Białołęka Pre-Auction Purchase Case Study

Geodezyjna Street, Białołęka 120 m² · duplex · floors 2 and 3 3 bedrooms + living room · balcony Purchased before bailiff auction Cash-ready Polish investor

Another agency alerted us to an apartment on Geodezyjna Street in Warsaw's Białołęka district that required a fast transaction. The property was indebted and facing the risk of a bailiff auction. We already had a Polish investor waiting for a strong opportunity and able to complete the purchase with cash.

The two-level, 120 m² apartment was acquired for 680,000 PLN. At the notarial deed, 320,000 PLN was directed to creditors and the remaining 360,000 PLN went to the former owner. The apartment was then refreshed, partly remodelled and furnished. It was originally intended as a flip with a planned sale price of 1,100,000 PLN, but after completion the investor chose to keep it as a personal home.

Purchase

680,000 PLN

Approx. 5,667 PLN/m²

Debt repaid at deed

320,000 PLN

Included within the purchase price

Works and furnishing

159,900 PLN

130,000 PLN net + VAT

Planned resale

1,100,000 PLN

Strategy later changed: investor kept the home

The property

A spacious two-level apartment in Białołęka

120 m² across the second and third floors, with three bedrooms, a living room and a balcony.

Parameter	Details
Location	Geodezyjna Street, Białołęka, Warsaw
Size	120 m²
Levels	2nd and 3rd floors
Layout	Three bedrooms, living room, kitchen, bathrooms and circulation across two levels
Outdoor space	Balcony
Initial strategy	Purchase, improve and resell
Final use	Retained by the investor as a personal home

The apartment was already in reasonably good condition when purchased. Its scale, duplex layout and balcony created a strong base for a high-quality family home without the need for a full structural rebuild.

Acquisition

A fast purchase before bailiff auction

A cash-ready investor, specialist legal work and controlled settlement of the apartment's debt at the notarial deed.

The opportunity came through another real-estate agency, which needed a buyer capable of moving quickly. Because we already represented an investor waiting for the right opportunity and holding cash, we could begin verification immediately instead of first arranging financing.

The law firm carried out the legal analysis, organised the apartment's documentation and addressed the issues visible in the land and mortgage register. The final price of 680,000 PLN was settled at the notarial deed: 320,000 PLN to creditors and 360,000 PLN to the former owner. These were two parts of the purchase price, not additional charges.

Opportunity received

Another agency shared a time-sensitive apartment requiring a buyer able to complete a complex transaction quickly.

Cash-ready investor matched

We presented the opportunity to an existing Polish investor who had been waiting for a suitable purchase and did not require bank financing.

Legal analysis and documentation

A specialist law firm verified the debts, documents and land-register position and prepared the path to a safe notarial transaction.

Debt settled at the deed

The creditors were repaid directly as part of the 680,000 PLN purchase price, allowing the acquisition to close before a bailiff auction.

Purchase-price allocation

320,000 PLN to creditors + 360,000 PLN to the former owner = 680,000 PLN total purchase price. The creditor repayment must not be added to the price a second time.

Gallery · before

Before the works

The apartment was usable and in reasonably good condition, but its finishes, kitchen and furnishing needed a consistent update.

Use the arrows or thumbnails to browse the apartment before the refresh. Selecting the large image opens the full-screen viewer.

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7 photographs · swipe the thumbnail row on mobile

Works

A complete refresh with selected premium upgrades

The whole apartment was repainted and refreshed, with renewed floors, a new kitchen, furnished rooms and an upgraded upstairs bathroom.

Because the property had been purchased in reasonably good condition, the programme focused on improving every visible space rather than rebuilding the entire apartment. The works, kitchen, appliances and furnishing budget was 130,000 PLN net plus VAT, or 159,900 PLN gross.

Painting throughout

Both levels and all rooms were refreshed and repainted to create one coherent, brighter interior.

Floors renewed

The existing wooden floors were sanded and refinished, preserving a valuable element of the apartment.

New fitted kitchen and appliances

A new custom kitchen was installed together with the complete set of household appliances.

Premium furniture

The living room and the lower-level bedroom were furnished with premium pieces selected for the completed interior.

Upstairs bathroom renovation

The bathroom on the upper level was renovated and brought into line with the refreshed apartment.

Lighting and electrical fittings

Lighting, switches, sockets and other visible electrical fittings were replaced across the property.

Working with the apartment's existing strengths

The project retained the parts that were worth preserving and concentrated the budget where it changed everyday comfort and visual quality most: floors, kitchen, bathroom, lighting and furniture.

Gallery · after

After the works

A refreshed and furnished 120 m² duplex with renewed floors, a new fitted kitchen and coordinated finishes across both levels.

The 21 unique completion photographs are kept in one compact carousel. Use the arrows or thumbnail row to move through the apartment without turning the gallery into half the page.

