In June this year, the average price per square meter of apartments offered by developers remained practically unchanged compared to May in 15 provincial capital cities. In Warsaw, it stood at over 18,000 PLN, in Gdańsk at 17,500 PLN, and in Wrocław close to 15,000 PLN. Month-to-month, the average price per square meter rose by only 1% in Kraków and Łódź, and by 2% in Białystok. These three cities recorded prices of nearly 17,000 PLN, almost 12,000 PLN, and over 11,000 PLN respectively. Currently, Warsaw and Katowice have the strongest chances to earn the title of the most price-stable metropolis in 2025.
According to preliminary data from the BIG DATA portal RynekPierwotny.pl, in June, average prices per square meter offered by developers remained nearly flat month-to-month in 15 of the 18 provincial capitals. Warsaw’s average price was 18,097 PLN, Gdańsk’s 17,538 PLN, Wrocław’s 14,734 PLN, Poznań’s 13,408 PLN, Szczecin’s 13,113 PLN, Katowice’s 12,881 PLN, Olsztyn’s 12,023 PLN, Toruń’s 12,915 PLN, Lublin’s 11,513 PLN, Rzeszów’s 11,163 PLN, Kielce’s 10,887 PLN, Bydgoszcz’s 10,863 PLN, Zielona Góra’s 10,748 PLN, Opole’s 9,447 PLN, and Gorzów Wielkopolski’s 8,409 PLN. Month-to-month prices rose by 1% in Kraków (to 16,776 PLN) and Łódź (to 11,594 PLN), and by 2% in Białystok (to 11,424 PLN).
“Over the past six months, almost all major cities have experienced price fluctuations. This happens not only when developers raise prices but also when pricier apartments enter the market, or when the cheapest properties sell out—often a combination of both. In June, this situation occurred in Białystok, Łódź, and Kraków. For example, in Białystok, a batch of new apartments priced near 13,800 PLN per square meter appeared, which is quite high for that market. Meanwhile, buyers tended to choose apartments from the lower price segment—around 10,000 PLN per square meter on average,” explains Marek Wielgo, expert at RynekPierwotny.pl.
That the average price per square meter in Warsaw exceeds 18,000 PLN is unsurprising. “For years, the capital has attracted high-income individuals, and combined with low unemployment, limited availability of attractive plots, and capital inflow—including foreign investment—prices naturally rise. Katowice today is also an interesting example. Many investors have shifted their focus there from Kraków. Developers offer an increasing number of high-standard apartments that attract buyers from outside the region,” comments Mateusz Kaczorowski, expert at the Polish Real Estate Federation.
Marcin Krasoń, housing market expert at Otodom, points out cities with developed labor markets like Warsaw and Gdańsk, where residents have higher incomes and can afford more expensive properties. “This affects price levels. Attractive locations and good quality of life also draw investors and residents, pushing prices up. Additionally, many apartments are bought for short-term rental, artificially inflating demand and prices. This is the case, for example, in Kraków and Gdańsk,” adds Krasoń.
Meanwhile, cities like Gorzów Wielkopolski, Kielce, and Szczecin have seen average prices stagnate or even decline this year—for example, Szczecin’s prices returned to July last year’s levels.
Comparing average prices per square meter of new apartments between June this year and the same period last year reveals huge differences among cities. According to BIG DATA from RynekPierwotny.pl, apartments offered by developers in Zielona Góra in June were on average 38% more expensive than a year earlier (10,748 PLN vs. 7,790 PLN). In Opole, the average price rose by 22% year-on-year (9,447 PLN vs. 7,722 PLN), in Gorzów Wielkopolski by 16% (8,409 PLN vs. 7,253 PLN), and in Toruń also by 16% (12,915 PLN vs. 11,172 PLN).
“The pace of price growth in these cities can be shocking. Over the year, new apartments priced up to 8,000 PLN per square meter disappeared from the market in Zielona Góra, replaced by units costing over 9,000 PLN. A year ago, developers had no such apartments in their offer. Now, 267 apartments cost at least 9,000 PLN per square meter, and 63 exceed 12,000 PLN,” reports Marek Wielgo.
At the opposite end are Rzeszów and Lublin, where average prices per square meter fell by 1% year-on-year, and Kielce, where prices returned to last year’s level. Among Poland’s seven largest housing markets, Gdańsk stands out, with prices rising by as much as 14% per square meter on average. This is a specific case due to the city’s tourist appeal and many expensive apartments in projects near the Bay of Gdańsk. For instance, a large batch of such apartments entered the market in February and May.
“It’s also worth noting that in Wrocław, the year-on-year price difference was 12% in January but fell to 5% in subsequent months. After six months, Warsaw and Katowice have the best chances to be the most price-stable metropolises in 2025, with only a 2% change in average price per square meter over 12 months as of June. In Kraków, Łódź, and Poznań, the change was 3%,” informs Marek Wielgo.
Marcin Krasoń emphasizes that individual apartment prices do not have to change for the average price to shift. When many expensive apartments enter the offer, the average rises; similarly, when many cheap units disappear, the average goes up. This was observed after the outbreak of the war in Ukraine when many cheaper rental units quickly vanished, pushing average rents up by over 30% in some cities within months.
“The market will still be driven mainly by the popular segment. It is the average buyer, with their mortgage capacity, who sets the pace today. If interest rates drop, even more activity can be expected in this segment. However, many people earn significantly more and seek higher-end apartments. Developers prepare expensive, prestigious projects for them,” concludes Mateusz Kaczorowski.
Source: ceo.com.pl
