Poland’s property market has witnessed a significant shift, with Kraków overtaking Warsaw as the country’s most expensive city for residential property, according to data from Otodom published by RMF24.
In September, the average price of flats sold in Kraków reached 17,828 złoty per square metre, exceeding not only Warsaw’s figures but also sitting more than 5 per cent above Kraków’s average asking price. The southern city recorded similar levels to the record highs seen in March 2025, as did Poznań.
The capital, by contrast, saw average selling prices of 17,767 zł per square metre in September – a substantial 1,916 zł below the average asking price of 19,683 zł per square metre, the largest gap among the seven major cities analysed.
High-end properties driving Kraków’s surge
Katarzyna Kuniewicz, director of market research at Otodom, explained that the relationship between selling and asking prices largely reflects which types of properties are actually finding buyers. When cheaper flats sell more frequently, relatively more expensive properties remain on the market. Conversely, if demand concentrates on higher-priced housing, as happened in Kraków in September, this relationship reverses.
Kuniewicz noted that in the first half of the year, developers mainly launched expensive projects, which pushed up average asking prices. The third quarter brought a change in strategy.
“Only once in the last six years have we seen a quarter as surprising in terms of the relationship between average prices as the third quarter of 2026 – and that was a year ago. After three quarters of expensive launches, the third quarter saw developers supplementing their offerings with relatively cheaper projects,” Kuniewicz said.
Across the seven main markets, the average price of new flats introduced for sale in the third quarter stood at 15,869 zł per square metre – below both the average asking price (16,231 zł per square metre) and the average price of developer flats sold during the period (16,101 zł per square metre). According to the report’s authors, this is the first signal that developers are adding more affordable housing from the popular segment.
Regional variations and price trends
The Tri-City area (Gdańsk, Gdynia and Sopot) also recorded high selling prices, averaging 17,288 zł per square metre, approaching the average asking price for developer properties of 17,805 zł per square metre, though still below the record level from June.
In Poznań, average selling prices remained at 13,466 zł per square metre in September, staying within the 12,900 to 13,500 zł range throughout the year and below the average developer asking price of 14,138 zł per square metre.
Wrocław and Katowice saw average selling prices remain nearly unchanged from August, at 14,781 zł and 12,224 zł per square metre respectively. In Katowice, nominal asking prices have remained virtually flat for a year at 12,634 zł per square metre, which represents a real-terms decline given inflation exceeding 3 per cent.
Nationwide, data from GUS (Poland’s statistical office) showed that residential property prices rose by an average of 1.5 per cent quarter-on-quarter in the second quarter of 2026. The Opole voivodeship recorded the fastest growth at 2.9 per cent, while Wielkopolska saw the smallest increase at 0.5 per cent.
What this means for Poles in the UK
For Poles living in the UK who are considering property investment or relocation back to Poland, these market shifts carry practical implications. Kraków’s overtaking of Warsaw signals strong demand in Poland’s second city, potentially driven by quality of life factors and a growing economy outside the capital.
Those looking to purchase property in Poland should note that developers are beginning to introduce more affordable projects after a period of premium launches, which may create opportunities in the coming months. However, with nationwide price growth at 1.5 per cent per quarter and inflation above 3 per cent, real purchasing power varies significantly by location.
For anyone planning to sell UK property to invest in Poland, the current exchange rate and local market conditions in specific voivodeships should be carefully assessed. Regions such as Opole and Świętokrzyskie saw the strongest quarterly growth, while markets like Katowice are experiencing real-terms price declines. Property buyers should consult local market data on Otodom and GUS for the most current information before making investment decisions.
