{"id":5578,"date":"2026-06-03T16:35:45","date_gmt":"2026-06-03T16:35:45","guid":{"rendered":"https:\/\/ceo.com.pl\/en\/?p=5578"},"modified":"2026-06-03T16:35:45","modified_gmt":"2026-06-03T16:35:45","slug":"polands-secondary-housing-market-surprises-demand-is-weakening-but-apartment-prices-are-still-rising-85227","status":"publish","type":"post","link":"https:\/\/ceo.com.pl\/en\/polands-secondary-housing-market-surprises-demand-is-weakening-but-apartment-prices-are-still-rising-85227\/","title":{"rendered":"Poland\u2019s Secondary Housing Market Surprises: Demand Is Weakening, but Apartment Prices Are Still Rising"},"content":{"rendered":"<p>May data from the secondary housing market brought a historic shift. The Tricity, with an average price of PLN 16,867 per square metre, has overtaken Krak\u00f3w and become the second most expensive housing market in Poland. And this is not the only surprise: although buyer interest is clearly weakening, prices of second-hand apartments continue to rise. The structure of supply itself is also affecting prices. A second-hand apartment today no longer means only a large-panel block or an old building. Nearly 15% of listings on Otodom concern properties completed after 2020.<\/p>\n<div id=\"ez-toc-container\" class=\"ez-toc-v2_0_84 counter-hierarchy ez-toc-counter ez-toc-grey ez-toc-container-direction\">\n<div class=\"ez-toc-title-container\">\n<p class=\"ez-toc-title\" style=\"cursor:inherit\">Table of Contents<\/p>\n<span class=\"ez-toc-title-toggle\"><a href=\"#\" class=\"ez-toc-pull-right ez-toc-btn ez-toc-btn-xs ez-toc-btn-default ez-toc-toggle\" aria-label=\"Toggle Table of Content\"><span class=\"ez-toc-js-icon-con\"><span class=\"\"><span class=\"eztoc-hide\" style=\"display:none;\">Toggle<\/span><span class=\"ez-toc-icon-toggle-span\"><svg style=\"fill: #999;color:#999\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" class=\"list-377408\" width=\"20px\" height=\"20px\" viewBox=\"0 0 24 24\" fill=\"none\"><path d=\"M6 6H4v2h2V6zm14 0H8v2h12V6zM4 11h2v2H4v-2zm16 0H8v2h12v-2zM4 16h2v2H4v-2zm16 0H8v2h12v-2z\" fill=\"currentColor\"><\/path><\/svg><svg style=\"fill: #999;color:#999\" class=\"arrow-unsorted-368013\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" width=\"10px\" height=\"10px\" viewBox=\"0 0 24 24\" version=\"1.2\" baseProfile=\"tiny\"><path d=\"M18.2 9.3l-6.2-6.3-6.2 6.3c-.2.2-.3.4-.3.7s.1.5.3.7c.2.2.4.3.7.3h11c.3 0 .5-.1.7-.3.2-.2.3-.5.3-.7s-.1-.5-.3-.7zM5.8 14.7l6.2 6.3 6.2-6.3c.2-.2.3-.5.3-.7s-.1-.5-.3-.7c-.2-.2-.4-.3-.7-.3h-11c-.3 0-.5.1-.7.3-.2.2-.3.5-.3.7s.1.5.3.7z\"\/><\/svg><\/span><\/span><\/span><\/a><\/span><\/div>\n<nav><ul class='ez-toc-list ez-toc-list-level-1 ' ><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-1\" href=\"https:\/\/ceo.com.pl\/en\/polands-secondary-housing-market-surprises-demand-is-weakening-but-apartment-prices-are-still-rising-85227\/#Key_Findings\" >Key Findings<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-2\" href=\"https:\/\/ceo.com.pl\/en\/polands-secondary-housing-market-surprises-demand-is-weakening-but-apartment-prices-are-still-rising-85227\/#Top_Three_Most_Expensive_Markets\" >Top Three Most Expensive Markets<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-3\" href=\"https:\/\/ceo.com.pl\/en\/polands-secondary-housing-market-surprises-demand-is-weakening-but-apartment-prices-are-still-rising-85227\/#How_Much_Does_a_Second-Hand_Apartment_Cost\" >How Much Does a Second-Hand Apartment Cost?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-4\" href=\"https:\/\/ceo.com.pl\/en\/polands-secondary-housing-market-surprises-demand-is-weakening-but-apartment-prices-are-still-rising-85227\/#Why_Does_a_Second-Hand_Apartment_Cost_Almost_as_Much_as_a_New_One\" >Why Does a Second-Hand Apartment Cost Almost as Much as a New One?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-5\" href=\"https:\/\/ceo.com.pl\/en\/polands-secondary-housing-market-surprises-demand-is-weakening-but-apartment-prices-are-still-rising-85227\/#Demand_Is_Weakening_and_Polands_Market_Map_Is_Splitting_in_Two\" >Demand Is Weakening, and Poland\u2019s Market Map Is Splitting in Two<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-6\" href=\"https:\/\/ceo.com.pl\/en\/polands-secondary-housing-market-surprises-demand-is-weakening-but-apartment-prices-are-still-rising-85227\/#Cities_with_the_Lowest_Month-on-Month_Demand\" >Cities with the Lowest Month-on-Month Demand<\/a><\/li><\/ul><\/nav><\/div>\n<h2><span class=\"ez-toc-section\" id=\"Key_Findings\"><\/span>Key Findings<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>Demand fell by 5% month on month. In May, interest in second-hand apartments, measured by the number of enquiries on the Otodom platform, declined, but this did not stop further price increases.