Apartment prices on Warsaw’s secondary market are edging down slightly. However, at the end of the third quarter of this year, anyone planning to buy a pre-owned flat still had to reckon with an average outlay of 18.7 thousand PLN per square metre – over 1.2 thousand PLN more than for new-build units. In the most prestigious districts, such as Śródmieście, Żoliborz and Wola, prices already exceed 20 thousand PLN per sq m. On the right bank of the Vistula, in districts like Rembertów and Wesoła, it is still possible to find offers below 15 thousand PLN per sq m. Interestingly, Wesoła is the only district in the capital that recorded a year-on-year price increase.
Alongside Kraków, Warsaw is one of just two large Polish cities where secondary-market apartment prices exceed those offered by developers. At the end of the third quarter, the average price for a pre-owned flat in the capital was 18.7 thousand PLN per sq m, while on the primary market prices averaged 17.4 thousand PLN per sq m. The difference thus exceeds 1.2 thousand PLN per sq m.
Importantly, asking prices on Warsaw’s secondary market rose by 2% compared with June this year. Although in year-on-year terms they remain slightly lower (–0.7% y/y), the price dynamics suggest that declines in this segment are slowing. It is worth stressing, however, that the picture is not uniform: individual districts show different trends, both in price levels and in the direction of change.
Prestige costs less than a year ago
Śródmieście remains by far the most expensive district in Warsaw. At the end of the third quarter, the average secondary-market price there reached as much as 23 thousand PLN per sq m. It was followed by Żoliborz, where the average stood at 20.7 thousand PLN per sq m. In this period Żoliborz moved up one place, overtaking Wola – the former runner-up – where prices averaged 20.6 thousand PLN per sq m. Fourth place is still held by Wilanów, with an average secondary-market price of 19.8 thousand PLN per sq m. From a quarterly perspective, there have been slight reshuffles among the most expensive districts on the secondary market – Wola and Żoliborz swapped places on the podium.
Interestingly, despite maintaining their positions at the top of the ranking, all four most expensive districts recorded year-on-year declines in average asking prices. The steepest drop was in Śródmieście, where pre-owned properties became 3.5% cheaper y/y. Over the same period, prices in Wola fell by 3.0% y/y, in Żoliborz by 2.8% y/y, and in Wilanów by 1.9% y/y.
“Year-on-year declines in average secondary-market prices in Warsaw’s most expensive districts indicate that a certain pricing ceiling has been reached. Locations such as Śródmieście, Żoliborz or Wola, after surpassing the psychological threshold of 20 thousand PLN per sq m, have simply become unattainable for a wide group of buyers. This high entry barrier may reinforce their exclusive character and further cement them as prestige locations. The slight year-on-year correction in this segment is more a sign of stabilisation after a period of rapid growth than a loss of value,” emphasizes Agata Stachowiak, residential market expert at Otodom.
Cheaper on the right bank of the Vistula
Buyers seeking a pre-owned home in Warsaw will pay the least in Rembertów. At the end of the third quarter, the average asking price there was 13.6 thousand PLN per sq m. Only slightly higher prices were seen in Białołęka (14.4 thousand PLN per sq m), Wesoła (14.6 thousand PLN per sq m) and Wawer (14.7 thousand PLN per sq m). Although these levels still significantly exceed averages in many other Polish cities, in the context of the capital’s market they place these districts at the bottom of the price ranking.
Experts point to the enormous differences in price levels between districts:
“The average price in Śródmieście, Warsaw’s most expensive district, exceeds the average for Rembertów by as much as 9.5 thousand PLN per sq m. In other words, for the price of one square metre in the very centre you can buy nearly 1.7 sq m on the outskirts. This shows how misleading the notion of an ‘average Warsaw price’ can be. In reality, within a single metropolis completely different markets coexist, often incomparable in terms of affordability, attractiveness and buyers’ budgets,” stresses Agata Stachowiak.
There have also been changes in the ranking of the cheapest districts. Compared with the previous quarter, Wesoła moved up to third place, displacing Targówek from the list. Year-on-year, Wesoła swapped places with Białołęka, which is now cheaper.
Warsaw’s Wesoła bucks the trend
Otodom data for the third quarter of 2025 show that the secondary market in Warsaw is highly varied in terms of price dynamics. The largest year-on-year decline in average asking prices was recorded in Praga-Północ, at as much as –6.1% y/y. Significant corrections also occurred in Targówek (–4.4% y/y), Bielany (–4.3% y/y) and Ochota (–4% y/y). Lower prices than a year ago were also noted, among others, in Praga-Południe and Włochy (both –2.7% y/y), as well as in Ursynów (–2% y/y), Wilanów and Mokotów (both –1.9% y/y).
The districts closest to price stability were Bemowo (–1.1%), Wawer (–0.4%), Białołęka (–0.3%) and Rembertów and Ursus, with symbolic declines of 0.2%. In none of the districts did prices remain at last year’s levels, and the only exception to the overall downward trend was Wesoła, where apartments became 3.3% more expensive year-on-year.
“When apartment prices in central locations become prohibitive, buyers increasingly turn to more outlying districts. In Wesoła, the attractive entry price combined with good transport links, access to services and the area’s growing potential are drawing in buyers, which translates into higher average asking prices on the local secondary market,” explains Agata Stachowiak.
Source: https://managerplus.pl/wesola-drozeje-srodmiescie-tanieje-zmiany-na-warszawskim-rynku-wtornym
