Warsaw, the capital of Poland, has a dynamic and growing real estate market. If you’re curious about Warsaw property prices 2025 and want to buy apartment in Warsaw as a foreigner, this article will break down everything from average costs per square meter to differences across districts. We’ll also look at Warsaw real estate market trends, factors affecting prices, and tips for prospective buyers. Many people are moving to Warsaw buying property for personal use or choosing to invest in Warsaw property as a long-term asset, so understanding Warsaw apartment prices per m² is essential.
Warsaw’s Average Apartment Price (2025 Overview)
As of mid-2025, Warsaw is the most expensive housing market in Poland - yet it remains more affordable than many Western European capitals. The citywide average price for apartments sits at roughly PLN 17,250 per square meter (Polish złoty), which is important for anyone researching Poland property investment 2025. Converting that to euros, it’s approximately €4,050 per m² (depending on exchange rates). This is the average across all districts and property types and a key reference for foreign buyers Warsaw real estate.
However, Warsaw’s market is quite heterogeneous. New developments in prime areas can far exceed this average, while older flats in peripheral districts can be significantly cheaper. For example, those looking to buy flat in Warsaw city centre will find prices much higher than buyers in emerging suburbs.
In high-end central areas like Śródmieście, average asking prices are around PLN 21,200–22,650 per m². That’s roughly €4,900–€5,300 per m². So a 50 m² apartment in the heart of downtown might easily cost PLN 1.1 million (approx €258,000). For investors focused on buy-to-let Warsaw, such prime areas can deliver steady rental demand.
In mid-range districts (e.g., Mokotów, Wola, Żoliborz), averages range roughly PLN 16,800–18,350 per m² (€3,950–€4,300 per m²). These are considered among the best districts to buy property in Warsaw for their balance of convenience, amenities, and long-term value.
In more affordable outskirts (e.g., Białołęka, Rembertów), prices drop to PLN 10,500–12,800 per m² (€2,500–€3,000 per m²). These areas often attract buyers looking for Warsaw new apartments for sale at lower entry prices, sometimes with better Warsaw property ROI 2025 due to lower purchase costs.
According to early 2025 data, Warsaw’s average market price was ~PLN 16,600 per m² (€3,900 per m²). These figures are essential for any expat guide to buying in Warsaw or comparative investment analysis.
For a useful comparison, check out our comprehensive breakdown of “How Much Does an Apartment in Barcelona Cost in 2025?” which explores average prices per m² and rental yields in key districts.
Price Differences Across Warsaw Districts
Warsaw is a city where micro-location matters. The best areas to live in Warsaw are not always the most expensive, but they tend to have strong infrastructure and higher appreciation potential.
Here’s a breakdown of notable districts and their price ranges in 2025:
Śródmieście (City Center): This is Warsaw’s most expensive district, encompassing downtown and the immediate surrounding core. Prices here average €4,900–€5,300 per m². Upscale developments or historic buildings near key areas (like around Marszałkowska Street, or overlooking Łazienki Park) can exceed €6000/m². If you want prestige and walking distance to everything, it comes at a premium.
Curious how Warsaw’s city centre prices compare to other capitals? See our “2025 Lisbon Property Market Guide: Average Prices, Best Areas, and Trends”, where Lisbon’s average price per m² is significantly higher.
Mokotów: A large district just south of the center, popular among expats and professionals due to its office centers and pleasant residential areas. Prices are high but a notch below center - roughly €4,050–€4,300 per m². Old Mokotów (with pre-war villas and parks) and areas near the business hub (“Mordor”) fetch top zloty.
Wola: Once industrial, now a hip extension of the city center, Wola has seen rapid development of high-rises and condos. Average around PLN €3,950–€4,100 per m². Western Wola (near Metro Płocka, etc.) will be a bit less, eastern Wola (near Rondo Daszyńskiego) is approaching city-center prices due to all the new luxury towers.
Żoliborz & Wilanów: Żoliborz (north of center) is an established upscale area (leafy, quieter), similar to Mokotów in pricing. Wilanów (south edge, with the “Miasteczko Wilanów” new suburb) has many new builds; prices there are high, but you can still find ~€3700/m² in some developments, while nicer ones go ~€4100/m².
Praga-Południe / Praga-Północ: Across the Vistula river, historically these Praga districts were cheaper. That is changing as they gentrify. Praga-Północ (older, some gritty charm) and Praga-Południe (e.g., Saska Kępa area, which is very desirable) have very mixed prices. You could see anything from €2800/m² in a non-renovated tenement to €3700+ in a trendy new loft conversion. Overall around €3200-€3500/m² average in 2025 for these, but with huge variation.
Białołęka & Rembertów: These are more peripheral districts (north and east respectively). Białołęka is known for lots of new, budget apartments and is one of the cheapest areas: prices often €2500-€3000/m². Rembertów, more detached housing and remote, is similar ~€2400-€2700.
Ursynów & Bemowo: Mid-range suburban districts with good metro (Ursynów) or tram (Bemowo) connections. They hover around the city average, maybe €3000-€3500/m² depending on proximity to stations. Families like these areas for value + amenities.
