{"id":6138,"date":"2026-07-01T18:07:12","date_gmt":"2026-07-01T18:07:12","guid":{"rendered":"https:\/\/ceo.com.pl\/en\/?p=6138"},"modified":"2026-07-01T18:07:20","modified_gmt":"2026-07-01T18:07:20","slug":"warsaw-property-prices-stay-high-despite-falling-secondary-market-transaction-values-61288","status":"publish","type":"post","link":"https:\/\/ceo.com.pl\/en\/warsaw-property-prices-stay-high-despite-falling-secondary-market-transaction-values-61288\/","title":{"rendered":"Warsaw Property Prices Stay High Despite Falling Secondary-Market Transaction Values"},"content":{"rendered":"\n<p class=\"wp-block-paragraph\">In Q1 2026, the average offer price per square meter on Warsaw&#8217;s primary housing market rose to PLN 18,055.84, while the secondary market average climbed to PLN 18,919.02. At the same time, the average transaction price on Warsaw&#8217;s secondary market fell 2.2% quarter on quarter, to PLN 16,393.20 \u2014 a widening gap between what sellers are asking and what buyers are actually paying.<\/p>\n\n\n\n<div class=\"cmq126en-wrap\">\n<style>\n.cmq126en-wrap { --cmq126en-navy:#131F49; --cmq126en-amber:#e67a2d; --cmq126en-bg:#f7f8fb; --cmq126en-border:#e2e5ee; font-family:-apple-system,BlinkMacSystemFont,\"Segoe UI\",Roboto,Arial,sans-serif; color:#232733; line-height:1.65; max-width:960px; margin:0 auto; }\n.cmq126en-wrap p { margin:0 0 16px; font-size:16px; }\n.cmq126en-wrap h2 { color:var(--cmq126en-navy); font-size:24px; font-weight:700; margin:40px 0 16px; padding-bottom:8px; border-bottom:3px solid var(--cmq126en-amber); }\n.cmq126en-wrap h3 { color:var(--cmq126en-navy); font-size:18px; font-weight:700; margin:24px 0 10px; }\n.cmq126en-lead { font-size:18px; color:#333c50; font-weight:500; margin-bottom:28px; }\n.cmq126en-cards { display:grid; grid-template-columns:repeat(4,1fr); gap:14px; margin:24px 0 32px; }\n.cmq126en-card { background:var(--cmq126en-navy); border-radius:10px; padding:18px 16px; color:#ffffff !important; }\n.cmq126en-card * { color:#ffffff !important; }\n.cmq126en-card-label { font-size:12.5px; text-transform:uppercase; letter-spacing:.03em; opacity:.85; margin-bottom:8px; font-weight:600; }\n.cmq126en-card-value { font-size:22px; font-weight:800; line-height:1.15; margin-bottom:6px; }\n.cmq126en-card-delta { font-size:13px; font-weight:600; }\n.cmq126en-card-delta.up { color:#8fd694 !important; }\n.cmq126en-card-delta.down { color:#f3a08a !important; }\n.cmq126en-card-delta.flat { color:#c9ccd6 !important; }\n.cmq126en-chart-box { background:#ffffff; border:1px solid var(--cmq126en-border); border-radius:10px; padding:20px; margin:20px 0; }\n.cmq126en-chart-title { font-size:15px; font-weight:700; color:var(--cmq126en-navy); margin-bottom:14px; }\n.cmq126en-chart-canvas-wrap { position:relative; height:360px; }\n.cmq126en-chart-canvas-wrap.tall { height:420px; }\n.cmq126en-callout { background:var(--cmq126en-navy); border-left:5px solid var(--cmq126en-amber); border-radius:6px; padding:16px 20px; margin:20px 0; }\n.cmq126en-callout p { color:#ffffff !important; margin:0; font-size:14.5px; }\n.cmq126en-table-wrap { overflow-x:auto; margin:20px 0; }\n.cmq126en-table { width:100%; border-collapse:collapse; font-size:13.5px; min-width:620px; }\n.cmq126en-table th { background:var(--cmq126en-navy); color:#ffffff !important; text-align:left; padding:10px 12px; font-weight:600; }\n.cmq126en-table td { padding:9px 12px; border-bottom:1px solid var(--cmq126en-border); }\n.cmq126en-table tr:nth-child(even) td { background:var(--cmq126en-bg); }\n.cmq126en-table td.cmq126en-highlight, .cmq126en-table th.cmq126en-highlight { background:#fdf1e7; font-weight:700; }\n.cmq126en-source { font-size:12.5px; color:#6b7280; margin-top:28px; border-top:1px solid var(--cmq126en-border); padding-top:14px; }\n@media (max-width:820px) { .cmq126en-cards { grid-template-columns:repeat(2,1fr); } }\n@media (max-width:520px) { .cmq126en-cards { grid-template-columns:1fr; } .cmq126en-table { min-width:520px; } }\n<\/style>\n\n\n<div class=\"cmq126en-cards\">\n<div class=\"cmq126en-card\">\n<div class=\"cmq126en-card-label\">Primary