Continuing our weekly series devoted to apartment prices in the largest Polish cities, today we are looking at the Krakow market. According to Marek Wielgo, an expert of the RynekPierwotny.pl portal, 2025 brought something that has not been there for a long time – stabilization of the average price per square meter of premises offered by developers. BIG DATA RynekPierwotny.pl data shows that in 2026, the scenario of a return to dynamic, double-digit increases is unlikely.
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Yes, the beginning of the year brought an increase in the average price per square meter from approx. PLN 16.7 thousand PLN to over 16.9 thousand PLN, i.e. by 1 percent. However, this was not the result of price increases, but changes to the structure of the offer. In January, a large pool of apartments went on sale with an average price of PLN 18,900. PLN per square meter. In February, an even more expensive investment appeared – with prices from PLN 26.5 thousand. PLN up to 33 thousand PLN per square meter. However, the scale of this supply was too small to significantly increase the average for the entire market.
This is a classic structural effect – the average is increasing not because all premises are more expensive, but because the proportion between the popular and premium segments is temporarily changing. If expensive projects began to dominate, while the cheaper offers were shrinking, the barrier of PLN 17,000 PLN per square meter would probably be exceeded. There is no indication of this for now.
Apartment prices Kraków: from credit euphoria to equilibrium
Just two years ago the situation was completely different. In 2025, Kraków took second place among the metropolises with the lowest increase in the average price per square meter – the increase was only 1%. This is a sharp contrast to the years 2021-2023, when the increases were double-digit.
It was particularly stormy 2023 “Safe Credit 2%” program caused a sudden explosion in demand. The problem was that for most of the year, developers limited their investment activity. The offer decreased by over 40 percent, and the cheapest apartments were the first to disappear. Effect? The average price per square meter increased by as much as 24%.
Krakow, March 2026
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Primary Market
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Only at the end of 2023, development companies clearly accelerated with new supply. Today the offer is 175 percent larger. relative to that holeand the first symptoms of price stabilization appeared already at the end of 2024. Such a dynamic reconstruction of supply changed the balance of power. Unlike in 2023, it is not buyers who compete for individual premises, but developers for customers.
From the perspective of buyers, two questions are crucial today: whether the supply is sufficient to balance the demand, and whether the structure of the offer corresponds to the financial capabilities of credit customers, and not only to the premium segment.
Apartment supply Kraków: record offer and first signs of change
In terms of investment activity Kraków stood out very positively last year. Was the only large metropolis where the number of housing starts increased by 21%. For comparison, according to the Central Statistical Office, in Wrocław the decline reached 35 percent, in Łódź 28 percent, in Warsaw 12 percent, in Poznań 26 percent, in Katowice 14 percent and in Gdańsk 4 percent.
What's more, throughout 2024 and most of 2025, developers put more apartments on the market than they sold. This made it possible rebuild the offer to record sizes. In recent months, however, the proportions have begun to reverse – in the fourth quarter, sales outweighed new supply. This may mean that the market is entering a phase of more selective demand.
Developers no longer want to maximize volume at all costs. The priority is to maintain margins and sales stability, without overheating the market again. It's a signal maturation of the business cycle — after a period of rapid rebound, there comes a time of balance.
For buyers this means a more comfortable situation than two years ago. It is particularly important an increase in the supply of premises addressed to credit customers, i.e. relatively cheaper. In BIG DATA analyzes RynekPierwotny.pl This category includes one fourth of the apartments with the lowest price per square meter in the entire offer. In January, the upper one the price limit in this segment was approx. PLN 14.6 thousand. PLN per square meter, and nearly 2.9 thousand were available. premises – by 38 percent more than a year earlier.
People with less money will also find something for themselves, provided they accept a more peripheral location. There are approximately 460 apartments available in Krakow with a price below PLN 12,000. PLN per square meter, i.e. by 70%. more than a year ago. However, since September, their number has fallen by over 12%, which shows that the most price-sensitive segment is still under pressure.
Districts of Krakow: where are the most expensive, where are the cheapest?
Most new investments are currently being implemented in Prądnik Biały – approx. 3.1 thousand. apartments on offer – and in Podgórze, where over 2,000 apartments are available. premises. Buyers have the smallest choice in Bieńczyce, Łagiewniki-Borek Fałęcki, Nowa Huta and Zwierzyniec – the offer there does not exceed 100 apartments.
Krakow, March 2026
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Primary Market
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On an annual basis the greatest decline in the number of apartments was in Nowa Huta (-36%), Łagiewniki-Borek Fałęcki (-34%), and in Bieńczyce and the Old Town (over -20%). In turn, a dynamic increase in supply was recorded in Prądnik Czerwony (+109%), Bieżanów-Prokocim (+92%) and Dębniki (+75%)..
In terms of prices, Prądnik Biały and Podgórze – despite the large supply – are not the cheapest locations. The average price there is approximately PLN 15.7 thousand. PLN and 16.6 thousand PLN per square meter, which is slightly below the average for the entire Krakow (PLN 16.9 thousand).
The most expensive remain Grzegórzki (PLN 26.5 thousand per sq m), Krowodrza (PLN 24.3 thousand per sq m) and Stare Miasto (PLN 22.9 thousand per sq m).. New investments in these districts have significantly increased the average – in Grzegórzki by as much as 31%. y/y.
The cheapest is in Nowa Huta, where the average price is approx. PLN 11,900. PLN per square meterbut the selection is limited to only 41 premises. Greater availability at relatively low prices is offered by Wzgórza Krzesławickie (PLN 12.7 thousand per sq m), Swoszowice (PLN 13.1 thousand per sq m) and Bieżanów-Prokocim (PLN 14.9 thousand per sq m).. In other districts, the average number already exceeds 15,000. PLN per square meter
People looking for apartments below PLN 12,000 PLN per square meter should first analyze the offer in Podgórze and Wzgórza Krzesławickiealthough individual premises can also be found in Swoszowice, Bieżanów-Prokocim, Dębniki, Nowa Huta and Prądnik Czerwony.
Taking into account both the scale of supply of relatively cheap apartments (up to PLN 15,000 per square meter) and the level of sales, Today, the name of the most popular districts should be given to Prądnik Białe and Podgórze. This is the best example of the growing diversification of the Krakow market. In Podgórze, the number of apartments with a price exceeding PLN 20,000. PLN per square meter is higher than in each of the traditionally most expensive districts.
According to Marek Wielgo, Kraków has not stopped being expensive. He was no longer unpredictable. After a period of rapid growth entered the phase of controlled stabilization. In the coming quarters What will be crucial will not be spectacular price increases, but developers' decisions regarding the structure of the offer — it will decide whether the average price per square meter will remain in check or start to accelerate again.