<\/p>\n<p>Prices rose by 8.2% year on year. The Tricity is the fastest-appreciating housing market in Poland, which allowed it to overtake Krak\u00f3w in terms of price.<\/p>\n<p>Enquiries fell by 20% year on year in Bia\u0142ystok. Demand in cities in eastern and southern Poland has collapsed sharply. Double-digit declines in Bia\u0142ystok and Kielce represent a correction that goes beyond ordinary seasonality.<\/p>\n<p>\u201cThe secondary market is sending a signal that cannot be ignored. Apartments are becoming more expensive, even though the number of interested buyers is falling. The mechanism is simple. Shrinking supply reduces pressure on sellers, who simply do not have to make concessions or lower prices,\u201d notes Pawe\u0142 Jarz\u0105bek, Market Research and Analysis Manager at Otodom.<\/p>\n<p>The Otodom expert admits, however, that the real surprise is what is happening in the Tricity.<\/p>\n<p>\u201cThe Tricity market has overtaken Krak\u00f3w in terms of prices and has become the absolute leader in growth dynamics, with prices rising by 1.9% month on month and as much as 8.2% year on year. Pozna\u0144 is also continuing its multi-month trend of above-average growth, with prices up 5.1% year on year. It is worth noting, however, that prices there remain more than PLN 4,400 per square metre lower than in the Tricity,\u201d adds Pawe\u0142 Jarz\u0105bek.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"Top_Three_Most_Expensive_Markets\"><\/span>Top Three Most Expensive Markets<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>Warsaw: PLN 18,738 per square metre<br \/>\nTricity: PLN 16,867 per square metre<br \/>\nKrak\u00f3w: PLN 16,785 per square metre<\/p>\n<h2><span class=\"ez-toc-section\" id=\"How_Much_Does_a_Second-Hand_Apartment_Cost\"><\/span>How Much Does a Second-Hand Apartment Cost?<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>Among Poland\u2019s seven largest cities, only \u0141\u00f3d\u017a and Katowice still have average asking prices on the secondary market, based on Otodom listings, below PLN 10,000 per square metre. Warsaw remains the most expensive market, at PLN 18,738 per square metre. The Tricity and Krak\u00f3w are now moving ever closer to the psychological threshold of PLN 17,000 per square metre. Pozna\u0144 and Wroc\u0142aw occupy the middle of the ranking, with average prices of PLN 12,398 and PLN 13,575 per square metre, respectively.<\/p>\n<p>Behind the rising prices, however, there may be a serious problem affecting both sides of transactions. As Pawe\u0142 Jarz\u0105bek points out, the most important trend to watch in the coming months will be the widening gap between shrinking demand and rising prices.<\/p>\n<p>\u201cIf buyer interest does not return to March levels and the number of offers continues to decline, the market may enter a phase of low liquidity. A scenario in which prices rise only nominally will hit both buyers and sellers. The coming months, which are traditionally weaker due to seasonality, will be the ultimate test. June and July will show whether we are dealing only with a temporary cooling or a more lasting shift in sentiment,\u201d explains the Market Research and Analysis Manager at Otodom.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"Why_Does_a_Second-Hand_Apartment_Cost_Almost_as_Much_as_a_New_One\"><\/span>Why Does a Second-Hand Apartment Cost Almost as Much as a New One?<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>Although the secondary market is described as \u201cused,\u201d it is in fact undergoing a structural transformation. Today, it is increasingly less often associated with an apartment in a communist-era block or a pre-war tenement building. Nearly 15% of offers on Otodom consist of modern properties completed after 2020. Buyers are therefore paying for a standard comparable to the primary market, while gaining a major advantage: a property ready for immediate occupation.