capacity, the deposit and a genuine housing need, do not wait for the perfect moment, because it does not exist. Warsaw prices in the long term rise faster than inflation and there is nothing to suggest the trend will reverse. Rate cuts may lower your instalment but will also push demand and prices up. The key is a well-checked flat at a reasonable price, not an attempt to time the bottom of the market.

If you are not sure whether now is the right time, book a call. We will show you what is available within your budget and calculate what the purchase will really cost – with no commitment and no pressure.