Newly released data on apartment transactions in Warsaw for the first half of 2025 reveal how average prices per square meter varied between individual districts.
Recently, the Warsaw-based real estate agency NieruchomosciSzybko.pl published a detailed analysis of apartment sizes sold in Warsaw in 2024. The delay stemmed from the fact that Poland’s Central Statistical Office (GUS) released aggregated annual figures from the real estate price registers only in autumn 2025. Warsaw, however, can rely on much faster summaries of data submitted by notaries. Warsaw City Hall (Urząd Miasta Stołecznego Warszawy) has recently reported, among other things, the average prices of apartments sold in the city in the first half of 2025. These numbers are worth reviewing—also with a breakdown by individual districts. The data are discussed by Leszek Markiewicz, a well-known Warsaw real estate agent.
The article in brief
- Data on prices of used apartments sold in Warsaw in the first half of 2025 are more informative than primary-market figures. Importantly, the real estate price register captures only ownership transfers of completed developer apartments made in a given period (it does not include developer contracts signed for homes still under construction).
- According to Warsaw City Hall data, in the first half of 2025 the average used apartment in Warsaw cost PLN 17,185 per square meter. That was down from the second half of 2024 (PLN 17,797/sq m) and at the same time higher year on year versus the first half of 2024 (PLN 16,971/sq m).
- In the first half of 2025, Białołęka was among the cheapest districts on the secondary market, with an average transaction price of about PLN 13,800 per square meter. Only Wesoła was clearly cheaper, but that market is very small.
Below you will find, among other things, figures for all Warsaw districts.
Data on new apartments can be misleading
Interesting information on apartment prices in Warsaw in the first half of 2025 comes from the local real estate price register. This means the statistics are transaction-based and reliable—backed by notarial deeds—but it also introduces a key limitation for the primary market. In practice, the register includes only sales of new, completed residential units. Developer contracts for apartments still under construction are not recorded.
“Completed apartments appear in this database (as sold) only once construction is finished and ownership is transferred as part of the execution of a developer contract,” explains Leszek Markiewicz, a Warsaw real estate agent.
The average price per square meter also reflects who is buying
This helps explain why, in the first half of 2025, the average transaction price per square meter for a new developer apartment in Warsaw (PLN 15,120) was clearly lower than the average on the secondary market (PLN 17,185). In the first and second quarters of 2025, ownership was often transferred for apartments whose developer contracts had been signed under older price conditions that no longer reflect the market (for example, in the first half of 2023).
“Secondary-market statistics for Warsaw are therefore more representative,” says Markiewicz.
A closer look at the secondary-market data shows that in the first half of 2025 the average sale price of a used apartment in Warsaw was PLN 17,185 per square meter. This marked a decline compared with the second half of 2024 (PLN 17,797/sq m) and, at the same time, a year-on-year increase compared with the first half of 2024 (PLN 16,971/sq m). This fits the broader market picture. In the second half of 2024, wealthier buyers accounted for a larger share of transactions. By contrast, improved mortgage conditions in the first half of 2025 encouraged somewhat less affluent buyers to re-enter the market.
“It’s worth remembering that the average transaction price per square meter is shaped not only by price movements but also by the mix of properties and buyer preferences across different market segments,” Markiewicz notes.
Is Białołęka still the “cheapest” despite the statistics?
The citywide average is, of course, the product of district-level results and each district’s share in overall turnover. The available data allow us to see what the average transaction price per square meter for used apartments looked like across Warsaw in the first half of 2025. The figures come from the City Hall’s Strategy and Analysis Office.
“The chart covers only used apartments—for the reasons already mentioned. We are looking at the average transaction price for all used apartments, regardless of size,” adds Markiewicz.
As expected, Śródmieście had the most expensive used housing stock in the first half of 2025, at around PLN 23,300 per square meter. Only Żoliborz crossed the PLN 20,000 threshold, while Wilanów came in at roughly that level. Given their large market turnover, relatively expensive districts such as Mokotów and Wola also pulled up the citywide average (at about PLN 18,500 per square meter).
At the other end of the spectrum is exceptionally “cheap” Wesoła (PLN 12,100 per square meter). It should be noted, however, that the local market there is small. The picture is different in Białołęka, where used apartments are also well below the Warsaw average (around PLN 13,800 per square meter in the first half of 2025), while the scale of transactions is large enough to make the district a meaningful option for buyers.
“Anyone looking for relatively affordable used apartments by Warsaw standards should also consider districts such as Ursus and Targówek,” Markiewicz concludes.
Source: CEO.com.pl
