Warsaw Property Market Update: October 2026

More buyer activity makes a clear purchase brief more valuable. Recent releases show stronger sales activity across major Polish markets. For a foreign buyer, the useful decision still happens at apartment level: comparable prices, total acquisition cost, building quality and the intended tenant or future owner. This first briefing sets a baseline using sources with different reporting periods.

Reviewed 12 October 2026. This first edition is the comparison baseline for future updates. The review covers new releases from 5 to 11 October, with older monthly and historical evidence clearly dated. A publication this week does not turn quarterly or monthly data into a weekly market change.

Warsaw · new homes · asking average

19,683 PLN/m²

September 2026 · Otodom
Offer monitoring, not a property valuation

Warsaw · rental listings · average

4,900 PLN/month

August 2026 · Otodom
Mixed apartment sizes and standards

Poland · NBP reference rate

3.75%

Decision of 7 October 2026
Policy rate, not a mortgage offer

7 major markets · developer sales

+25% year on year

Q3 2026 · including Warsaw
Not a separate Warsaw growth rate

Methodology

Sales strengthened. Buyers still have alternatives.

The new sales release is useful as a broad demand signal. Its geography and reporting period define how far the conclusion can go.

Red facade of a residential building at Browary Warszawskie in Warsaw

Browary Warszawskie · an illustration of Warsaw residential stock

Browary Warszawskie. Photo: Maciej Drążkiewicz / Unsplash.

Otodom’s preliminary third quarter figures show 13,100 developer homes sold, up 25% year on year, against 11,000 homes introduced for sale. The remaining offer was just under 59,000 homes at the end of September.

Source: Otodom, published 8 October 2026 · Q3 2026 · seven markets.

These figures cover seven major markets, including Warsaw. They do not establish a separate Warsaw growth rate or describe resale demand. The practical response is to compare relevant options promptly while checking availability and property quality.

What this changes for a buyer

A clearer brief makes comparisons and availability checks faster. Stronger aggregate activity does not establish that a specific Warsaw apartment is fairly priced or that its owner will reject negotiation.

Scope

Seven markets

The sales and supply figures cover seven major markets, including Warsaw. They are not a Warsaw resale index.

Period

A quarter, not a week

The publication is new; the underlying reporting period is Q3 2026. Keep both dates when quoting the result.

WIC application

Compare the actual shortlist

Check comparable alternatives, availability and total acquisition costs before deciding what to offer.

Price evidence

The asking average is a starting point.

Separate the price attached to a listing from a reported sold measure and from a registered transaction. They answer different questions.

WoW Wola residential building viewed from Boguszewska Street in Warsaw

WoW Wola · asking prices require apartment level comparison

WoW Wola. Photo: Panek / Wikimedia Commons / CC BY SA 4.0. Resized; display may be cropped.

For September, Otodom reported a Warsaw asking average of PLN 19,683/m² for developer apartments and an average of PLN 17,767/m² for homes sold in its market monitoring. The difference of PLN 1,916/m² compares different groups of properties. It is not a documented negotiation discount.

The release does not establish that its sold price measure comes from notarial deeds. We therefore keep it separate from the RCN records below. A specific asking price needs comparable properties, condition and included costs.

Source: Otodom, published 1 October 2026 · Warsaw primary market · September 2026.

Asking average

PLN 19,683/m²

Developer apartments available for sale in Warsaw. Otodom monitoring for September 2026.

Reported sold average

PLN 17,767/m²

Homes sold in Otodom monitoring for September. The release does not identify this measure as a deed based RCN dataset.

Negotiation use

The PLN 1,916/m² difference describes two different groups. Use relevant apartment comparables when negotiating; do not present that gap as a standard discount available to every buyer.

Recorded transactions

One address. Four recorded prices.

Use register evidence to challenge an asking price. Keep the date, comparability and missing property details visible.

