The start of the construction season brings a sobering reality check for investors. Building a house today is up to 50% more expensive than five years ago. According to calculations by Rankomat based on market data, the average cost of constructing a 100-square-meter house in developer standard has risen to PLN 441,000, compared to approximately PLN 300,000 in 2021. However, it should be noted that price growth has slowed over the past year to around 3% year-on-year. These figures do not include the cost of land, utility connections, or finishing. In practice, this means that the total investment cost now reaches PLN 650,000–900,000. Securing a mortgage for such amounts requires a monthly net income of PLN 9,000–12,000.
Within a PLN 441,000 budget, 32% of costs are allocated to structural walls, 25% to roofing, 7% to joinery, and 36% to bringing the building to developer standard (including installations, plastering, and flooring). This is based on data from kb.pl. Construction materials typically account for 60–70% of the total investment.
At the beginning of 2026, prices of construction materials showed moderate stabilization. PSB Handel S.A. recorded a year-on-year increase of 0.4% in January. However, wooden materials have become significantly more expensive (+15%). Greater cost pressure is visible on the labor side. According to wielkiebudowanie.pl, construction service prices increased by 6.2% year-on-year in 2025, with forecasts for 2026 suggesting a further rise of around 4%. Additional increases are possible with the onset of the construction season. The ongoing conflict in the Middle East may also contribute to rising prices.
What else increases the cost of investment?
The above figures must be adjusted to include VAT and expenses not covered in the base estimate, such as land purchase, architectural design, utility connections, fencing, site supervision, surveying, and investor oversight. Experts also recommend securing a contingency reserve of 10–15% for unforeseen expenses.
The final cost is influenced by several factors, including the complexity of the building design, the standard of materials used, the location of the investment, and the chosen heating and installation technologies.
Where can savings be found?
The first area is the design itself. A ready-made house design of up to 100 m² typically costs between PLN 2,500 and PLN 5,000, while a custom design can cost between PLN 15,000 and PLN 30,000. An alternative option is to use free designs provided by the General Office of Building Supervision (for selected house sizes).
Some costs can be reduced by performing certain finishing works independently, purchasing materials during promotions or outside peak season, and comparing offers from construction teams. However, cost savings should not come at the expense of hiring an experienced contractor.
A significant part of the budget is the plot of land. Prices for building plots start at just over PLN 100 per square meter in regions such as Lubelskie and Lubuskie, and can exceed PLN 2,000 per square meter in coastal areas of Pomerania. Exceptionally well-located plots may be even more expensive. In cities, prices range from PLN 132 in Gorzów Wielkopolski to PLN 1,373 in Warsaw (cenametra.pl, average price in February 2026). Building on land already owned significantly reduces the total investment cost.
How much do you need to earn to build a house?
In practice, the total investment cost—including land, utilities, and finishing—amounts to approximately PLN 650,000–900,000. If financed with a mortgage, obtaining such funding requires a monthly net income of around PLN 9,000–12,000. This estimate applies to a two-person household without children and without other financial liabilities. For families with children or individuals repaying other loans, the required income would be higher.
