The Polish housing market is booming. Prices have gone crazy in these cities

The average price per square meter of new apartments in Warsaw is approaching the symbolic barrier of PLN 20,000. PLN – according to data from the RynekPierwotny.pl website.

As preliminary data from BIG DATA RynekPierwotny.pl show, in the first four months of 2026, the average price of a square meter in Warsaw increased more than in almost the previous two years. At the same time, the beginning of the year brought acceleration in growth also in several other metropolises.

– However, the source of this acceleration is not massive price increases in individual investments, but an increasingly visible change in the supply structure. Cheaper apartments are quickly disappearing from the offer, and their place is taken by new projects in higher price ranges, often addressed to more affluent customers who are less dependent on credit, says Marek Wielgo, an expert at the RynekPierwotny.pl portal.

Warsaw is getting closer to the psychological border

In April 2026, the average price per square meter of apartments offered by developers in Warsaw exceeded PLN 19.7 thousand. zloty. This is an increase of 1%. month to month, nearly 7 percent. since the beginning of the year and about 10 percent year to year.

Importantly, such a large increase in the average occurred in just four months – it was greater than the total increase in almost two previous years.

– Breaking the 20,000 level PLN per square meter may have not only economic but also psychological significance – as a new reference point influencing the price expectations and decisions of both developers and buyers – comments Marek Wielgo.

The expert explains that the level of 20,000 PLN begins to act as a price anchor when valuing new investments.

– Projects offered below this limit may be perceived as relatively attractive, even if they were considered expensive until recently. At the same time, it makes it easier for developers to justify higher prices in new projects, especially in the high-standard segment, where the reference point moves up along with the market average – point out experts from the RynekPierwotny.pl website.

In their opinion, this threshold also influences buyer behavior.

– Some buyers may accelerate their purchase decisions for fear of the market permanently entering a higher price level. Others are beginning to accept higher rates as the new norm, correcting their expectations regarding the size, location or standard of the apartment. As a result, the perception of what is considered expensive and what is acceptable on the market is changing, notes Wielgo.

Poznań is clearly accelerating

Poznań remains the second market where prices are growing faster than in most large cities.

In April, the average price per square meter of apartments offered by developers increased there by 1%. month to month and amounted to approx. 14.3 thousand zloty.

– On an annual basis, this means an increase of 6%. Here, too, more expensive investments, introduced to the offer with a relatively limited supply of popular apartments, have an increasing impact on the average level – notes Wielgo.

The other metropolises are noticeably calmer

In other large cities, price dynamics remain significantly lower. In many cases, monthly changes have been within stable limits for several months.

In the Tricity, April was another month without changes – the average price remained at approx. PLN 17.7 thousand. PLN per square meter While year-on-year growth remains strong, in the short term the market has slowed down after a highly volatile 2025.

The situation is similar in Kraków and Wrocław. In the capital of Małopolska, the average price is approx. PLN 17.1 thousand. PLN per square meter, and in Wrocław – approx. PLN 15.3 thousand. zloty. In both cities, annual increases do not exceed 3%.

Stabilization where there are many apartments

The greatest stabilization can be seen in Łódź and in the cities of the Upper Silesian-Zagłębie Metropolis.

In Łódź, the average price per square meter in April was approximately PLN 11,600. PLN and was only slightly higher than a year earlier. The large number of apartments on offer means that prices there remain practically unchanged.

A similar situation persists in the cities of the Upper Silesian-Zagłębie Metropolis, where the average price has been fluctuating around PLN 11,200 for over a year. zloty.

– Where the offer of apartments is large and sales clearly do not keep up with the supply, average prices stop rising. This is best seen in Łódź and in the cities of the Upper Silesian-Zagłębie Metropolis – notes Marek Wielgo.

Preliminary data for April show clear market stratification. Warsaw and – to a lesser extent – Poznań are accelerating due to the influx of more expensive offers, while the remaining metropolises operate in conditions of stabilization, which in some cases has lasted for over a year.