Villa is not enough, i.e. where the richest Poles want to live

Premium does not mean the same. Just a decade ago, it was enough to have 100 sq m. In the center of Warsaw, preferably on the top floor of one of the skyscrapers, so that the property can be considered luxurious. Today it is rather a synonym for a solid standard. Because the luxury was defined again.

It is not enough to have – you have to have something that others do not have. Silence, privacy, green. Concierge, who will solve problems before the owner manages to name them. An architect with a name who designed not only the interior, but also a view from the window. A car elevator? This is not extravagance, but the basic equipment in the most desirable investments. Shelter? He also appears on the list of investors’ expectations. Market experts argue that it was echoes of pandemic and restless times that paradoxically exacerbated the appetites of the rich for privacy and independence.

Polish premium scene – from apartment to residence with a soul

Warsaw Powiśle, Górny Mokotów and Wilanów are still holding tight, but investors are also more and more willing to look at the “new classics” – like Foksal 13/15 or Park Lane at Łazienki, where history meets design and amounts with six zeros. A square meter can be more expensive here than in Barcelona, ​​and the house with its own SPA, cinema room and cuisine greater than the average M expenses of PLN 10-25 million.

The secondary premium real estate market is also developing dynamically, and the topic experts even talk about a quiet revolution. Pre -war villas, palaces with colonnade, farms near the forest (especially if they have commercial potential) disappear from the market faster than the conservator manages to spread their hands. Because this is not a sentiment, but a cool calculation: a monument with a soul that can be rented, turns into a boutique hotel or an event space, it begins to be an asset, not a ballast.

Objects are most often bought between the ruin and revitalization – those that can still be adapted to your vision, but without having to re -place walls. Problem? No professionals. The market does not keep up with teams capable of maintaining an object from 1923, in which the pipes are not made of plastic and the walls breathe. In addition, conservators – with an official pace and a list of prohibitions longer than a notarial deed. But there are plenty of volunteers.

Poles in the south of Europe are buying for cash

Fashion on real estate in southern Europe is ongoing. Spain, especially Costa del Sol and Balearia, experiences the invasion of Polish capital. This is no longer an escape to paradise from the travel agency catalog. This is an investment: in style, in security, in the western address. Not only are buying celebrities and businessmen from the headlines, but also those who prefer to stay in the shade.

One of the most significant players here is Cordia Polska, which in Fuengirola on the Costa del Sol coast implements the Jade Tower project: 116 apartments or penthouses, located 100 m from the beach, with private SPA, coworking, cinema room and BREEAM certificate (the building minimizes energy consumption by up to 70 %). The price starts from around 617,000 euros, penthouses – from 1 050,000 euros.

Wealthy Poles, unlike the British or Germans, buy real estate for cash, without a mortgage, which in the context of the foreign market, e.g. Spain, makes them very attractive clients. The latest data from Registradores de España shows that only in the first quarter of 2025 our compatriots bought almost a thousand houses and apartments on the Iberian Peninsula. It’s almost a quarter more than a year ago. In total, they already have over 12.5 thousand. Prices of private transactions reach several million euros.

Mikrotrendy on the premium real estate market

Although glass blocks with terraces and swimming pools dominate in the pictures from luxury estates, the market says something completely different. Young and very wealthy, usually from the industry of new technologies or e-commerce, do not want marbles and gold handles. Their style is Scandinavian minimalism, architectural concrete, great glazing and a compulsory – intelligent home. Energy management systems, curtains reacting to light, applications controlling watering plants – this is no longer a fad, but a base inscribed in the offer. For the 50+ generation, the house must still look “decent” – columns, stable furniture, gilding and billiard table.

Both generations are connected by one: green luxury. Photovoltaics, heat pumps, own water sources, and sometimes even microbiogas plants, i.e. processing organic matter into biogas and electric and heat – treated as curiosities in 2019, today they are a requirement. Buyers from abroad – mainly Germany and Scandinavians – first ask about energy efficiency and carbon trace, and only then about the area.

Privacy has also become a completely new luxury – literally: “Zero neighbors”. There are enclaves in fashion – a maximum of a dozen or so houses, with their own protection, monitoring, and sometimes a private access road. Closed minisplusities are displaced by the “premium blocks”, which investors today treat as a mistake from the early 2010. The word “apartment building” disappears more and more often from development materials – its place is taken by the term “boutique living”: intimate, individually designed spaces, where the interior architect is as important as the host architect.

Where is the premium real estate market going?

Just a decade ago, luxury real estate was bought for capital deposits and securing assets. Today they are bought for yourself and for show. The house must not only guarantee comfort, but also say something about the owner: that he knows architecture and design, he is not indifferent to climate change. The buyer himself is also changing – less and less often a representative of the “old industry”, more often someone who made himself. These are people from IT, start-ups, e-commerce or logistics. Younger, more pragmatic, less sentimental. So the purchase style changes: less negotiations, more requirements for architects and advisers.

– Premium real estate market in Poland definitely matures. Today, luxury is not so much a villa with a swimming pool on the outskirts of the city as a personalized space in which every detail matters – says Maja Śmichura, Architect Manager Deer Design. – Katriers invest in real estate with potential – apartments in the center of cities, historic tenements or modern penthouses – and then entrust them with finishing specialists. The choice falls on an individual project, which combines top -class materials, often downloaded from Italy, Spain or Portugal, with precise craftsmanship. Hand -painted stucco, solid wood finishes, illuminated stone, non -standard storage solutions – this is everyday life in this category. Functionality is also indispensable: intelligent lighting systems, energy -saving technologies, perfectly planned most important zones, as well as those less popular, i.e. relaxation and work – adds the expert. Customers expect the “hotel five -star interior” effect, but created only for them. In the new luxury, not the meters, but values ​​will be the most important.