Not Warsaw anymore. This city has overtaken the capital in terms of apartment prices

Otodom’s report for the third quarter of 2026 shows a change in developers’ offers. After months of introducing expensive investments, companies began to supplement it with premises from a lower price segment. However, this does not mean the same changes in all markets.

Return on the real estate market. Apartment prices are the highest in Krakow

In September, the average price of apartments sold in Krakow was PLN 17,828/sq m. According to Otodom, for the first time it was higher than in Warsaw, where it reached PLN 17,767/sq m. The difference between the cities was PLN 61 on the metro.

At the same time, the Krakow result was over 5 percent higher. higher than the average offer rate in this city. In Warsaw, the relationship was the opposite: the average price of apartments on offer was PLN 19,683/sq m, i.e. PLN 1,916 more than the apartments sold. This is the largest difference among the seven analyzed markets.

Why are sold apartments more expensive than those offered?

As Katarzyna Kuniewicz, director of market research at Otodom, explains, the sales structure is important. When buyers are primarily found in cheaper apartments, a larger share of more expensive apartments is offered. When buyers more often choose a higher price segment, the average price of the units sold may exceed the asking price.

According to the expert, this second scenario occurred in Krakow in September. An increase in the average price of apartments sold does not necessarily mean that all apartments have increased in price to a similar extent.

Developers introduce cheaper apartments. What do the numbers show?

In seven main markets, the average price of apartments put on sale in the third quarter was PLN 15,869/sq m. It was lower both than the average offer rate, which reached PLN 16,231/sq m, and than the average price of apartments sold in this period – PLN 16,101/sq m.

The authors of the report interpret this as the first signal that the offer will be supplemented with cheaper premises from the popular segment. In the first half of the year, developers introduced mainly more expensive projects to the real estate market, which increased the average asking price.

Tricity close to Krakow. September decline in the capital

In the Tricity, the average price of apartments sold in September was PLN 17,288/sq m, with an offer rate of PLN 17,805/sq m. The result remained below the record from June.

In Warsaw and Łódź, the average prices of apartments sold decreased compared to August. Kuniewicz points out, however, that this occurred after the record results from the previous month.

In Poznań, the average price of apartments sold reached PLN 13,466/sq m, and the asking price was PLN 14,138/sq m. In Wrocław and Katowice, the prices of sold premises remained almost at the August level: PLN 14,781 and PLN 12,224/sq m, respectively.

Central Statistical Office: prices increased in all voivodeships

A separate picture is presented by the Central Statistical Office data for the second quarter of 2026. The prices of residential premises in Poland then increased by an average of 1.5%. compared to the first quarter. The highest increase was recorded in the Opole Voivodeship – 2.9%. The next ones were Świętokrzyskie with a result of 2.4%. and Pomeranian Voivodeship – 2.3 percent The smallest increase, by 0.5%, occurred in Greater Poland. These data refer to an earlier period than Otodom’s September ranking.