We start with a new series devoted to apartment prices in the largest Polish cities. Together with RynekPierwotny.pl experts, every week we will analyze the current situation on the primary market, point out trends and check where apartments are becoming more expensive the fastest and where you can still find relatively attractive rates per square meter. First, we will take a closer look at the largest and most heated market in the country – Warsaw.
In January 2026, the Warsaw primary market again surprised with the scale of growth. The average price of a new apartment exceeded PLN 19,000. PLN per square meter, growing by four percent monthly. Importantly, this was not the result of massive increases in developers' price lists. The result was decided the emergence of a large pool of expensive premises from the premium segmentwhich clearly raised the statistical price bar.
Warsaw: January 2026
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Primary Market
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BIG DATA RynekPierwotny.pl data shows that had a significant impact, among others: investments implemented in Wola, including Liberty Tower, where the average price exceeds PLN 35.6 thousand. PLN per square meter This is another signal that the capital market is increasingly polarized into two worlds – luxury and budget.
Apartment prices Warsaw 2026. The premium segment is breaking records
As Marek Wielgo, RynekPierwotny.pl expert, emphasizes, Warsaw has officially joined the European metropolises where the prices of top apartments exceed PLN 80,000. PLN per square meter The threshold for entering the premium segment is starting now from approx. 50 thousand PLN per square meter At the end of January, the developers' offer included: 154 such apartments — almost all localized in Wola and Śródmieście.
Warsaw: January 2026
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Primary Market
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These are the most expensive districts in the capital. In Śródmieście, the average price of a new apartment is already approx. PLN 40.8 thousand. PLN per square meter, and in Wola – approx. PLN 32.4 thousand. PLN per square meter The high rates are driven by the limited supply of land, the prestige of the location and the growing demand from investors, including foreign ones.
The dynamic development of Wola, which began with the office boom, made the district one of the most desirable addresses in the city. The proximity to the center, modern buildings and infrastructure attract both cash buyers and premium customers buying for their own needs.
Cheap apartments Warsaw. Peripherals still with lower price
It operates in parallel with the expensive premium segment a much more affordable market. There is one condition – you have to accept a further location and often weaker infrastructure.
The cheapest apartments are offered by developers building on the right side of the Vistula River. In Białołęka, the average price is approximately PLN 13,500. PLN per square meter, in Wawer also approx. 13.5 thousand. PLN per square meter, and in Rembertów approx. PLN 13.9 thousand. PLN per square meter These levels are even three times lower than in Śródmieście.
Of course lower price means compromises. Some investments are being built in places with poorer connections to the center and the largest office areas. Limited social infrastructure may also be a problem – a shortage of schools, kindergartens and health care facilities.
However, history shows that peripheral districts can benefit. A good example is Ursynów. Just a dozen or so years ago it was considered the distant “end of town”, today – thanks to the expansion of the metro – it is one of the most sought-after locations. The average price of new apartments there is approximately PLN 21,200. PLN per square meter. This is proof that infrastructure investments can dramatically change the perception of a district and its price potential.
Warsaw: January 2026
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Primary Market
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The demand for apartments is growing. The cheapest premises are disappearing
In terms of the number of available apartments, Białołęka remains the leader. The developers' offer includes as many as: 3.9 thousand premises. For comparison, there are only 41 apartments available in Żoliborz and 34 in Ochota. Supply limitations in the central districts result primarily from the lack of land for development.
If a quarter of the cheapest premises on the market are considered “cheap”, then… in January, the upper price limit for this segment was PLN 14,500. PLN per square meter And here Białołęka has no equal – it offers nearly three thousand. such apartments. There were 424 of them in Wawer and 116 in Rembertów.
Interestingly, apartments under 14.5 thousand PLN per square meter could also be found in more expensive districts, such as Ursus (241 premises), Włochy (122) or Praga Północ (137). This shows that even in relatively more expensive parts of the city there are bargains – usually in smaller investments or at an early stage of sale.
Studio apartments and two-room apartments remain the cheapest. However, there were only 1.6 thousand of them in the entire Warsaw, of which as many as 85 percent in Białołęka. This clearly indicates which district is currently the most affordable for people buying their first apartment.
January brought a clear revival in demand. In Białołęka, the number of signed development contracts increased by 30% month on month. A strong increase in interest is also visible in Praga Południe, Bemowo, Targówek, Ursus and Włochy. At the same time, in some districts the offer began to shrink – by 13%. in Targówek, by 10 percent in Ursus and Wilanów and by 4%. in Białołęka.
It's even more disturbing decrease in the number of apartments priced at 15,000 PLN per square meter In January, there were 5.3 thousand of them, i.e. 4 percent. less than a month earlier. With the rising costs of plots and construction, the lower price limit is systematically moving up.
Time is of the essence for buyers today. Just two years ago, you could find apartments in Warsaw for less than 8,000 m2. PLN per square meter. Today, such offers no longer exist, and the lowest price threshold has moved to approximately PLN 10,000. PLN per square meter There are only about 100 apartments available at this price in the entire Białołęka area, mainly two- and three-room apartments.
Conclusions? The Warsaw housing market is increasingly divided into two segments. Luxury is becoming more expensive and attracting capital, and the cheaper offer is quickly shrinking. Nowadays, people for whom the price per square meter is key do not have the comfort of waiting long to make a decision. Given the reality of rising costs and limited supply, each subsequent month may mean a higher entry bar.
