Apartment prices in Warsaw 2026: median 17,636 PLN/m²

The median asking price for apartments in Warsaw is 17,636 PLN/m² based on a sample of 1,189 active listings (dimdom, 2026).

The primary market is essentially stagnant: transaction prices for new apartments were 0.2% higher than a year earlier, while on the secondary market, they fell by 1.7% y/y (NBP, 2026).

The gap between asking and transaction prices reaches approximately 1,800 PLN/m²: listings average nearly 18,500 PLN/m² compared to 16,783 PLN/m² in actual transactions (NBP, 2026; dimdom, 2026).

- - -

How much does a square meter of an apartment cost in Warsaw

993

112

Premises for rent (PLN/m²)

65

64

526

The average being 475 PLN/m² higher than the median shows that the high-end segment (apartments in Śródmieście and Mokotów) is pulling the average upward — a typical listing is cheaper than the average suggests (dimdom, 2026).

Trend: supply is growing, prices are stable

Median asking prices in the Masovian region: 14,712 PLN/m² in June, 16,855 PLN/m² in July, 16,842 PLN/m² in August, and 16,848 PLN/m² in September 2026 (dimdom, 2026). The jump between June and July was primarily due to a fivefold increase in the sample size (from 270 to 1,204 listings), not a price surge — the median has remained flat since July.

This is consistent with NBP data: the market has entered a stabilization phase, and the increase in demand has not translated into a new wave of transaction price growth (NBP, 2026).

Primary vs. secondary market

On the primary market, Warsaw is still seeing symbolic price growth: 16,783 PLN/m² in transactions in Q2 2026 (+2.4% y/y), but asking prices are already reaching nearly 18,500 PLN/m² (NBP, 2026). On the secondary market, a correction is a fact: transaction prices are 1.7% lower than a year ago (NBP, 2026).

Developers are selling more than they are introducing: in the six largest markets, approximately 12.4 thousand contracts were signed against fewer than 10 thousand new units introduced, and the sell-through time shortened from 6.2 to 5.6 quarters (NBP, 2026). On the secondary market, it is the opposite — the time to sell has extended from 4.1 to 4.8 quarters. Conclusion: the primary market is clearing inventory, while the secondary market is waiting for prices to become more realistic.

What this means for buyers and sellers

Buyers on the secondary market are in their strongest position in years: falling transaction prices, increasing time to sell, and a negotiation gap of 1,500–1,800 PLN/m² (NBP, 2026; dimdom, 2026). On the primary market, there is no price pressure, but the bargains have also disappeared — developers do not need to lower prices because sales are steady.

Sellers on the secondary market: every quarter of delay means the market is roughly 0.5–1% cheaper. Valuations above 17,000 PLN/m² for a standard apartment today require an exceptional location or standard.

Current listings: apartments for sale in Warsaw and houses for sale in Warsaw. See also the real estate price report.

Supply: developers are delivering more apartments

In the first half of 2026, 94.9 thousand apartments were completed, 3.2% more than a year earlier (GUS, 2026). The growing supply of new apartments is good news for buyers on the secondary market: the more new units there are, the lower the demand pressure on used ones. Data: GUS: housing construction.

Methodology

Medians and averages are based on active listings from the dimdom portal as of September 2026, after excluding outliers (dimdom, 2026). Sample for apartments: 1,189 listings. Transaction prices and macro data: NBP (NBP, 2026). Listings and transactions are calculated using different methodologies — the order of magnitude of the gap is comparable, but not to the exact zloty.

Sources: NBP: Quarterly real estate market report, NBP: apartment prices Q1 2026 (PDF), ZBP: housing market in Q1 2026, AMRON-SARFiN 1/2026: mortgage loans.