Land Prices for Residential Development in Poland — Planning Reform and Lex Deweloper

Building land for residential development in Poland continues to appreciate even as the finished flat market slows. Planning reform and changes to the developer special act — colloquially known as Lex Deweloper — are reshaping the investment landscape. Below we analyse what is changing and how it will affect flat prices in the years ahead.

Key fact: Poland's planning reform is changing the rules for building permits — developers must align their land acquisition strategies with new local zoning plan requirements.

Why are land prices rising despite a market slowdown?

Building land prices are rising for several reasons: a limited supply of attractive urban plots, increasing construction costs (materials and labour), and landowner expectations of further appreciation. Developers planning projects several years in advance are buying land now — in anticipation of demand in 2027–2028. This creates upward price pressure even during the current softness in flat sales volumes.

What does the planning reform change?

The Spatial Planning and Development Act, amended in 2023, is progressively limiting the ability to obtain building permits for land without a Local Development Plan (MPZP). The aim is for every municipality to be covered by an MPZP — meaning construction without a plan will become substantially harder. For developers seeking land this means verifying whether a plot is covered by a plan and what uses it permits is now essential due diligence.

Lex Deweloper — what remains of the special act?

The housing special act (Lex Deweloper) allowed residential development on industrial, service or former military sites, bypassing the MPZP requirement. After legislative amendments its scope was narrowed. Plots that were safe development assets a few years ago now require legal due diligence before purchase. Any land transaction should be reviewed by a lawyer specialising in Polish real estate law.

What does this mean for flat buyers?

Rising land costs feed indirectly into the price per square metre of new flats. Where planning reform restricts land availability, new flat supply may fall — and at stable demand levels that translates into higher prices. Buyers wondering when to enter the market should factor this structural driver into their planning horizon.

How to choose the right moment and location

Before buying a new flat verify that the developer holds a final and enforceable building permit — this confirms that all land and planning issues are resolved. Avoid projects still awaiting permits if your timeline is tight. The Mokko Real Estate team helps clients assess risk and identify projects with a clean legal status.