Deweloperuch publishes transaction information derived from Poland’s Rejestr Cen Nieruchomości (RCN), a register based on notarial deeds. These four historical records at al. Krakowska 279 illustrate why similar floor areas can carry different prices even within one building.

Swipe horizontally to see the complete table.

al. Krakowska 279, Warsaw · records displayed by Deweloperuch
Unit	Date shown by source	Floor area	Recorded price	Price per m²
239	27 July 2026	48.8 m²	PLN 754,876	PLN 15,475
246	21 July 2026	53.4 m²	PLN 892,000	PLN 16,714
240	10 July 2026	49.3 m²	PLN 762,000	PLN 15,456
251	10 July 2026	53.4 m²	PLN 817,000	PLN 15,314

Source: Deweloperuch, al. Krakowska 279 · checked 12 October 2026.

How to read this table. Dates are reproduced as displayed. The city table labels the field “last change”; these are not October sales. Areas are rounded and unit prices are copied from the source. Condition, title, market classification and included extras have not been independently verified. Four records cannot establish a Warsaw price trend or value another apartment.

Rent and financing

Build the income case around the apartment.

A workable investment case needs a realistic owner rent and total costs. Financing eligibility has to be established for the buyer’s own circumstances.

AI generated illustration of a compact living room with a kitchenette

AI illustrationIllustrative interior, not an actual property or WIC listing

AI generated illustrative interior, not an actual property or WIC listing.

Otodom’s August Warsaw rental listing average was PLN 4,900 per month, down 0.4% month on month and 2.3% year on year. Published on 24 September, this is an older baseline for mixed apartment sizes and standards.

It is not a rent quote for a compact investment apartment or a verified owner receipt after charges. Model rent, administration, utilities, vacancy, management, repairs and tax separately. Use the WIC rental yield calculator to compare scenarios.

Source: Otodom rental report, 24 September 2026 · data for August.

Confirm financing before reserving

The Monetary Policy Council kept NBP rates unchanged on 7 October, with the reference rate at 3.75%. That policy rate does not guarantee a mortgage price or approval. Overseas buyers should establish lender eligibility, income currency requirements, documentation and their actual borrowing budget with a mortgage adviser before committing funds.

NBP decision, 7 October 2026 · Financing guide for foreign buyers.

Property selection

Make the address work for the future user.

The future owner or tenant uses an apartment and its immediate surroundings. A district average cannot perform those checks.

Illuminated entrance to Świętokrzyska metro station in Warsaw at night

Świętokrzyska metro station. Photo: Mateusz Syta / Unsplash.

Lake and autumn trees in Szczęśliwicki Park in Warsaw

Szczęśliwicki Park. Photo: Maksym Harbar / Unsplash.

Transport, bedroom noise, building charges, layout and access to green space should be checked against the intended occupier. A district name alone does not establish rent, resale demand or a manageable commute.

For foreign buyers, legal eligibility and title checks remain property specific. Regulatory announcements should be read with their legal status and effective date before they influence a purchase. Start with Warsaw district guides and verify the actual address.

Buying for your own use

Check the commute you will actually make, bedroom noise, layout and building charges. Confirm that the property fits your plans for living in Warsaw.

Buying to let

Define the tenant and test the exact address, layout and recurring costs against that brief. Use evidence from comparable apartments rather than a district reputation alone.

Buyer guidance

Turn the briefing into a purchase plan.

Turn the market briefing into a shortlist, a complete budget and a negotiation position supported by relevant evidence.

A cobblestone street lined with historic buildings in Warsaw Old Town

Warsaw Old Town · evaluate the exact property and its surroundings

Warsaw Old Town. Photo: Włodzimierz Jaworski / Unsplash. Location illustration; the table above refers to al. Krakowska 279.

A disciplined shortlist connects market evidence to one buyer’s budget, timing and acceptable risks.

Set the complete budget

Allow for purchase costs, works, furnishing and a reserve before deciding the listing price ceiling.

