Asking prices for existing homes fell across most of Poland’s major metropolitan markets in October 2026, even as the number of properties listed for resale continued to decline. Data from property platform GetHome.pl and listings aggregator Adradar suggest that sellers are facing stronger competition from developers, whose supply of new apartments now exceeds the resale inventory in all seven markets examined.
“It is unusual for a shrinking supply of homes not to lead to rising prices. Yet that is exactly what we are seeing,” said Marek Wielgo, an expert at GetHome.pl. “There are fewer homes for sale than a year ago, but average prices are falling in most metropolitan areas.”
Adradar counted approximately 131,500 unique listings for existing apartments across Poland at the end of October, down from 134,000 a month earlier. A seasonal decline in available listings is not itself unusual: buyer activity typically picks up after the summer holidays, and more properties are sold or withdrawn than newly advertised.
Some 32,500 apartments were newly listed in October, 2% more than in September, while 35,000 listings disappeared, an increase of almost 8%. Disappearing listings include both sales and withdrawals, so the figure cannot be treated as a verified count of completed transactions.
The longer-term decline is more pronounced. The number of unique resale listings has been trending down for around 18 months. Supply is a quarter below its March 2025 peak and 12% lower than a year earlier.
Resale inventory falls in nearly every major city
Poland’s largest metropolitan markets accounted for more than 35% of all second-hand apartments advertised in October. In Warsaw, available listings fell to 13,800 from 14,000 in September. Wrocław and the Tri-City area around Gdańsk each recorded a decline to 7,600 from 7,700.
Poznań’s inventory decreased to 3,400 from 3,600, and Katowice to 2,200 from 2,300. Łódź was unchanged at 4,500. Kraków was the only metropolitan market in the survey to record a monthly increase, to 7,600 from 7,500 listings.
Compared with October 2025, however, supply was lower in every city examined. Warsaw recorded the steepest annual decline at 22%, followed by Łódź at 18% and Wrocław at 17%.
Asking prices fall in Warsaw, the Tri-City and Katowice
Despite the reduction in supply, average asking prices for existing apartments fell in most metropolitan markets. According to GetHome.pl, Warsaw’s average declined to PLN 17,900 per square metre from PLN 18,100 in September. In the Tri-City it fell to PLN 17,300 from PLN 17,600, and in Katowice to PLN 11,700 from PLN 12,100.
Kraków’s average returned to PLN 16,800 per square metre. Wrocław was an exception, with an increase to PLN 14,800. Prices were broadly unchanged in Łódź and Poznań, at approximately PLN 9,100 and PLN 12,100 respectively.
Wielgo suggested that lower prices may have stimulated demand, given the increase in listings disappearing from the market despite shrinking inventory. Some owners may have adjusted their expectations to more competitive conditions, potentially allowing more transactions to take place.
He cautioned against drawing firm conclusions from one month. Housing activity typically weakens seasonally towards the end of the year. November and December data should help establish whether October’s increase in listings leaving the market was temporary or the beginning of a more durable trend.
Developers now offer more homes than resale sellers
The competitive landscape has changed significantly from two or three years ago, when existing-home inventories in many cities matched or exceeded the number of new apartments available from developers. In October, the reverse was true in all seven metropolitan markets covered by the data.
The gap was largest in Łódź, where developers offered 10,700 apartments compared with 4,500 existing homes, nearly two and a half times as many. In Poznań the comparison was 8,000 against 3,400, and in Kraków 12,300 against 7,600.
Warsaw buyers could choose from nearly 18,000 new apartments and 13,800 resale properties. The corresponding figures were 10,600 and 7,600 in Wrocław, and 9,400 and 7,600 in the Tri-City.
Existing homes nevertheless remained cheaper on average than newly built apartments in all seven metropolitan areas. In Warsaw, the average asking-price premium for a new apartment exceeded PLN 2,000 per square metre. It was nearly PLN 1,500 in Wrocław, around PLN 800 in the Tri-City, more than PLN 2,500 in Poznań and over PLN 2,600 in Łódź.
But a lower advertised price is not the only consideration for buyers. Developers have substantial inventories of completed properties and are increasingly offering discounts, promotional packages and flexible payment schedules.
“If price alone determined the choice of apartment, the resale market should benefit from its price advantage,” Wielgo said. “Instead, buyers have access to a record-wide selection from developers, who are increasingly tempting them with discounts, promotions and flexible payment schedules. As a result, owners of second-hand apartments must compete not only with one another but also with a very large and diverse supply of new homes.”
Sources: GetHome.pl and Adradar, October 2026 housing market data. Original article in Polish.