EN

Warsaw · A-ESTATE

Buying an apartment in Warsaw

Secondary market from 16 723 PLN/m², primary from 16 783 PLN/m² — we help you buy smart, not dear.

Get matched listings Message Anna

5.0

Client rating

3

This advisor’s languages

45210

Advisor licence

Before you start looking, settle 4 things

  • Budget

    Purchase amount, deposit and mortgage.

  • Location

    District, commute and daily rhythm.

  • Apartment type

    Size, secondary or primary market.

  • Safety

    Land register, contract and condition before you decide.

Matched listings

Match apartments to your budget

Answer a few short questions. Anna will learn your criteria and prepare the next search step.

  • 4 short questions
  • · No obligations

Local market

The apartment market in Warsaw

NBP data (II kw. 2026). We help read what the average means for your budget and a specific listing.

  • 16 723 zł/m²

    Average transaction — secondary market

    A reference point for negotiation, not the price of a specific flat.

  • 16 783 zł/m²

    Average transaction — primary market

    Developer prices are usually higher — we compare the full cost, including fit-out.

  • +2,4%

    Year-on-year change on the primary market

    This is a change in the NBP average, not a promise about your apartment’s price.

What we take on

  • Deal prices, not asking prices

    NBP transaction data for Warsaw plus analysis of the local market and the specific property — not listing prices.

  • Full KW verification

    Owner, mortgages, easements and claims checked before any deposit.

  • Mortgage at hand

    Preliminary creditworthiness in 1 day, parallel applications to several banks.

Process

How the cooperation works

The key stages from brief to handover.

  1. 01

    Consultation and goals

    Budget, district, size and timeline. We discuss the specifics of the Warsaw market and real transaction prices.

  2. 02

    Property search

    Selection from portals, the partner database and off-market offers in the chosen district.

  3. 03

    Viewings and assessment

    Viewings, transport analysis (metro, SKM, tram) and the technical condition of the unit.

  4. 04

    Market and legal analysis

    Price comparison in the district, verification of the land register, encumbrances and arrears.

  5. 05

    Completion

    Negotiations, preliminary agreement, notary and key handover.

A

Local expert

Talk to a local advisor

Anna Kowalczyk

A-ESTATE Warsaw

Anna Kowalczyk to licencjonowany agent A-ESTATE specjalizujący się w warszawskim rynku pierwotnym i wtórnym.

  • Matched listings

    Selection by budget, location and how you pay.

  • Checks before the deposit

    Land register, contract and legal status of the unit.

  • Negotiation and completion

    We handle talks, the notary and key handover.

WhatsApp
Telegram Viber Call us

Didn’t find the right listing?

We also search beyond our own listings — on portals, in the partner network and available sources.

Get matched listings

Reviews

What our clients say

★★★★★

«We bought an apartment in Mokotów — Anna negotiated the price brilliantly, below the developer’s offer. I recommend A-ESTATE.»

Tomasz W.

★★★★★

«Relocation from Moscow to Warsaw — everything in Russian, help with registration (meldunek) and the lease. Very professional.»

Irina M.

★★★★★

«I sold my studio in Wola in 6 weeks. An accurate valuation and good photo presentation.»

Piotr L.

Guide

In Warsaw, the average transaction price is PLN 16 723/m² on the secondary and PLN 16 783/m² on the primary market (NBP, Q2 2026). Primary +2.4% y/y, secondary +1.3% y/y — buyers still negotiate against asking prices. A good purchase starts with data — we compare listings against NBP transaction figures for Warsaw and the context of the specific property, not asking prices.

How we run your purchase in Warsaw

  • pre-selection of 8–15 listings with land-register checks before viewings,
  • negotiation based on NBP transaction data for Warsaw and analysis of the specific property,
  • full-cost calculation: on the secondary market PCC is typically 2% (with a possible first-home exemption if statutory conditions are met) or VAT included (primary), notary, fee,
  • financing: at the 3.75% NBP rate, a PLN 650k/25y loan costs ~PLN 4,000–4,400 — we check creditworthiness in 1 day.

Districts of Warsaw — where our clients buy

Śródmieście — prestige and top prices. Mokotów — families, universities, metro. Wola — new office hubs and investments. Żoliborz — greenery and tenements. Praga-Północ — the lowest entry threshold with good access.

FAQ

Frequently asked questions

How much does an apartment cost in Warsaw in 2026?

Per NBP (Q2 2026), the average transaction price is PLN 16 723/m² secondary and PLN 16 783/m² primary. A 30 m² studio is roughly PLN 502–503k, a 50 m² two-room PLN 836–839k — the final price depends on district and standard.

What extra costs come with buying an apartment?

On the secondary market: notary and KW entry (approx. PLN 1,500–3,500), a 2–3% + VAT agency fee, and PCC — typically 2%, though a first-home exemption may apply if statutory conditions are met. On the primary market 8% VAT is included and there is no PCC — but add fit-out costs. This is not individual tax advice.

Ready to look for an apartment in Warsaw?

Tell us what you need — Anna will learn your criteria and suggest the next step.

Anna Kowalczyk · A-ESTATE

Get matched listings Message Anna

Or leave a short contact

Message (optional)