The introduction of transparency for real estate transaction prices was expected to mark a breakthrough in access to knowledge about the housing market. The reform aimed to organize market information and ensure equal access to data for buyers, sellers, and agents. The removal of fees and the promise of broader publication of transaction data raised significant expectations among market participants. In practice, however, reality has proven more complex. Instead of a single, coherent system, a mosaic of local solutions has emerged. Transparency is now a fact, but its practical usefulness depends largely on geography and the ability to interpret the available data.
The legislative amendment introducing transparency in property transaction prices abolished fees for accessing data from the Real Estate Price Register (RCN), formally opening the database to anyone interested. Public debate initially suggested that the era of information asymmetry in the housing market had come to an end. In practice, however, it quickly became clear that regulatory changes alone do not automatically create a unified operational standard.
The Real Estate Price Register continues to be maintained by county authorities and city mayors in cities with county status. As a result, the way in which transaction data is published—and how easily it can be accessed—is now determined at the local level.
“At the national level there is a central geoportal that is presented as a solution covering the vast majority of counties,” explains Anton Bubiel. “Its coverage is impressive—the map of Poland is filled with transaction points, and users can also find detailed data such as apartment floor area, number of rooms, and the floor on which the unit is located.”
According to the SonarHome.pl expert, this national geoportal may in practice become the primary source of information on transaction data.
Four models of data access
At the local level, some municipalities have launched advanced map portals accessible without logging in, presenting a broad range of transaction attributes. Users can check details such as floor area, floor level, type of market, and the legal form of property ownership.
In some cases, extremely detailed data—including apartment numbers—are published, which has sparked controversy among residents and raised questions about the limits of transparency and privacy. This tension illustrates that access to information is not purely a technical issue but also has social and political implications.
Alongside fully open portals, a second model has emerged in which municipalities provide partial access to data. Some local governments require users to log in or limit the scope of information displayed.
A third model involves the publication of bulk data files, for example in GML format or via WFS services. In this case, the responsibility for analyzing the data is shifted to the user. While the legal obligation to publish the information is fulfilled, the practical usefulness of such repositories depends heavily on the technical competence of the recipient.
The fourth model remains the traditional application-based procedure. Although fees have been abolished, users must still submit formal requests and wait for a response. Depending on the efficiency of the local office, obtaining the data may take days or even weeks. As a result, the speed and convenience of access have become another factor differentiating local housing markets.
What changes for buyers and sellers?
Within this diverse landscape, the key question is what these changes mean in practice for market participants. For buyers, transaction price transparency offers the possibility of comparing asking prices with the actual prices achieved in nearby transactions. This can become a powerful negotiating tool, helping to distinguish marketing expectations from market reality. However, the effectiveness of such comparisons depends on the quality, completeness, and timeliness of the available data.
“Transaction prices alone do not describe the standard of the apartment or the context of the sale,” Bubiel notes. “It is impossible to determine whether the property was finished to a high standard, required a full renovation, or was sold under time pressure. Nor is it clear whether the transaction was part of a larger investment package. Without this context, comparisons can easily lead to oversimplifications.”
The timing of transactions and the phase of the market cycle also play an important role. A market operating during a boom fueled by easy credit or government support programs behaves differently from one in a cooling phase. Comparing prices without adjusting for time can create an anchoring effect based on historical peaks. Transparency does not eliminate cognitive biases—it simply provides more data for analysis.
For sellers, transparency reduces the scope for arbitrarily setting inflated price expectations. In the past, it was common practice to rely on listing prices that did not reflect actual transaction values. Now buyers can verify those expectations more quickly and use transaction data as leverage in negotiations.
However, transparency does not automatically lead to price declines. During periods of market growth, it can even accelerate rising expectations, as sellers quickly see that higher prices are being achieved in nearby transactions. Transparency therefore works symmetrically—it accelerates market reactions in both directions. Ultimately, price levels are still determined by broader factors such as credit availability, supply, income levels, and demographic trends.
A new role for agents and data analytics
The new environment favors organizations capable of aggregating and interpreting large datasets. Raw transaction registers are becoming the foundation for analytical platforms that combine transaction prices with listing histories, time adjustments, and qualitative attributes. Data itself becomes a starting point rather than a definitive answer.
The role of real estate agents is also evolving. Access to “exclusive” information is no longer the basis of competitive advantage or a key element of sales narratives.
“The greatest importance in the market is increasingly held by entities with strong analytical capabilities—those able to filter data effectively, consider context, and guide clients through a complex transaction process,” Bubiel concludes. “The agent is becoming more of an analyst and process manager rather than the sole holder of market knowledge.”
In the long term, the housing market should become more information-efficient and respond more quickly to economic shifts. However, transparency alone cannot replace professional analysis, experience, or the ability to manage transactions effectively. It may shorten the gap between expectations and reality, but ultimately it is not transparency itself—rather the way it is used—that will determine how deeply it transforms the mechanics of the housing market.