Average Apartment Prices in Warsaw by District (2025, €/m²)
<table> <tbody> <tr class="blue-row" > <td><strong>District (Warsaw)</strong></td> <td><strong>Avg Price Range (€/m²)</strong></td> <td><strong>Notes</strong></td> </tr> <tr> <td>Śródmieście (Center)</td> <td>~4,900–5,300+</td> <td>Highest prices, prime location</td> </tr> <tr> <td>Mokotów</td> <td>~4,050–4,300</td> <td>Upscale residential, expat favorite</td> </tr> <tr> <td>Wola</td> <td>~3,950–4,100</td> <td>Rapid development, modern condos</td> </tr> <tr> <td>Praga-Południe</td> <td>~3200-3500</td> <td>Saska Kępa area higher, others lower</td> </tr> <tr> <td>Białołęka</td> <td>~2500-3000</td> <td>One of the cheapest, many new builds</td> </tr> <tr> <td>Rembertów</td> <td>~2400-2700</td> <td>Cheapest-remote, green district</td> </tr> <tr> <td>Żoliborz & Wilanów</td> <td>~3700–4100</td> <td>Żoliborz: upscale, leafy, similar to Mokotów. Wilanów: many new builds</td> </tr> <tr> <td>Ursynów & Bemowo</td> <td>~3000–3500</td> <td>Mid-range suburban districts with good metro/tram links, family-friendly with good amenities</td> </tr> </tbody> </table>Market Trends and Recent Changes
The city has experienced significant price growth in the early 2020s, with some cooling by 2024–2025. For anyone looking to invest in Warsaw apartments, these are the key Warsaw real estate market trends:
Early boom years (2018–2022) brought double-digit gains.
2023–2024 saw moderation, but still positive growth.
Supply is strong, with many Warsaw new apartments for sale in developing districts.
High rental yield Warsaw opportunities remain in budget areas with strong tenant demand.
Falling interest rates could boost demand, especially for those seeking mortgage in Poland for foreigners.
For a side-by-side investment perspective, our article “New Build vs Resale Property in Europe (2025): Price, Yield & ROI Comparison by City”.
Buying an Apartment in Warsaw: What to Expect
If you’re looking to buy in Warsaw, here are a few pointers:
Total Budget Considerations: Don’t forget purchase costs. In Poland, there’s a 2% property transfer tax (for secondary market purchases; buying new from a developer you pay VAT which is typically already in price). Plus notary and agency fees – roughly add ~2-4% of price in total for all costs (buyers often pay the 2% tax and notary, sellers often cover agent commission, but it varies).
Mortgages: Poland’s mortgage rates in early 2025 were high (around 7,5% interest)investropa.com due to earlier central bank rate hikes. However, there were signs of possible rate reductions. Mortgage availability for foreigners is decent if you have documented income, but local banks might lend a lower percentage (sometimes max 70% LTV) to non-residents. Verify with Polish banks.
New vs Old: New apartments (especially from reputed developers) in Warsaw come with modern amenities (underground parking, elevators, security) and thus cost more per m² than older flats in communist-era blocks. But older flats might offer larger spaces for a given price. Also, note that new build sizes in Poland often exclude balcony in m² count and come “developer standard” (i.e., a bare unit you must finish).
Rental Yields: If investing, Warsaw’s gross rental yields are moderate (~5% in city center, higher in cheaper outskirts). For example, a 50 m² city-center flat that costs €200k might rent for around €1,000/month, which is a ~6% gross yield.
For a direct market comparison, see “Spain vs Poland: Where to Buy Property in 2025?”, which examines property costs and investment potential across major European cities.
Growth Outlook: Poland’s economy is expected to keep growing, and Warsaw, as the capital, will likely see sustained housing demand. Some forecasts by analysts or agencies often put Warsaw as a good long-term bet. The coming years might not see huge spikes like the past, but steady growth is likely. One must also consider currency; if you’re an euro or dollar investor, PLN exchange trends matter.
Example Prices and Properties in Warsaw
To give tangible examples of what you can get in Warsaw for certain budgets (note: these are illustrative approximations):
PLN 500,000 (€117k): In 2025, this might buy ~35–40 m² in a outer district like Białołęka (perhaps a new 2-room flat ~38 m²). Or a small studio ~25 m² in a central location.
PLN 1,000,000 (€235k): This budget could secure around ~60 m² in a mid-tier district (e.g., 2-bed flat in Ursynów or Bemowo). Or ~45-50 m² in a very central new development.
PLN 2,000,000 (€470k): Now you’re looking at high-end options: maybe a 100 m² modern apartment in Wola or Mokotów, or ~80 m² in a prime Śródmieście location (perhaps in a luxury tower or a historical building).
Super Luxury: Warsaw does have a luxury segment (penthouse suites in Złota 44 tower, or historic pre-war rebuilds in Old Town) where prices can soar to 30k+ PLN/m² (€7k). But those are a niche market.
Warsaw’s market in 2025 caters to a broad range – first-time local buyers snapping up small units in outskirts with loan programs, as well as affluent buyers investing in swanky downtown pads.
Conclusion
On average, apartments in Warsaw cost PLN 17,250/m² (~€4,050 per m²) in 2025. This makes Warsaw attractive for Poland property investment 2025, offering solid long-term fundamentals and room for value growth.
Warsaw offers a compelling mix of modern city living at prices lower than many EU capitals. For locals, affordability is still a challenge, but compared internationally, Warsaw property may appear a bargain given Poland’s economic trajectory.
As always, do your homework on the specific area and property type. Warsaw is a city where micro-location (proximity to metro, quality of surrounding developments, etc.) can significantly influence value.
For deeper insights on buying real estate in Poland, including legal procedures, taxes, average rental yields, and comparisons between Warsaw and other Polish cities, visit our Countries section.