Developers sold nearly 4,700 new homes across Poland’s seven largest housing markets in October 2026, up 7% from September and the strongest monthly result of the year. Available stock fell in every market, while the average asking price rose just 0.4% to PLN 16,286 per square metre.
By Robert Chojnacki, Katarzyna Tworska, Ewa Palus and Andrzej Prajsnar. Polish original published on 9 November 2026.
The figures, from property portal Tabelaofert’s latest Housing Price Barometer, show sales outpacing new launches for the first time in months. Average asking prices were 3.4% higher than at the start of the year, despite the recent improvement in demand.
“Buyers are keeping up the pace because they are increasingly wondering whether the terms for buying a home might be less favourable in a few months. Uncertainty about future mortgage rates and borrowing capacity may be prompting faster decisions,” said Robert Chojnacki, founder of Tabelaofert.
“At the same time, for the first time in many months, the number of homes available for sale is falling across all seven of the largest markets. That is an important signal, although it is too early to call it a lasting change in the trend.”
Available stock falls to 68,500 homes
Developers launched nearly 3,000 homes for sale across the seven markets in October, almost half the 5,600 added in September. At the end of the month, 68,500 homes remained on offer, down 2.3% from September. All seven markets recorded a decline, led by Wrocław at 4%.
Buyers still had nearly 20,000 homes in completed developments to choose from. Completed homes accounted for 29% of available stock but 38% of sales.
“A completed home has an advantage today that is hard to overstate: buyers can see exactly what they are paying for and do not have to wait for construction to finish,” said Katarzyna Tworska, managing director of Rednet Partners.
“Developers also want to sell completed units quickly because they tie up capital and carry financing costs. That gives buyers more scope to negotiate the price and purchase terms. A completed home can therefore mean both an earlier move and a better deal.”
Wrocław records the largest price increase
Monthly changes in average asking prices were small. Wrocław recorded the biggest increase, at 0.7%, while changes in the other six markets did not exceed 0.4%. The year’s strongest sales month therefore did not bring a marked rise in average prices.
The comparison with December 2025 shows a wider divergence. Wrocław’s average asking price rose 6.4%, followed by Warsaw and Tricity at 3.3% each, Poznań at 3.2% and Kraków at 2.2%. Tricity is the northern coastal urban area comprising Gdańsk, Gdynia and Sopot. Łódź recorded an increase of just 0.5%, while Katowice was the only market to post a decline, of 0.7%.
“Not long ago, sales this strong might have encouraged developers to raise prices. Today, the situation is different. Even in Wrocław, where the average price has risen more than 6% since December, that does not mean every home has become more expensive,” said Ewa Palus, chief analyst at Tabelaofert.
“The average also depends on which developments are launched and which homes sell fastest. Prices today are determined not only by demand, but above all by competition for buyers.”
Mainstream homes cost less than the headline averages
Average asking prices do not capture the whole housing market. They reflect both the most expensive apartments and the mix of homes available for sale, which can put the overall average well above prices in the mainstream segment.
In Warsaw, the average asking price in October was PLN 19,300 per square metre, compared with PLN 16,600 in the mainstream segment. The gap was larger in Tricity, at PLN 18,500 and PLN 14,800 respectively. In Wrocław, mainstream homes averaged PLN 14,300 per square metre, against PLN 15,900 across the whole market.
Borrowers pay more for predictable repayments
A fourth consecutive month of strong home sales may also reflect buyers’ concerns about future mortgage rates and borrowing capacity. People who have postponed buying for some time may be accelerating their plans to avoid the risk of less favourable financing. That does not mean interest-rate increases are certain.
Poland’s Monetary Policy Council, the central bank’s rate-setting body, did not raise interest rates in early November. Five-year interest-rate swap (IRS) rates, which influence fixed-rate mortgage pricing, also began to fall. Despite those signals, many borrowers continue to prioritise predictable financing costs.
“Securing predictable repayments for the next five years currently costs more than a variable-rate mortgage. Despite that difference, many borrowers still choose a fixed rate. They prefer to know what they will pay each month, even if the initial cost is higher,” said Andrzej Prajsnar, a property-market expert at Tabelaofert.
“In the current environment, protecting the household budget can matter more than the prospect of savings. That is why, when buying a home, it is worth looking for ways to reduce the total mortgage amount, for example by negotiating the property price.”
Year-end sales targets could leave room for negotiation
October’s sales record does not guarantee equally strong results in November and December. Nevertheless, the first ten months point to a very good year for Poland’s new-build housing market, according to the report.
The report sees limited grounds to expect substantial price increases despite the sales recovery. Available stock remains large, and the end of the year traditionally brings promotions. Developers seeking to meet annual sales targets may offer discounts, more favourable payment schedules or additional benefits, potentially giving buyers room to negotiate.
“Some expected the disclosure of home prices to make them fall. But the market has its own dynamics. Publishing a price will not, by itself, make a home cheaper, just as it will not deter someone who has found a suitable home and can afford it,” Chojnacki said.
“October showed that homes can sell very well with full price transparency. Buyers have not stopped buying; they are simply making decisions with a better understanding of the market. Developers still have to convince them that the home on offer is worth its price.”
Source: Polish original on CEO.com.pl; Tabelaofert Housing Price Barometer.