market, offer price (Warsaw)<\/div>\n<div class=\"cmq126en-card-value\">PLN 18,055.84\/m\u00b2<\/div>\n<div class=\"cmq126en-card-delta up\">+1.8% QoQ, +6.5% YoY<\/div>\n<\/div>\n<div class=\"cmq126en-card\">\n<div class=\"cmq126en-card-label\">Secondary market, offer price (Warsaw)<\/div>\n<div class=\"cmq126en-card-value\">PLN 18,919.02\/m\u00b2<\/div>\n<div class=\"cmq126en-card-delta up\">+0.1% QoQ, +2.3% YoY<\/div>\n<\/div>\n<div class=\"cmq126en-card\">\n<div class=\"cmq126en-card-label\">Secondary market, transaction price (Warsaw)<\/div>\n<div class=\"cmq126en-card-value\">PLN 16,393.20\/m\u00b2<\/div>\n<div class=\"cmq126en-card-delta down\">-2.2% QoQ, -1.7% YoY<\/div>\n<\/div>\n<div class=\"cmq126en-card\">\n<div class=\"cmq126en-card-label\">Hedonic price index (secondary, Warsaw)<\/div>\n<div class=\"cmq126en-card-value\">+2.2% YoY<\/div>\n<div class=\"cmq126en-card-delta up\">+0.7% QoQ<\/div>\n<\/div>\n<\/div>\n\n<div id=\"ez-toc-container\" class=\"ez-toc-v2_0_85 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\/warsaw-property-prices-stay-high-despite-falling-secondary-market-transaction-values-61288\/#Primary_market\" >Primary market<\/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\/warsaw-property-prices-stay-high-despite-falling-secondary-market-transaction-values-61288\/#Secondary_market_and_the_hedonic_index\" >Secondary market and the hedonic index<\/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\/warsaw-property-prices-stay-high-despite-falling-secondary-market-transaction-values-61288\/#Warsaw_compared_with_other_cities\" >Warsaw compared with other cities<\/a><\/li><\/ul><\/nav><\/div>\n<h2><span class=\"ez-toc-section\" id=\"Primary_market\"><\/span>Primary market<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>The average offer price per square meter on Warsaw&#8217;s primary market in Q1 2026 stood at PLN 18,055.84 \u2014 up 1.8% from Q4 2025 and up 6.5% year on year. By comparison, the average across the seven largest cities (Gda\u0144sk, Gdynia, Krak\u00f3w, \u0141\u00f3d\u017a, Pozna\u0144, Warsaw, Wroc\u0142aw) was PLN 15,636.93, up 1.3% quarter on quarter and 2.6% year on year.<\/p>\n<p>The average transaction price on Warsaw&#8217;s primary market, however, came in at PLN 16,475.18 \u2014 down 0.6% from the previous quarter and essentially flat year on year (+0.2%). The gap between offer and transaction prices in the capital now runs to roughly PLN 1,580 per square meter.<\/p>\n\n<div class=\"cmq126en-chart-box\">\n<div class=\"cmq126en-chart-title\">Average primary-market offer prices, Q1 2026 \u2014 selected cities (PLN\/m\u00b2)<\/div>\n<div class=\"cmq126en-chart-canvas-wrap\"><canvas id=\"cmq126en-chart-primary\"><\/canvas><\/div>\n<\/div>\n\n<h2><span class=\"ez-toc-section\" id=\"Secondary_market_and_the_hedonic_index\"><\/span>Secondary market and the hedonic index<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>On the secondary market, Warsaw&#8217;s average offer price in Q1 2026 was PLN 18,919.02 per square meter \u2014 up 0.1% quarter on quarter and 2.3% year on year. The average transaction price, however, fell to PLN 16,393.20, down 2.2% from Q4 2025 and 1.7% lower than a year earlier. The diverging paths of offer prices (rising) and transaction prices (falling) suggest buyers are negotiating larger discounts off asking prices.<\/p>\n<p>The hedonic price index for Warsaw&#8217;s secondary market \u2014 which adjusts for quality differences in the sample of properties surveyed \u2014 rose 0.7% quarter on quarter and 2.2% year on year in Q1 2026. The harmonized index (Q3 2006 = 100) reached 307.4, meaning housing prices on the secondary market across the surveyed cities are now more than three times higher than in Q3 2006.