In the Warsaw and Tricity agglomerations, demand is clearly moving beyond the city limits. In the first quarter of 2026, developers in the vicinity of Warsaw sold approx. 1.2 thousand. apartments, i.e. by over 20 percent more than the average in 2025. In the Tricity, this increase was 18%, with approximately 790 units sold.
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– It's not a coincidence. In both metropolises, the offer is shrinking, and the cheapest apartments are disappearing from the market – comments Marek Wielgo, expert of the RynekPierwotny.pl portal.
In Warsaw, the average price per square meter approached PLN 20,000. zlotyand the availability of cheaper apartments decreased by several percent. The situation is similar in Tricity. As a result, well-connected towns suburban ones become a natural choice for those looking for more choice and lower prices.
Wrocław: suburban offer only for the selected ones
Wrocław is in an intermediate situation. In the first quarter of 2026, approximately 260 apartments were sold in the vicinity of the citywhich means an increase of 14%. compared to the average from 2025. However, the offer has decreased by 11%, and developers are limiting new investments. Demand is concentrated in the best-connected locations.
— Not every agglomeration automatically takes over the demand from the city. In Wrocław, “obwarzanek” works only in places where the balance of price, travel and availability of services is favorable – emphasizes Marek Wielgo.
Suburban locations
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Łódź and Poznań: suburban markets are slowing down
Data for the vicinity of Łódź and Poznań show that these suburban markets are clearly losing their attractiveness.. In the vicinity of Łódź at the end of the first quarter of 2026, there were only 250 apartments available, while in Łódź itself – over 11,000, including many at affordable prices. Similarly in Poznań: in the agglomeration approx. 1 thousand. apartments, in the city – over 8 thousand, with better availability of cheaper premises.
Sales of apartments in the vicinity of Poznań in the first quarter of 2026 were 14%. lower than the average in 2025. Buyers are less and less likely to compromise on longer commutes when they can find attractive offers in the city.
Suburban locations
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Kraków: demand returning to the city
In Krakow, the situation reversed at the beginning of 2026. The supply of cheaper housing in the city has increased, which has retained some of the demand that was previously directed towards the suburban market. Effect? Decrease in sales and limited new investments in the agglomeration, and the offer shrank by approx. 7%.
“Obwarzanek” is becoming more and more dependent on the situation in the city
Data from the first quarter of 2026 clearly show that suburban locations are no longer a single market. Where there is a lack of cheap housing in cities, as in Warsaw and Tricity, “obwarzanki” take over the demand. Where the offer remains wide and affordable within the city limits, as in Łódź, Poznań or Kraków, interest in suburban markets is clearly weakening.
— The decision to move outside the city is less and less often based solely on the price of a square meter. The availability of apartments, comfort of life and the balance of time and costs of daily logistics are becoming more and more important – summarizes Marek Wielgo from RynekPierwotny.pl.
