Warsaw

In 2025, Warsaw’s housing market is stabilizing after a period of rapid price increases, driven by strong demand and limited supply. About 85% of Warsaw residents own their homes, while only around 15% rent, making it one of the most homeowner-centric capitals in Europe. The **median price to buy an apartment** is roughly €3,750 per square meter citywide (PLN 16,459/€4.39), with new builds—especially in central districts—costing up to €5,130 per square meter. **Median rent** for a mid-sized apartment ranges from €14.50 to €21.50 per sqm per month, with recent months showing mild rent declines due to increased supply.

**Publicly owned housing** (municipal, or “council” flats and social housing) makes up less than 6% of the housing stock in Warsaw. Social housing and council housing are not identical: social housing is strictly for the most vulnerable, with capped rents at half the lowest municipal rate and poorer conditions; council (municipal) flats serve low- to moderate-income groups at adjusted but higher rents, and sometimes indefinite leases. Additionally, Warsaw has expanded innovative models like the Social Rental Agency, which intermediates between private owners and tenants needing affordable rentals.

Warsaw faces an ongoing shortage of affordable, high-quality rental units, with public housing supply unable to meet growing urban demand. The city’s market is thus dominated by private property ownership and limited, highly targeted public sector housing.

Warsaw faces a persistent housing crisis characterized by a significant shortfall in available homes, with Poland’s overall deficit estimated between 1.5 and 2.2 million units. Despite record construction activity, the pace of new housing supply has recently slowed, with a 7% annual decline in new projects at the start of 2025. Prices for residential properties in Warsaw have surged by roughly 14% over the past year, reaching around €3,750–€3,900 per square meter, with new builds in central areas far exceeding this range. Rental prices, though rising at a slower pace, remain high relative to incomes, and quality, affordable rentals are in especially short supply.

The crisis is most acute for specific groups: young adults face challenges in achieving independence due to high entry prices, reflected in Poland's high parental cohabitation rate and an average age of 28 for leaving the family home. Lower-income families, urban residents, and newly arrived migrants/war refugees are particularly vulnerable, often squeezed by high rents and limited public housing access. Overcrowding affects nearly one-third of households, well above the EU average, while nearly 12% of dwellings lie unoccupied, indicating a mismatch between available and usable stock. The rental sector is underdeveloped, and public, municipal, or cooperative housing accounts for only a small fraction of the city’s total inventory, leaving most low- and moderate-income residents exposed to volatile private market conditions.

Warsaw’s city administration addresses affordable and sustainable housing through several targeted programs and investments. The city plans to build at least 600 new municipal housing units in the coming years via district-level projects, and over 1,400 additional flats through Communal Building Societies. Social housing will expand by 3,000 new units, with a major focus on improving standards, including renovating all technically suitable uninhabited city flats and modernizing plumbing and heating—phasing out coal-based heating in favor of central or gas systems.

The administration’s five-year housing management strategy prioritizes more flats, higher standards (such as connecting units to the heating network and modernizing facilities), renovation of vacant units, and a total elimination of coal heating in municipal homes. There is also a financial reserve of about €9.1 million dedicated to renovations. New development is being combined with sustainability goals, like constructing plus-energy buildings utilizing renewable energy sources.

On the policy side, Warsaw benefits from national remedies: the #naStart program helps reduce mortgage interest rates for buyers, and substantial central government allocations—over €985 million in recent years—support the creation of energy-efficient, thermomodernized buildings. Public-private partnerships and concessions are being employed to further expand housing supply. Additionally, the city is scaling up Social Rental Agencies to provide more affordable rentals by mediating between private owners and those in need.

Housing cooperatives in Warsaw currently represent a diminishing but still tangible sector within the city’s housing market, with estimates indicating that cooperatives account for approximately 17% of the total housing stock, but considerably less in new developments—under 3% of units built yearly. Historically significant, cooperatives now contribute only a marginal share to new supply, which is highly concentrated in select neighborhoods. The sector faces ongoing stagnation: most cooperative units date from the mid-20th century, and new starts remain very limited.

Recent years have seen attempts to revive the cooperative model, spurred by state and city policies focused on expanding affordable and energy-efficient housing options. National and municipal law now provide incentives for cooperative formation, including access to preferential land tenders, installment payment options, and crediting arrangements. Programs like the Social Rental Housing Construction Programme offer favorable financing for both cooperatives and social housing associations, supporting the construction of new units. Despite these measures, the overall impact is modest, as private ownership and developer-driven construction dominate Warsaw’s housing landscape.

The city encourages cooperative development through regulatory facilitation, financial instruments, and inclusion in strategic planning, but the share and influence of cooperative housing remain modest within the broader context of municipal and affordable housing initiatives. Growth prospects are cautious, with current efforts unlikely to reverse the sector’s declining trend without further substantial support.