<\/p>\n\n<div class=\"cmq126en-chart-box\">\n<div class=\"cmq126en-chart-title\">Average secondary-market offer price: Warsaw vs. the 7 largest cities (PLN\/m\u00b2)<\/div>\n<div class=\"cmq126en-chart-canvas-wrap\"><canvas id=\"cmq126en-chart-trend\"><\/canvas><\/div>\n<\/div>\n\n<div class=\"cmq126en-callout\">\n<p>BaRN data covers offer and transaction prices for multi-family housing units sold within the administrative boundaries of 16 voivodeship capital cities plus Gdynia, where a significant share of market transactions takes place. Prices include VAT. The survey runs on a quarterly cycle: Q1 covers December\u2013February, Q2 covers March\u2013May, Q3 covers June\u2013August, and Q4 covers September\u2013November.<\/p>\n<\/div>\n\n<h2><span class=\"ez-toc-section\" id=\"Warsaw_compared_with_other_cities\"><\/span>Warsaw compared with other cities<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>Warsaw remains Poland&#8217;s most expensive housing market on both the primary and secondary markets. Krak\u00f3w holds a narrow lead over Gda\u0144sk in second place, while the gap between the capital and cities such as Wroc\u0142aw or Pozna\u0144 remains wide \u2014 exceeding PLN 4,000\u20136,000 per square meter depending on the market segment.<\/p>\n\n<div class=\"cmq126en-table-wrap\">\n<table class=\"cmq126en-table\">\n<thead>\n<tr>\n<th>City<\/th>\n<th class=\"cmq126en-highlight\">Primary market, offer (PLN\/m\u00b2)<\/th>\n<th>Secondary market, offer (PLN\/m\u00b2)<\/th>\n<th>Secondary market, transaction (PLN\/m\u00b2)<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr><td class=\"cmq126en-highlight\">Warsaw<\/td><td class=\"cmq126en-highlight\">18,055.84<\/td><td>18,919.02<\/td><td>16,393.20<\/td><\/tr>\n<tr><td>Krak\u00f3w<\/td><td>16,859.05<\/td><td>16,566.48<\/td><td>15,110.04<\/td><\/tr>\n<tr><td>Gda\u0144sk<\/td><td>16,432.07<\/td><td>16,260.55<\/td><td>13,870.05<\/td><\/tr>\n<tr><td>Wroc\u0142aw<\/td><td>15,443.80<\/td><td>13,546.67<\/td><td>12,632.07<\/td><\/tr>\n<tr><td>Pozna\u0144<\/td><td>13,778.05<\/td><td>12,378.17<\/td><td>10,676.57<\/td><\/tr>\n<tr><td>\u0141\u00f3d\u017a<\/td><td>11,562.86<\/td><td>8,983.77<\/td><td>7,970.83<\/td><\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n\n<p class=\"cmq126en-source\">Data source: National Bank of Poland (NBP), BaRN residential property price database, Q1 2026 data. Own compilation based on NBP data.<\/p>\n\n<\/div>\n\n<script class=\"nowprocket\" data-cfasync=\"false\" data-no-minify=\"1\" src=\"https:\/\/cdnjs.cloudflare.com\/ajax\/libs\/Chart.js\/4.4.1\/chart.umd.min.js\"><\/script>\n<script class=\"nowprocket\" data-cfasync=\"false\" data-no-minify=\"1\">\n(function () {\n  var cmq126en_attempts = 0;\n  var cmq126en_maxAttempts = 100;\n  var cmq126en_interval = setInterval(function () {\n    cmq126en_attempts++;\n    if (typeof Chart !== 'undefined') {\n      clearInterval(cmq126en_interval);\n      cmq126en_renderCharts();\n    } else if (cmq126en_attempts >= cmq126en_maxAttempts) {\n      clearInterval(cmq126en_interval);\n    }\n  }, 100);\n\n  function cmq126en_renderCharts() {\n    try {\n      var elA = document.getElementById('cmq126en-chart-primary');\n      if (elA) {\n        var labelsA = ['Warsaw', 'Krak\u00f3w', 'Gda\u0144sk', 'Wroc\u0142aw', 'Pozna\u0144', '\u0141\u00f3d\u017a', '7 cities (average)'];\n        var dataA = [18055.84, 16859.05, 16432.07, 15443.80, 13778.05, 11562.86, 15636.93];\n        new Chart(elA.getContext('2d'), {\n          type: 'bar',\n          data: {\n            labels: labelsA,\n            datasets: [{\n              label: 'Offer price (PLN\/m\u00b2)',\n              data: dataA,\n              backgroundColor: labelsA.map(function (l) { return l === 'Warsaw' ? '#e67a2d' : '#131F49'; }),\n              borderRadius: 3\n            }]\n          },\n          options: {\n            indexAxis: 'y',\n            responsive: true,\n            maintainAspectRatio: false,\n            scales: {\n              x: { ticks: { font: { size: 11 } } },\n              y: { ticks: { font: { size: 11 } } }\n            },\n            plugins: {\n              legend: { display: false },\n              tooltip: {\n                callbacks: {\n                  label: function (ctx) {\n                    return 'PLN ' + Math.round(ctx.raw).toLocaleString('en-US') + '\/m\u00b2';\n                  }\n                }\n              }\n            }\n          }\n        });\n      }\n    } catch (e) {}\n\n    try {\n      var elB = document.getElementById('cmq126en-chart-trend');\n      if (elB) {\n        new Chart(elB.getContext('2d'), {\n          type: 'line',\n          data: {\n            labels: ['Q2 2024', 'Q3 2024', 'Q4 2024', 'Q1 2025', 'Q2 2025', 'Q3 2025', 'Q4 2025', 'Q1 2026'],\n            datasets: [\n              {\n                label: 'Warsaw',\n                data: [18676.78, 18709.03, 18675.05, 18491.85, 18385.54, 19100.27, 18895.79, 18919.02],\n                borderColor: '#e67a2d',\n                backgroundColor: 'rgba(230,122,45,0.12)',\n                borderWidth: 3,\n                tension: 0.25\n              },\n              {\n                label: '7 cities (average)',\n                data: [14683.21, 14625.19, 14486.59, 14918.18, 14905.61, 15116.27, 14994.98, 15138.16],\n                borderColor: '#131F49',\n                backgroundColor: 'rgba(19,31,73,0.08)',\n                borderWidth: 2,\n                tension: 0.25\n              }\n            ]\n          },\n          options: {\n            responsive: true,\n            maintainAspectRatio: false,\n            scales: {\n              y: { ticks: { font: { size: 11 } } },\n              x: { ticks: { font: { size: 11 } } }\n            },\n            plugins: {\n              legend: { position: 'top', labels: { font: { size: 11 } } }\n            }\n          }\n        });\n      }\n    } catch (e) {}\n  }\n})();\n<\/script>\n","protected":false},"excerpt":{"rendered":"<p>In Q1 2026, the average offer price per square meter on Warsaw&#8217;s primary housing market rose to PLN 18,055.84, while the secondary market average climbed to PLN 18,919.02. At the same time, the average transaction price on Warsaw&#8217;s secondary market fell 2.2% quarter on quarter, to PLN 16,393.20 \u2014 a widening gap between what sellers [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":2093,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":"","jetpack_publicize_message":"Warsaw\u2019s housing market entered 2026 with a growing gap between sellers\u2019 expectations and the prices buyers are actually paying.\n\nAverage offer prices on the capital\u2019s primary market rose to PLN 18,055.84 per square metre in Q1, while secondary-market asking prices reached PLN 18,919.02 per square metre. Yet the average transaction price on the secondary market fell by 2.2% quarter on quarter to PLN 16,393.20 per square metre.\n\nThe figures suggest that buyers are increasingly negotiating discounts, even as headline asking prices remain high. Warsaw continues to lead Poland\u2019s residential market, ahead of Krak\u00f3w, Gda\u0144sk and Wroc\u0142aw.\n\n#Warsaw #RealEstate #HousingMarket #Poland #PropertyMarket","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":false,"jetpack_social_options":{"image_generator_settings":{"template":"highway","default_image_id":0,"font":"","enabled":false},"version":2}},"categories":[1],"tags":[2690,166,167,70,73,3263,64,74,2941,82,71],"class_list":["post-6138","post","type-post","status-publish","format-standard","has-post-thumbnail","category-news","tag-gap","tag-gdansk","tag-gdynia","tag-krakow","tag-lodz","tag-nbp","tag-poland","tag-poznan","tag-vat","tag-warsaw","tag-wroclaw"],"jetpack_publicize_connections":[],"_links":{"self":[{"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/posts\/6138","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=6138"}],"version-history":[{"count":1,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/posts\/6138\/revisions"}],"predecessor-version":[{"id":6139,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/posts\/6138\/revisions\/6139"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/media\/2093"}],"wp:attachment":[{"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/media?parent=6138"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/categories?post=6138"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/tags?post=6138"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}