Warsaw tops Poland’s city price ranking at PLN 16,393/m² in Q1 2026

Poland’s city price map still splits sharply

Warsaw remains the priciest major market in Poland, with the Q1 2026 secondary-market average at PLN 16,393/m². Kraków follows at PLN 15,110/m², then Gdańsk at PLN 13,870/m². That top end is still far above the country’s median city level of PLN 9,378/m².

At the other end of the ranking, Łódź comes in at PLN 7,971/m², the cheapest city in this dataset. Bydgoszcz is next at PLN 8,033/m², then Katowice at PLN 8,054/m², Kielce at PLN 8,125/m², and Zielona Góra at PLN 8,528/m².

The Q1 2026 ranking

The gap between the top and bottom of this eight-city ranking is wide: Warsaw is more than double Łódź’s level, and even the fifth-place city, Gdynia, sits well above the national median of PLN 9,378/m².

What the data says about the market

The ranking is not a neat north-south or east-west story. It is a capital-and-coast story first. Warsaw stands alone at the top, Kraków is the only other city above PLN 15,000/m², and Gdańsk keeps the Tricity market in the upper tier. Wrocław and Gdynia both remain above PLN 12,000/m², while the rest of the list drops closer to the national middle.

The lower end is clustered tightly. Łódź, Bydgoszcz and Katowice are separated by only PLN 83/m² from the cheapest to the third-cheapest city in the dataset. That is a narrow band compared with the gap between Warsaw and Kraków of PLN 1,283/m².

Why this ranking matters for readers

For expats and foreign buyers, the ranking is a fast reality check. It shows where the market is most expensive on the secondary market, not what developers are asking for new units. It also shows that Polish city prices are not moving in one block: a budget that reaches the middle of the chart in one city can land you near the bottom in another.

City-by-city spread: the expensive end versus the cheap end

Most expensive cities in Q1 2026

• Warsaw — PLN 16,393/m²
• Kraków — PLN 15,110/m²
• Gdańsk — PLN 13,870/m²
• Wrocław — PLN 12,632/m²
• Gdynia — PLN 12,357/m²

Most affordable cities in Q1 2026

• Łódź — PLN 7,971/m²
• Bydgoszcz — PLN 8,033/m²
• Katowice — PLN 8,054/m²
• Kielce — PLN 8,125/m²
• Zielona Góra — PLN 8,528/m²

The spread tells a simple story: Poland’s big-ticket cities are concentrated at the top, but several mid-sized markets stay close to the lower end of the national range.

Developer register: new-build names to watch

The city ranking is a secondary-market picture. For new-build supply, the asking-price side of the market comes from developer register entries. Four developers on our register are worth keeping on a radar for buyers tracking Warsaw and nearby pipeline names:

• Syrena X Sp. z o.o.
• Varsovia Development Spółka z Ograniczoną Odpowiedzialnością
• GOMIKO 1 SPÓŁKA Z OGRANICZONĄ ODPOWIEDZIALNOŚCIĄ
• Argali Homes 2 Sp. z o.o.

These are asking prices for new-build units, so they should not be mixed up with the NBP BaRN transaction figures above.

For a broader market view, see the Housing market page.

Practical takeaway

If you are price-shopping across Polish cities, Q1 2026 still gives you a clear map: Warsaw and Kraków sit in a different bracket, Gdańsk and Wrocław remain expensive, and Łódź, Bydgoszcz and Katowice are still clustered near the lower end. The national median of PLN 9,378/m² sits below the top five and above the bottom five, which makes it a useful midpoint for quick comparisons.

For location-specific checks, use the city ranking first, then move to street-level exploration when you need the local picture. City averages are a blunt tool; they show the market tier, not the exact price on a given block.