December did not bring any declines in asking prices, but in several major cities it clearly pushed up the average price per square metre. Preliminary BIG DATA from RynekPierwotny.pl shows that very expensive apartments newly launched for sale—especially in Warsaw, the Tri-City, Łódź and Poznań—were the decisive factor, while prices in Kraków and Wrocław remained stable.
“In our monthly analyses we have repeatedly pointed out that changes in the average price per square metre largely depend on shifts in the price structure of the supply. When a large pool of apartments priced well above the market average appears, it usually lifts the indicator. Conversely, a decline or stabilisation most often results from cheaper units entering the market,” says Marek Wielgo, an expert at RynekPierwotny.pl.
He adds that this phenomenon was also visible in December 2025. Preliminary BIG DATA from RynekPierwotny.pl indicates that the average price per square metre of new apartments in the Tri-City rose by as much as 3% over the period, reaching nearly PLN 17.5 thousand. Such a strong increase—far from the first last year—resulted from developers introducing very expensive units for sale (averaging PLN 23.9 thousand per sq m).
For the same reason, the average price per square metre of new apartments increased by 2% in Poznań (to over PLN 13.9 thousand per sq m) and by 1% in Warsaw (to nearly PLN 18.4 thousand per sq m) and in Łódź (to nearly PLN 11.5 thousand per sq m). It is worth noting that in Poznań this was the third consecutive increase. Across the entire fourth quarter, the average price per square metre there rose by 4%, whereas in the previous three quarters combined it increased by only 1%.
In the Upper Silesian–Zagłębie Metropolis—more precisely in Katowice—relatively expensive apartments (by local standards) also appeared on the market. However, there were not many of them, so this did not translate into a rise in the overall average price per square metre for all units remaining on offer (around PLN 11.2 thousand per sq m).
In Kraków and Wrocław, meanwhile, the launches were dominated by the popular, mass-market segment. As a result, the average price per square metre held at November levels: about PLN 16.7 thousand in Kraków and about PLN 15.3 thousand in Wrocław.
“We did not see asking-price declines in the statistics, but that does not mean there were no discounts. Developers most often disguise them through promotions,” Marek Wielgo, an expert at RynekPierwotny.pl, reminds.
The annual figures also look interesting. Preliminary BIG DATA from RynekPierwotny.pl indicates that the most price-stable major markets in 2025 were Łódź and the Upper Silesian–Zagłębie Metropolis, where the average price per square metre in December was almost the same as a year earlier. Kraków took second place (+1%), while Warsaw and Wrocław tied for third (+4%). In Poznań, the 12-month change in the average price per square metre of new apartments was 5% in December, while in the Tri-City—at the bottom of the ranking—it was as much as 10%.
“We have long written that this metropolitan area is unique due to its proximity to the sea. Many very expensive apartments are being built by the Gulf of Gdańsk and in the city centre, which meant that Kraków—long the runner-up among Poland’s most expensive metropolitan markets—was pushed into third place by the Tri-City in 2025. What’s more, Gdańsk has started breathing down the capital’s neck,” comments Marek Wielgo, an expert at RynekPierwotny.pl.
Source: https://managerplus.pl/promocje-zamiast-obnizek-jak-deweloperzy-kamufluja-przeceny-nowych-mieszkan
