Flat prices in 2026: cost per square metre in the 12 largest cities

indekscen.pl editorial team · published 30 September 2026 · prices according to the 5 October 2026 index

The median price per square metre of a flat in Poland is PLN 9,270/m² (+1.4% year on year), while a typical flat costs PLN 470,000. A square metre costs PLN 15,646/m² in Warsaw, PLN 14,926/m² in Kraków and PLN 9,137/m² in Łódź.

Flat prices in property listings show how much sellers are asking. We show how much buyers actually paid: median prices from notarial deeds recorded in the Property Price Register (RCN, Polish official register of real-estate transactions), covering the 12 months to March 2026. Below is a comparison of the largest cities and Poland as a whole.

How much does a square metre of a flat cost in the largest cities?

Transaction prices from notarial deeds (Property Price Register), 12 months to March 2026.

The table covers the twelve largest cities for which we have register data. Bydgoszcz is missing: the data we currently publish contains no transactions for the city, so we show Częstochowa instead. We do not provide a year-on-year change for Łódź because the data from the previous period does not allow a reliable comparison.

The full range is wide. A square metre in Warsaw (PLN 15,646/m²) and Kraków (PLN 14,926/m²) costs considerably more than in Łódź (PLN 9,137/m²), Katowice (PLN 9,935/m²) or Białystok (PLN 9,844/m²). Prices also vary across the Tricity: PLN 13,043/m² in Gdańsk and PLN 12,091/m² in Gdynia. The median for Poland as a whole (PLN 9,270/m²) is lower than in most of the large cities in the table because it also includes smaller localities.

You can find the full list in the ranking of cities by flat prices, and details for each city, including districts and number of rooms, on its own page, for example flat prices in Warsaw, in Kraków or in Łódź.

Where are flat prices rising fastest?

The year-on-year change compares the median for the latest 12 months with the median for the preceding 12 months. Across Poland, it is +1.4%. The picture varies between large cities (see the “Year on year” column in the table above):

• Warsaw: +6.6%, Kraków: +4.9%, Wrocław: +4.7%, Poznań: +2.4%.
• Gdańsk: +5.1%, Gdynia: +7.4%, Szczecin: +6.1%, Katowice: +3%.
• Lublin: -0.7%, Białystok: +2.9%, Częstochowa: +0.8%.

One point is worth noting: in the current data, the national median is rising faster than in many large cities. This means prices are also increasing in smaller localities and the gap between major cities and the rest of the country is no longer widening. The current comparison also includes large cities where prices have barely changed or have fallen slightly over the past year. Buyers there have more room to negotiate.

An annual median smooths out fluctuations but reacts with a delay. To find out whether the trend is reversing, see our analysis of whether flat prices will fall and our flat price reports, where we present data month by month.

How much does a typical flat cost in a large city?

The price per square metre is important, but buyers need to consider the total amount. A typical flat (the median transaction price) costs PLN 470,000 in Poland. In large cities:

City	Typical flat	Square metre
Warsaw	PLN 755,797	PLN 15,646/m²
Kraków	PLN 720,000	PLN 14,926/m²
Wrocław	PLN 648,000	PLN 12,777/m²
Gdańsk	PLN 642,457	PLN 13,043/m²
Poznań	PLN 560,000	PLN 11,543/m²
Szczecin	PLN 486,320	PLN 10,543/m²
Łódź	PLN 395,000	PLN 9,137/m²
Poland	PLN 470,000	PLN 9,270/m²

In practice, the difference between the columns reflects floor area: the typical flat price is the median transaction price, not the price per square metre multiplied by a fixed floor area. In cities where more studio flats are sold, the typical price may be relatively low despite a high price per square metre, and vice versa. You should therefore consider both columns when planning your budget. For more about the factors affecting the price of a particular property, see how much a flat costs.

Where are the most flats bought?

Price is not everything: it also matters how easy it will be to sell the flat in the future. The number of transactions is a useful measure of market liquidity. Over the past 12 months, 234,667 notarial deeds for flat sales were signed across Poland. There were 28,162 in Warsaw, 13,347 in Kraków, 10,980 in Gdańsk and 2,409 in Lublin.

In a large market, it is easier to compare properties and sell quickly. The median is also more stable because individual expensive transactions have less effect on it. In smaller cities, with only a few thousand transactions per year or fewer, the price of a particular flat may differ more significantly from the median, so it is worth checking prices in the district or housing estate rather than only across the city as a whole.

Is a house or building plot a cheaper alternative?

The median price of a house with a plot of land in Poland is PLN 620,000, with a year-on-year change of +6.2%. However, houses are most often bought outside large cities, so comparisons with the typical flat price (PLN 470,000) should be treated with caution: the location is usually different, the floor area is larger and running costs, such as heating and travel, are higher.

Those wishing to build pay a median of 130 PLN/m² for a building plot (+5.9% year on year), plus construction costs. Details are available on the house prices and building plot prices pages.

How should you use this data when buying?

• Compare transaction prices, not listings. The asking price may be higher than the price recorded in the notarial deed. The median from the register is a useful reference point in negotiations.
• Look at the district. The city median combines the centre and outskirts. You can check prices by district on the city’s page.
• Primary and secondary markets. Flats bought from developers and resale flats have different median prices, while a new-build flat also needs to be finished.
• Include transaction costs. Notary fees, taxes and court fees, as well as finishing costs for a new-build flat, can add a significant amount. Check the cost of turnkey flat finishing or flat renovation, and for an older building consider a building surveyor’s assessment before signing the contract.

The flat, house and plot prices in this article are median transaction prices from notarial deeds recorded in the Property Price Register (RCN, Polish official register of real-estate transactions), calculated for the 12 months to March 2026. We describe the methodology on the how we calculate flat prices page.

Frequently asked questions

How much does a square metre of a flat cost in 2026?

Mediana z aktów notarialnych dla całej Polski to PLN 9,270/m². W Warszawie PLN 15,646/m², w Krakowie PLN 14,926/m², we Wrocławiu PLN 12,777/m², w Gdańsku PLN 13,043/m².

How much does a typical flat cost in Poland?

Środkowa cena mieszkania sprzedanego w ostatnich 12 miesiącach to PLN 470,000. W Warszawie typowe mieszkanie kosztuje PLN 755,797, w Łodzi PLN 395,000.

Are flat prices still rising?

W skali kraju mediana ceny metra zmieniła się o +1.4% rok do roku. W dużych miastach tempo jest różne: w Warszawie +6.6%, w Poznaniu +2.4%, w Gdyni +7.4%.

Which costs more: a flat or a house?

Mediana ceny domu z działką w Polsce to PLN 620,000 (+6.2% rok do roku), przy typowej cenie mieszkania PLN 470,000. Działka budowlana kosztuje w medianie 130 PLN/m².

Translation of the original Polish article dated 30 September 2026. Quotations from price lists are in Polish, as published by the companies. Read the original in Polish.

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