Warsaw real estate market — prices, rental yield and trend
- Average price: $6,099 / m²
- Gross rental yield: 4.66%
- 12-month price change (USD): -7.7%
- Net rental yield: 4.26%
- Transaction cost: 3.3%
- Price basis: local-market average
Residential property in Warsaw averages $6,099 per square metre — -7.7% in dollar terms over twelve months, so a dollar buyer pays less than a year ago. That makes it the 22nd most expensive of the 131 markets in the set. In local currency the same twelve months read -1.7%; the 6-point gap is the exchange rate, not the housing market.
What a buyer pays in Warsaw
The $6,099 figure is a local-market average across all residential property types: a flat in a prime district sits well above it, an older unit on the edge of the market well below. Buying costs — transfer tax or stamp duty, notary, registration and agency — come to about 3.3% of the price here. On a 100 m² apartment at the average price that is roughly $20,127 on top of the $609,915 purchase price. That is below the 9.5% median across the set, which shortens the time it takes for a purchase to break even. Against the Poland national average of $3,814, Warsaw carries a 59.9% premium — the gap between this market and the country as a whole.
What it earns
A square metre lets for about $23.7 a month. Against a purchase price of $6,099 per square metre that is 4.7% gross, before tax. Both figures come from the same source and the same period, so you can check the arithmetic yourself. It ranks 102nd of 151 markets by gross yield. Rental income is taxed at 8.5%, which takes the yield down to 4.3% net. The 0.4-point difference between the gross and net figure is the part most listing sites leave out.
How the tax works. Private residential letting is taxed under the lump-sum regime (ryczalt) on gross rent with no cost deductions: 8.5% up to PLN 200,000 a year and 12.5% above (PwC: threshold raised from PLN 100,000). Non-residents are taxed on Polish-source income. USD 1,000-3,000 a month (about PLN 47,000-140,000 a year) stays under the threshold, so 8.5% of gross rent. Note: Global Property Guide still quotes the old PLN 100,000 threshold. Source: PwC Tax Summaries Poland, last reviewed 2026-08-11.
How this figure is built
The price figure for Warsaw is built from asking prices from listings. It was last refreshed on 2026-10-15. We rate our confidence in this market’s data low — treat the figures as indicative and check them before acting. We recompute every market the same way, which is what lets Warsaw be compared with a country average or another city.
Sources: Numbeo Warsaw · numbeo.com · strefainwestorow.pl. Snapshot: 2026-10-15.
Related markets: Poland