Compare relevant alternatives

Match location, size, building, condition and included items. Use historical records with their dates and limitations.

Prepare the acquisition

Confirm funds or financing, legal checks and remote signing requirements before a reservation exposes your money.

Decision	Evidence to collect	Practical use
Set an offer	Comparable apartments, condition, included items and dated transaction records	Build a property specific negotiation position
Assess rental income	Owner rent, administration, utilities and operating costs	Calculate gross and net results separately, with explicit assumptions
Reserve a property	Funding, legal eligibility, title and signing requirements	Understand the conditions before committing money

FAQ

Warsaw Market Pulse: questions before an offer

Read the evidence at its proper scale and use it to improve a specific purchase decision.

Does stronger developer sales activity mean Warsaw prices will rise?

The Q3 sales release covers seven major markets and does not establish a separate Warsaw price forecast. It supports a conclusion about broader sales activity. A purchase decision still needs apartment level evidence.

Is the difference between asking and sold averages a negotiation discount?

No. The September measures describe different groups of developer apartments. The PLN 1,916/m² difference is not a documented discount on the same homes. Keep the reported sold measure separate from registered RCN records.

Can the four Deweloperuch records value another apartment?

Four historical records cannot establish a city price trend or value another apartment. Their dates and rounded areas need careful reading; condition, legal title, market classification and included extras have not been independently verified. Use them as comparison evidence with those limits.

Is PLN 4,900 the rent an investor can expect to receive?

It is an August listing average for mixed apartment sizes and standards. It is not a quote for a particular unit or a verified owner receipt after charges. Model owner rent, administration, utilities and operating costs separately.

Does a 3.75% NBP rate mean an overseas buyer can borrow at that rate?

The NBP reference rate is a policy rate, not an individual mortgage offer or approval. Confirm lender eligibility, income currency requirements, documentation and the actual borrowing budget with an adviser before reserving.

Next step

Have a Warsaw property or budget in mind?

A useful next step connects your intended use and total budget with relevant apartments, evidence and a clear purchase process.

Warsaw skyline across the Vistula River at sunset

Warsaw across the Vistula. Photo: Jacek Kadaj / Unsplash.

Connect the market evidence with your purchase.

Send your intended use, total budget and a listing link. Warsaw Investor Care can help connect the market evidence with a focused search, negotiation and purchase process.

Discuss your Warsaw purchase Buyer service pricing →

Property search

Negotiation

Property verification

Remote purchase coordination

Rental support

Data sources and update notes

Reviewed 12 October 2026. First edition. Publication dates and the underlying data periods are listed separately below.

Otodom: developer sales and supplyPublished 8 October 2026. Preliminary Q3 data for seven major markets, including Warsaw. Reservations are separate from sales.
Otodom: asking and sold price measuresPublished 1 October 2026. Warsaw primary market, September. The sold price measure is not identified here as an RCN or deed dataset.
Deweloperuch: RCN records at al. Krakowska 279Checked 12 October 2026. Historical records showing July dates; deed dates have not been verified. Register publication can lag; see source and coverage information.
Otodom: rental market reportPublished 24 September 2026. August listing data. The release does not clearly establish treatment of administration and utilities.
NBP: Monetary Policy Council decisionPublished 7 October 2026. Policy rates are distinct from individual lending offers. ZBP confirmation and commentary.
MSWiA: foreign buyer eligibilityOfficial starting point for permit questions. Eligibility depends on the buyer and the legal characteristics of the property.

Editorial method. This briefing separates reported facts from WIC’s practical interpretation. Prices from different sources and periods are not merged into one index. New releases will guide future updates; monthly and quarterly statistics keep their own dates. Images illustrate Warsaw locations and do not identify the homes in the RCN table. The interior is explicitly labelled as an AI illustration.

For the longer market framework, read Warsaw property prices in 2026. This briefing is general information; an individual purchase requires current legal, financial and technical verification.

Warsaw Market Pulse:
October 2026