Developers placed a record number of new homes on the market this year, but buyers did not rush to purchase them. According to the latest Housing Price Barometer prepared by the Tabelaofert property portal, nearly 5,800 homes were launched for sale across Poland’s seven largest residential markets in June—the highest figure since the beginning of 2026—while sales fell to 3,700 units. The sharpest monthly decline was recorded in Poznań, where the number of homes sold dropped by more than 40%.
Average prices remained stable. Across the seven largest markets, the average price was unchanged from May at PLN 16,078 per square metre. However, the market is increasingly entering a period in which the strength of demand will be tested, as the number of homes available for sale is growing faster than the number of transactions.
“The June wave of new housing did not appear overnight. It is the result of investment decisions made many months ago, often under completely different market conditions. These projects are now entering the market at a time when buyers are more cautious, spend longer comparing offers and do not make decisions as quickly as they did several quarters ago. The market is therefore facing a genuine supply test: it is no longer enough simply to have homes available for sale. Developers must also convince buyers that both the timing and the product are right,” said Robert Chojnacki, founder and vice-president of the Tabelaofert portal.
Supply Is Growing, and One in Four Homes Is Ready for Occupancy
The increase in supply has quickly translated into a wider selection of homes. At the end of June, developers were offering nearly 69,700 units, approximately 500 more than a month earlier. The largest increase was recorded in Łódź, where the number of available homes rose by 4.4%.
A growing proportion of the offer consists of completed homes that are ready for occupancy. There were already 17,500 units available in completed developments, almost 2,000 more than in May. This means that one in four homes offered by developers across the seven largest markets had already been completed.
The largest share of completed homes was recorded in Łódź and Katowice, where it exceeded 30%. Buyers in these markets now have an especially wide choice of properties available almost immediately, without having to wait for construction to be completed.
“Price stabilisation is not the result of revolutionary legislative changes, but primarily of market mechanisms. Developers’ inventories have remained high for the past two years, and a large number of new homes are still being launched. It is this substantial supply that is limiting price growth and, in some cities such as Łódź and Katowice, even contributing to price corrections. If we want to improve housing affordability, the key is to increase supply and create conditions that support new development, rather than introduce additional regulations that may make construction more difficult,” said Ewa Palus, chief analyst at Tabelaofert.
Sales Are Slowing, With a Sharp Fall in Poznań
Housing sales weakened in June compared with the previous month. A total of 3,700 homes were sold across the seven largest markets, nearly 300 fewer than in May.
The scale of the decline varied significantly between cities. Sales fell most sharply in Poznań, by more than 40%. The Tri-City area and Katowice also recorded considerably weaker results, with sales down by approximately 25% in both markets. The number of homes sold increased only in Wrocław and Łódź.
Prices Are Flat, but the Average Does Not Tell the Whole Story
June brought price stabilisation. The average price of homes across the seven largest markets remained unchanged from May at PLN 16,078 per square metre.
Wrocław was the only market to record a monthly increase in the average price, with a rise of nearly 5%. This was not, however, the result of price increases for homes already available for sale. Instead, the change was driven by the launch of several high-end developments, which pushed up the average price for the market as a whole.
Average prices declined by 1.1% in Warsaw and by 1.5% in Katowice. Prices in the remaining cities remained broadly stable. A comparison with the end of 2025, however, shows considerable differences between individual markets.
Average prices in Wrocław and Warsaw rose by approximately 4% over the six-month period. The increase amounted to 2.5% in the Tri-City area and 2.2% in Poznań. By contrast, average prices were 1.9% lower in Katowice and 1.6% lower in Łódź.
“Today, the average price may say more about the composition of the available housing stock than about actual price increases. When more expensive developments are launched, the average rises even if price lists in projects already on the market remain largely unchanged. Buyers should therefore not focus exclusively on a single figure for an entire city. What matters more is what is happening in a specific segment, location and development,” Chojnacki added.
Mainstream Housing Is Significantly Cheaper Than the Market Average
The mainstream segment includes homes purchased primarily for owner-occupation, usually offering practical layouts, a basic standard and prices that are more accessible to mortgage-financed buyers.
The difference between the overall market and the mainstream segment is particularly visible in the largest and most expensive cities.
In Warsaw, the average price across the entire market stood at PLN 19,413 per square metre in June, compared with PLN 16,496 per square metre in the mainstream segment, a difference of 15%.
The disparity was even greater in the Tri-City area, where the average price for the entire market was PLN 18,331 per square metre, while homes in the mainstream segment averaged PLN 14,255 per square metre, 22.2% less.
In Wrocław, mainstream homes cost an average of PLN 13,643 per square metre, compared with PLN 15,612 per square metre for the market as a whole.
Greater Choice Strengthens Buyers’ Position
The June data show that the growing number of available and completed homes is strengthening buyers’ position. This does not, however, signal the beginning of widespread reductions in advertised prices.
Developers are continuing to maintain stable price lists, but as sales weaken, individual negotiations, promotional offers and additional purchase incentives may become increasingly important.
The greatest pressure on developers to offer more flexible terms is likely to emerge in markets where the number of completed but unsold homes is highest.
Source: CEO.com.pl
