October surprise on the housing market. Where have prices gone up and where have they fallen?

October brought mixed signals on the primary market. Preliminary data indicate that the offer prices of new apartments recorded a slight decline, although the movements in average prices largely depended on new development projects introduced this month.

– In September, we were excited when the prices of all apartments offered by developer companies were revealed. Among other things, came to light: prices of luxury apartments. In October, movements in average prices per square meter were again mainly due to changes in the structure of developers’ price offers. And these were different for different cities – notes Marek Wielgo, an expert of the RynekPierwotny.pl portal.

The October market remains diversified – the location, standard and type of investment still determine which apartments become more expensive and which become cheaper.

October apartment prices – preliminary data

According to preliminary data from BIG DATA RynekPierwotny.pl, Kraków and Poznań were the only metropolises where it increased by 1%. average price per square meter of apartments offered by developers.

– In both cases, it was the result of introducing expensive apartments for sale. For example, in Krakow their average price per square meter was PLN 18,500. PLN, and in Poznań – PLN 16,000. zloty. As a result, the average for all premises on offer was PLN 16.7 thousand at the end of October. PLN and 13.6 thousand PLN per square meter – says Marek Wielgo.

In other large cities, developers focused mainly on cheaper apartments. As a result, the average price per square meter of available premises decreased by 1%. in Tricity, reaching just under 17,000. PLN/sq m, and in Wrocław – up to approximately PLN 15.2 thousand. PLN/m2. It is worth recalling that in September in the capital of Lower Silesia the average price increased by as much as 4%, mainly due to the disclosure of price lists for luxury apartments.

– While in the Tricity the average dropped below 17,000 in October. PLN, it is unlikely that in Warsaw it will go down to the August level, i.e. below PLN 18,000. PLN per square meter. We are happy that apartment prices in the capital have maintained the level from September (approx. PLN 18,400/sq m), the expert notes.

Preliminary data from BIG DATA RynekPierwotny.pl indicate that October was a month of stable apartment prices not only in Warsaw, but also in Łódź (approx. PLN 11.3 thousand/sq m) and in the cities of the Upper Silesian-Zagłębie Metropolis (up to approx. PLN 11.2 thousand/sq m).

Expert: “There is no longer a metropolis where the increase would be double-digit”

October 2025 brought further signals of stabilization on the primary market, although local differences in price dynamics remain noticeable.

– Comparing the average prices per square meter of new apartments from October this year and the same period last year, it is worth noting that there is no metropolis where the increase would be double-digit. Łódź is the first metropolis where for two months the average has been lower than a year ago (in October – 2%), notes Wielgo.

As he points out, after ten months in the competition for the title of the most price-stable metropolis in 2025, there have been no significant changes. Kraków is still in second place (2%), and third ex aequo – Warsaw, Poznań and the Upper Silesian-Zagłębie Metropolis (3%). In Wrocław, the change in the average price per square meter of new apartments over a 12-month period was 4% in October, and in Tricity – 9%. (in September it was as much as 11%).

– We have been writing about this metropolis for a long time that it is specific due to its proximity to the sea. A lot of very expensive apartments are being built there near the Bay of Gdańsk and in Śródmieście, which has caused the long-time runner-up in the ranking of the most expensive metropolises in Poland – Kraków – to be pushed to third place by the Tricity – comments an expert from the RynekPierwotny.pl portal.