<\/p>\n<p>The May price comparison illustrates this trend clearly. In Krak\u00f3w, the average asking price of a new-build apartment is PLN 16,878 per square metre, while on the secondary market, according to Otodom\u2019s listing database, the average price is as much as PLN 16,785 per square metre. The difference is almost symbolic. A similar level can be seen in the Tricity, where a new apartment costs an average of PLN 17,635 per square metre, while a second-hand apartment listed on Otodom costs PLN 16,867 per square metre.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"Demand_Is_Weakening_and_Polands_Market_Map_Is_Splitting_in_Two\"><\/span>Demand Is Weakening, and Poland\u2019s Market Map Is Splitting in Two<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>The May data ultimately confirmed that the spring surge in buyer activity seen in March was only temporary. The secondary market quickly returned to the levels seen at the beginning of the year. Demand fell by 5% month on month. This means that across the 13 cities monitored by Otodom, total activity among people looking for apartments amounted to 103,177 enquiries.<\/p>\n<p>However, the balance of forces on Poland\u2019s housing map is extremely uneven. Warsaw, Wroc\u0142aw and Pozna\u0144 remain markets with very strong demand, both in absolute terms and year on year. The capital also dominates structurally, accounting for more than 37% of all enquiries in the 13 analysed cities, while its 8% year-on-year increase suggests real and lasting demand, not merely an effect of the listings base.<\/p>\n<p>\u201cCoastal markets are among the positive surprises. Szczecin and the rapidly appreciating Tricity were the only centres in Poland to record a monthly increase in interest in May. The mood is completely different in the south and east of the country, where a clear breakdown is visible. Cities such as Bia\u0142ystok, down 20% year on year, and Kielce, down 12% year on year, are recording deep double-digit declines in interest. In these markets, the demand correction is already structural and goes well beyond ordinary seasonality,\u201d concludes Pawe\u0142 Jarz\u0105bek.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"Cities_with_the_Lowest_Month-on-Month_Demand\"><\/span>Cities with the Lowest Month-on-Month Demand<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>Bia\u0142ystok: 1,791 enquiries, down 19.1% month on month<br \/>\nKielce: 1,355 enquiries, down 15.6% month on month<br \/>\nBydgoszcz: 3,266 enquiries, down 10.1% month on month<\/p>\n<p><strong>Source:<\/strong> CEO.com.pl<\/p>\n","protected":false},"excerpt":{"rendered":"<p>May data from the secondary housing market brought a historic shift. The Tricity, with an average price of PLN 16,867 per square metre, has overtaken Krak\u00f3w and become the second most expensive housing market in Poland. And this is not the only surprise: although buyer interest is clearly weakening, prices of second-hand apartments continue to [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":3657,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"tdm_status":"","tdm_grid_status":"","footnotes":"","jetpack_publicize_message":"","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":true,"jetpack_social_options":{"image_generator_settings":{"template":"highway","default_image_id":0,"font":"","enabled":false},"version":2}},"categories":[8],"tags":[2789,321,129,2690,75,324,70,73,3603,4493,64,74,2732,76,72,82,71],"class_list":["post-5578","post","type-post","status-publish","format-standard","has-post-thumbnail","category-real-estate","tag-beyond","tag-bialystok","tag-bydgoszcz","tag-gap","tag-katowice","tag-kielce","tag-krakow","tag-lodz","tag-otodom","tag-pawel-jarzabek","tag-poland","tag-poznan","tag-ranking","tag-szczecin","tag-tricity","tag-warsaw","tag-wroclaw"],"jetpack_publicize_connections":[],"amp_enabled":true,"_links":{"self":[{"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/posts\/5578","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/comments?post=5578"}],"version-history":[{"count":1,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/posts\/5578\/revisions"}],"predecessor-version":[{"id":5579,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/posts\/5578\/revisions\/5579"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/media\/3657"}],"wp:attachment":[{"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/media?parent=5578"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/categories?post=5578"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/tags?post=5578"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}