In September, homebuyers’ attention was focused mainly on the primary housing market, where developers revealed prices for all available units. Meanwhile, on the secondary market, prices sparked less emotion—September marked yet another month of price stability across most major cities, according to data from GetHome.pl.
“Many potential buyers are likely facing a dilemma right now: buy a new home or one from the secondary market? On one hand, some developers are lowering prices or offering sizable discounts. On the other, the secondary market still has the advantage when it comes to the availability of homes affordable for the average buyer,” says Marek Wielgo, housing market expert at GetHome.pl.
He adds that competition for buyers is heating up, as sellers of pre-owned apartments are also becoming more flexible in negotiations. Price reductions at the listing stage are not uncommon either. As a result, September brought another month of stable average prices per square meter.
According to GetHome.pl, the average price remained unchanged from August in Kraków (around PLN 16,600/m²), Wrocław (PLN 14,200/m²), Tricity (around PLN 15,900/m²), Łódź (PLN 9,000/m²), and Poznań (PLN 11,700/m²). Prices fell by 1% in Katowice (to about PLN 11,600/m²) and rose by 1% in Warsaw (to slightly above PLN 17,900/m²).
Price Trends: Łódź Leads, Kraków Sees the Largest Drop
Wielgo notes that in Warsaw, Kraków, Wrocław, and Łódź, the average price per square meter of resale apartments was lower than a year ago. The exception is Łódź, currently the leader in price growth, where pre-owned apartments were on average 4% more expensive year-on-year. Katowice saw a 3% rise, and Tricity a modest 1% increase.
In contrast, prices declined in other cities: Kraków (-5%), Poznań (-3%), and Warsaw and Wrocław (-1%) compared to September 2024.
Łódź remains the most affordable major city, likely because its housing stock still includes many apartments in postwar blocks and old tenement buildings. The recent rise in average prices may reflect a market adjustment, driven in part by the growing share of newer developments—many of which have been completed in recent years.
Supply Rebounds in Key Cities
After three consecutive months of falling supply in Warsaw and five in Łódź and Poznań, September saw an increase in the number of available listings. According to property search engine Adradar, the number of unique listings rose by 3% in both Warsaw (to 17,900 units) and Poznań (to 4,000), and by 2% in Łódź (to 5,400).
The number of listings remained unchanged in Katowice (around 2,400), Tricity (8,400), and Kraków (8,900). Wrocław, however, recorded its sixth consecutive monthly decline, with available apartments falling by 3% (to 9,400).
“While the primary market saw increased demand in September, the secondary market still shows no clear signs of revival,” Wielgo notes. According to Adradar, 31,500 unique listings disappeared from the market in September—2% fewer than in August and 14% fewer than a year earlier. Meanwhile, 32,500 new listings appeared. As a result, there were 151,000 pre-owned apartments available for sale nationwide, 1% more than in August.
Limited Impact from Rate Cuts
“After three interest rate cuts this year, sellers shouldn’t expect a sudden surge in demand,” Wielgo continues. “Loan availability remains limited for many potential buyers. However, demand may gradually increase as those with adequate credit capacity—who had postponed their decisions in anticipation of government subsidies or further rate cuts—return to the market. Waiting no longer makes sense, as subsidies won’t be renewed, and further rate reductions are unlikely in the near future.
Moreover, the government has announced a higher CIT tax on banks starting in 2026, which lenders could offset by raising mortgage margins,” the expert concludes.
Source: CEO.com.pl – Poland’s Secondary Housing Market in September 2025: Stable Prices Across Most Cities
