Warsaw Apartment Prices Map 2026 – Districts & Average Price per m²
After years of sharp growth, 2025 brought stabilization to Warsaw's housing market. We compiled current prices across all 18 districts, separating the secondary market from new builds, and grounded every number in public sources only: notarial deeds (SonarHome), Otodom analyses, and NBP reports. No guesses.
Market state in one paragraph
The transaction median on Warsaw's secondary market in 2025 was PLN 16,500/m² – the price actually recorded in notarial deeds, not the asking price. Year over year, the secondary market cooled slightly (−1%), while the number of transactions rose ~9% and over 15,000 sale agreements were signed. On the primary market (new builds from developers) the average asking price was higher – about PLN 18,400/m² at the end of 2025, with +6% YoY growth.
Table: apartment prices across Warsaw districts
Average asking prices per m² in 18 Warsaw districts in 2025. The "secondary" column is based on SonarHome data (March 2025 report and annual summary), the "primary" column on Otodom's end-2025 analysis. Values for some peripheral districts are rounded to the ranges reported in industry data.
| District | Secondary (PLN/m²) | Primary (PLN/m²) |
|---|---|---|
| Śródmieście (Downtown) | 20,150 PLN | 27,500 PLN |
| Mokotów | 17,500 PLN | 21,000 PLN |
| Wilanów | 17,312 PLN | 22,000 PLN |
| Żoliborz | 17,294 PLN | 27,000 PLN |
| Ochota | 17,000 PLN | 27,200 PLN |
| Ursynów | 16,800 PLN | 18,500 PLN |
| Wola | 16,500 PLN | 35,000 PLN |
| Bielany | 15,500 PLN | 17,500 PLN |
| Bemowo | 14,800 PLN | 16,500 PLN |
| Praga-Południe | 14,500 PLN | 17,000 PLN |
| Włochy | 14,200 PLN | 16,000 PLN |
| Praga-Północ | 14,000 PLN | 16,800 PLN |
| Targówek | 13,800 PLN | 15,500 PLN |
| Ursus | 13,500 PLN | 14,800 PLN |
| Wawer | 12,500 PLN | 13,500 PLN |
| Białołęka | 12,283 PLN | 13,500 PLN |
| Rembertów | 11,449 PLN | 13,500 PLN |
| Wesoła | 11,044 PLN | 13,200 PLN |
Most expensive districts in 2025
On the secondary market, the leader remains Śródmieście (Downtown) at PLN 20,150/m² – about 34% above the city average. The podium is rounded out by Wilanów (PLN 17,312/m²) and Żoliborz (PLN 17,294/m²). The primary market tells a different story: according to Otodom, the most expensive district is Wola at ~PLN 35,000/m², with Ochota, Śródmieście and Żoliborz all above PLN 27,000/m². This is driven by a very narrow premium offering in those locations (e.g. apartments near Browary Warszawskie or Bliska Wola).
Cheapest districts in 2025
The lowest prices remain in the peripheral districts: Wesoła – PLN 11,044/m², Rembertów (PLN 11,449/m²) and Białołęka (PLN 12,283/m²). Wawer, despite its prestigious wooded enclaves, also stays in the 12,000–13,000 PLN/m² range. On the primary market the floor is around PLN 13,500/m² – in Wawer, Rembertów and Białołęka.
Mid-market – best liquidity
Mokotów, Wola and Ursynów form the "mid-market" with transaction prices in the PLN 17,000–18,000/m² range. Mokotów also leads supply – in March 2025 it had 1,928 listings, more than any other district. That makes it a strong negotiation zone, because seller pressure is highest there.
Negotiations are back to standard
The average gap between asking price and notarial deed price reached 4.23% in 2025 – about PLN 1,000 per square meter. For a 50 m² apartment that's PLN 50,000 saved. A clear shift from the "take it or lose it" mood of 2023–2024.
How long does it take to sell?
Average time on market in Warsaw is 111 days. Apartments sell fastest in Wesoła (94 days), Białołęka, Ursus and Praga-Północ. The slowest is Śródmieście (118 days) – a paradox driven by high asking prices and the narrow pool of buyers willing to pay over 20,000 PLN/m².
What's next in 2026?
CBRE and NBP analysts point to a record share of completed, unsold apartments in developer inventory (19.6% at the end of 2025). That means more choice and more negotiation room in H1 2026. On the upside, building costs and any easing of mortgage access could quickly bring demand back if interest rates fall.
Price ≠ location quality
Price per m² is just one input. The real value of a location also depends on metro access, green areas, schools, and infrastructure. Two apartments at the same price in Mokotów can differ dramatically in liveability if one sits next to a metro station and a park, while the other faces a busy outbound highway. Check the address before you sign.
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Check locationData sources
- SonarHome – Warsaw Apartment Prices 2025: What a Square Meter Really Costs (transaction medians from notarial deeds, annual summary).
- SonarHome / propertynews.pl – Most and Least Expensive Districts 2025 (secondary market asking prices, March 2025).
- Otodom (via Bankier.pl) – analysis of new-build asking prices in Warsaw, 2025.
- NBP – Residential Real Estate Market Report, Q2 2025.
- CBRE – market commentary, February 2026 (share of unsold completed apartments).
Note: asking and transaction prices can diverge by several percent. For smaller districts (Rembertów, Ursus) the notarial sample is smaller and the figures should be treated as approximate.