In Q3 2025, residential property prices declined quarter-on-quarter in the majority of the 17 cities analyzed. In the segment of mid-sized apartments (35–60 m²), the sharpest drop was recorded in Gdynia — nearly 5% down. After the decrease, the average listing price for a 50 m² apartment in Gdynia is PLN 585,000. For comparison, the same property costs PLN 350,000 in the cheapest city — Częstochowa — and almost PLN 837,000 in Warsaw, the most expensive market in the ranking. In the capital, prices still rose 2% over the quarter. Warsaw also ranks among the least affordable capitals in Europe — purchasing a 50 m² flat outside the city centre requires the equivalent of 103 average salaries.
A highly fragmented pricing landscape
Across the 17 cities, listing prices vary dramatically. For a 50 m² apartment:
- From PLN 7,000/m² in Częstochowa
- To PLN 16,731/m² in Warsaw
In most cities, the average price per square metre has surpassed the symbolic PLN 10,000/m² threshold. Only Radom (PLN 7,847/m²), Sosnowiec (PLN 7,272/m²) and Częstochowa remain below that level.
Three cities are closing in rapidly on that psychological barrier:
- Toruń – PLN 9,778/m²
- Łódź – PLN 9,166/m²
- Bydgoszcz – PLN 9,000/m²
New listing levels — Warsaw near PLN 840k, Kraków close to 770k
As a result of these price movements, typical 50 m² listing prices in Q3 2025 were:
- Warsaw — PLN 837,000
- Kraków — nearly PLN 770,000
- Gdańsk — PLN 675,000
Meanwhile, in the cheapest cities — Radom, Sosnowiec and Częstochowa — prices ranged from PLN 350,000 to 390,000.
Apartments get cheaper — but mostly where they were already cheapest
Compared to Q2 2025, mid-sized apartments fell in price in 9 of the 17 cities (from –4.7% in Gdynia to –0.1% in Poznań), while prices rose in 7 (from +0.4% in Lublin to +6.2% in Radom). Prices were unchanged in Rzeszów.
A similar pattern was seen in other segments:
- Small apartments (≤35 m²) fell in 9 cities — biggest drop: Białystok (–6.4%), largest increase: Sosnowiec (+8.2%)
- Mid-sized (35–60 m²): biggest drop in Gdynia (–4.7%), largest increase in Sosnowiec (+2.5%)
- Large apartments (>60 m²): biggest drop in Szczecin (–4.6%), biggest rise in Radom (+4.3%)
However, experts caution that these quarterly corrections are too small to offset previous surges, and most markets still remain above last year’s price levels. The recent rebound in mortgage demand also suggests a limited likelihood of deeper declines.
“Baseline expectation for Q4 is price stabilisation within a range of –1% to +2% quarter-on-quarter (with local deviations). I expect a moderate increase in new listings toward year-end, though overall supply will likely remain below last year’s levels due to the high base of Q4 2024. Any further rate cuts could additionally support the small-apartment segment,”
says Anton Bubiel, CEO of Rentier.io.
Price per m² strongly linked to apartment size
Typically, the smaller the apartment — the higher the price per square metre. In Warsaw, small units (≤35 m²) averaged over PLN 19,000/m². Interestingly, large apartments (>60 m²) were also more expensive per m² than mid-sized units — a pattern also seen in Gdynia and Częstochowa.
An exception was Sosnowiec, where small apartments (PLN 6,967/m²) were cheaper than mid-sized ones (PLN 7,272/m²).
Buying a 50 m² flat in Warsaw requires 103 salaries
To assess whether Polish housing prices are high or low, international comparisons are valuable. While many European cities have higher price-per-m² levels than Warsaw, relative affordability is much worse when adjusted for income.
In Warsaw, a buyer needs 103 average net salaries to purchase a 50 m² home. Only seven European capitals are worse off — including Bratislava (125 salaries) and Prague (152). The most extreme is Lisbon — 157 net salaries.
At the opposite end, Brussels is the most affordable — with just 54 salaries needed. Nicosia (65) and Riga (66) also perform surprisingly well.
Częstochowa: just PLN 35,000 needed for a down payment
Most Poles rely on mortgages to buy a home. In most cases, banks require at least a 10% down payment — and this amount varies significantly by city.
To buy a 50 m² flat in Q3 2025, a buyer needed:
- PLN 35,000 down payment in Częstochowa
- Under PLN 50,000 in Toruń, Łódź, Bydgoszcz, Radom and Sosnowiec
- At least PLN 65,000 in Wrocław and Gdańsk
- Just over PLN 75,000 in Kraków
- Nearly PLN 85,000 in Warsaw
Banks also require property insurance when granting a mortgage — typically basic coverage against fire, flooding and similar events. But for the buyer, broader protection is often more sensible, as damage in such cases typically affects furnishings and valuable equipment — not just structures and wiring.
“Housing insurance prices vary considerably, and the final premium depends mainly on the property’s value and coverage scope. It’s worth comparing offers and opting for extended protection — price differences are often small, and an extra few dozen złoty per year may prove invaluable in the event of a claim,”
notes Ewelina Ratajczak, property insurance expert at Rankomat.pl.
Source: https://ceo.com.pl/ceny-mieszkan-spadaja-w-9-z-17-miast-warszawa-nadal-najdrozsza-14649
