Average asking prices for apartments in Warsaw, Kraków and Wrocław rose by no more than 3.8% over the past year. At the same time, smaller regional capitals recorded faster price growth, according to data from property listings portal Nieruchomosci-online.pl, which summarised the secondary housing market in the second quarter of 2026.
“Apartment owners in the largest cities have stopped pushing asking prices up sharply. After the earlier price sprint, the main urban centres have either entered a period of stabilisation or are recording slower price growth than smaller regional capitals,” says Rafał Bieńkowski, PR Manager at Nieruchomosci-online.pl.
In Warsaw, the average asking price for a studio apartment on the secondary market was virtually unchanged year on year, at PLN 18,900 per square metre. For two-room apartments, sellers’ expectations increased by 2.3% to PLN 17,800 per square metre, while asking prices for three-room apartments rose by only 1.7% to PLN 17,100 per square metre.
A similar pattern can be seen in Kraków. Comparing the second quarter of 2026 with the same period of 2025, asking prices for studio apartments remained stable at PLN 17,700 per square metre. Prices for two-room apartments rose by just 1.6% to PLN 16,600 per square metre, while three-room apartments increased by 3.5% to PLN 16,000 per square metre.
Wrocław also recorded moderate increases. Asking prices for studio apartments rose by 3.8% to PLN 15,300 per square metre, while two-room apartments became 1.6% more expensive at PLN 13,500 per square metre. Three-room apartments saw a 2.9% increase, reaching PLN 12,700 per square metre.
A similar trend, although not across every apartment size, was also visible outside Poland’s three largest residential markets. In Poznań, average asking prices for studio apartments increased by 3.6% year on year to PLN 13,100 per square metre, while prices for three-room apartments rose by 3.7% to PLN 11,700 per square metre.
In Gdańsk, average asking prices for two-room apartments rose by 3% to PLN 15,900 per square metre, while studio apartment prices remained stable at PLN 17,100 per square metre.
Smaller Regional Capitals Are Closing the Price Gap
“Prices in the largest cities have already reached very high levels, so the scope for further increases is limited. Sellers would still like to achieve high prices, but buyers are often reaching the limits of both their mortgage capacity and their willingness to accept current valuations. Our surveys among market participants show clearly that 84% of Poles describe current property prices as high or very high,” says Rafał Bieńkowski.
Data from Nieruchomosci-online.pl shows that, over the past year, smaller regional capitals recorded faster percentage growth in asking prices. In Bydgoszcz, average asking prices increased by around 9% across one-, two- and three-room apartments. In Zielona Góra, studio apartment prices rose by 8%, while three-room apartments in Toruń and Opole became around 7% more expensive.
Meanwhile, asking prices for two-room apartments increased by approximately 6% in Olsztyn, Białystok, Opole and Toruń.
“However, when analysing asking prices, it is always important to remember that the average rate is influenced not only by whether owners are raising prices. Changes in the structure of listings can also play a role. If fewer lower-priced apartments are available and more expensive properties enter the market, the average price may automatically increase even without a broad wave of price rises. This is why an increase in the average asking price does not always mean that apartments in a given city have suddenly become widely more expensive,” the Nieruchomosci-online.pl experts point out.
Not Every City Is More Expensive Than in 2025
Prices have not increased everywhere compared with a year earlier. The analysis of the second quarter of 2026 shows that conditions in the secondary market vary significantly depending on the region and apartment size.
There are locations where the average asking price is lower than in 2025. For studio apartments, this was the case in Gorzów Wielkopolski. For two-room apartments, prices declined in Lublin, Katowice and Łódź. For three-room properties, lower average asking prices were recorded in Lublin and Łódź.
In each case, however, the decreases were modest, ranging from 1% to 3% year on year.
Several markets also showed signs of stabilisation, defined as average asking-price changes of less than 1% in either direction. This was most common in the studio apartment segment, including Gdańsk, Kraków, Lublin, Łódź, Toruń and Warsaw. It was less frequent among three-room apartments, where stabilisation was observed in Rzeszów and Zielona Góra.
Buyers Are Browsing Listings More Actively
In the second quarter of 2026, interest in secondary-market housing listings on Nieruchomosci-online.pl, measured by the number of contacts initiated by prospective buyers with advertisers, was more than 20% higher than in the same period of 2025.
“Such growth signals greater activity among prospective buyers, but it should not be equated directly with transaction demand across the entire market. The number of contacts generated through the portal is influenced by many factors, including overall demand for apartments, the scale and quality of available listings, listing visibility and the platform’s marketing activity. We therefore treat this indicator as a measure of activity on the portal and one of the signals of interest in the secondary housing market, rather than as a direct equivalent of housing demand in Poland,” explains Rafał Bieńkowski.