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21 photographs · swipe the thumbnail row on mobile

Cost breakdown

Complete project cost

The acquisition, legal work, refurbishment, furnishing and transaction coordination shown consistently as gross figures.

Cost item	Amount
Purchase price	680,000 PLN
PCC purchase tax (2%)	13,600 PLN
Notary, land register entries and deed copies	3,250 PLN
Law firm: analysis, documentation and land-register work (18,000 PLN net + VAT)	22,140 PLN gross
Works, fitted kitchen, appliances and furniture (130,000 PLN net + VAT)	159,900 PLN gross
WIC opportunity sourcing and transaction coordination — bespoke historical project fee (30,000 PLN net + VAT)	36,900 PLN gross
Total project cost	915,790 PLN

Important: the debt is already inside the purchase price

The 320,000 PLN creditor repayment and 360,000 PLN paid to the former owner together form the 680,000 PLN purchase price. They are therefore not added again in the cost table. On the figures above, the purchase price was approximately 5,667 PLN/m² and the complete project cost approximately 7,632 PLN/m².

Original strategy

The project was initially planned as a flip

The planned resale price was 1.1 million PLN, but the completed apartment was never offered for sale.

The acquisition was originally assessed as a purchase-improve-resell project. With a planned sale price of 1,100,000 PLN and a complete project cost of 915,790 PLN, the projected gross difference was 184,210 PLN before sale-side costs and tax.

Original flip calculation

Geodezyjna Street, Białołęka · 120 m² · planned figures, not a completed sale

Purchase price 680,000 PLN

Purchase price per m² approx. 5,667 PLN

Legal, transaction, works and furnishing costs 235,790 PLN

Complete project cost 915,790 PLN

Complete project cost per m² approx. 7,632 PLN

Planned sale price 1,100,000 PLN

Planned sale price per m² approx. 9,167 PLN

       Projected gross difference
       184,210 PLN
      

       Projected return on project cost
       20.11%
      

A plan, not a realised profit

The 184,210 PLN figure is the difference between the planned 1,100,000 PLN resale price and the 915,790 PLN project cost. It excludes estate-agency or marketing costs on resale, any further holding costs and tax. Because the investor retained the apartment, no sale price or flip profit was realised.

Summary

Result

A legally complex purchase was completed before auction, the apartment was transformed, and the investor ultimately chose to make it a home.

The transaction brought together a time-sensitive opportunity, an investor able to act with cash, specialist legal analysis and a controlled payment structure at the notarial deed. The creditors were repaid as part of the 680,000 PLN purchase price, allowing the acquisition to close before bailiff auction.

After purchase, the duplex was repainted, its wooden floors were renewed, a new fitted kitchen and appliances were installed, the upstairs bathroom was renovated, lighting and electrical fittings were replaced, and the main living spaces were furnished to a premium standard.

The intended exit was a resale at 1.1 million PLN. The finished apartment made a different impression on the investor: instead of selling it, he chose to retain it for his own use. The project therefore ended with a completed personal home rather than a realised flip.

Why this project matters

Opportunities involving debt and the risk of auction require more than finding a low purchase price. The value came from matching the right buyer quickly, coordinating the legal work, making the payment structure understandable and then managing the property improvement from start to finish.

Białołęka context

Put the completed project back into its district.

The transaction was property-specific; the district guide explains transport, housing supply and micro-location risks around other Białołęka purchases.

Continue with the district guide

Use the Białołęka property guide to compare Tarchomin, Nowodwory, Żerań, rail-served locations and newer peripheral estates before assessing another opportunity in the district. Open the Białołęka guide →

FAQ

Questions about this type of purchase

Clear answers about the debt settlement, project costs and the change from planned flip to personal use.

Was the 320,000 PLN debt added on top of the 680,000 PLN price?

No. The purchase price was divided between 320,000 PLN paid to creditors and 360,000 PLN paid to the former owner. Together these two payments equal the total purchase price of 680,000 PLN.

How was the purchase completed before bailiff auction?

The opportunity was matched with a cash-ready investor, while a specialist law firm analysed the documents, debts and land-register position. The required payments were then coordinated at the notarial deed so that the creditors were repaid within the transaction.

What was included in the 159,900 PLN works and furnishing cost?

The amount equals 130,000 PLN net plus VAT and covers repainting, floor sanding and refinishing, a new fitted kitchen with appliances, premium furniture for the living room and downstairs bedroom, the upstairs bathroom renovation, and replacement lighting and visible electrical fittings.

Was the projected 184,210 PLN flip profit realised?

No. It was the gross difference between the planned 1.1 million PLN sale price and the complete project cost. The investor decided to keep the finished apartment, so no resale and no flip profit took place.

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Renovation and furnishing

Strategy support

A pre-auction purchase
turned into a 120 m² home.

A spacious two-level apartment in Białołęka