Secondary Market Prices in Poland: Kraków Catches Up with Warsaw — September 2026 Data
Secondary market home prices in Poland practically stabilised in September 2026, but the picture varies from city to city. Kraków unexpectedly took the lead in growth and came very close to Warsaw in average asking prices per square metre.
According to GetHome.pl, the average price per square metre on the secondary market in Kraków reached PLN 18,000 in September, up almost 6% in a month. In Warsaw the same figure was PLN 18,100. The gap between the country’s two largest markets narrowed to a symbolic PLN 100 per sq. m.
How much does a secondary-market home cost in Poland’s major cities in September 2026?
Here are the current average asking prices for the key cities, based on the GetHome.pl analysis:
- Warsaw — PLN 18,100 per sq. m
- Kraków — PLN 18,000 per sq. m
- Tri-City (Gdańsk, Gdynia, Sopot) — PLN 17,600 per sq. m
- Wrocław — PLN 14,600 per sq. m
- Katowice — PLN 12,100 per sq. m
- Poznań — PLN 12,000 per sq. m
- Łódź — PLN 9,100 per sq. m
In most cities prices stayed at August levels. The exceptions are Kraków, which recorded a noticeable jump, and Łódź, where the price fell by about 2%.
Why did prices in Kraków rise so sharply?
GetHome.pl expert Marek Wielgo explains the Kraków jump not as a general price increase by sellers but as a structural shift: relatively cheap flats left the market faster, while more expensive properties in prestigious locations appeared at the same time. Average asking prices are sensitive to such changes in the market mix — a single month with a skewed composition of deals can noticeably move the figure.
A telling detail: in Kraków the average secondary-market price (PLN 18,000 per sq. m) exceeded the average primary-market price (PLN 17,200 per sq. m). In all the other cities analysed, new-build flats remained more expensive than resale homes.
How has supply on the secondary market changed?
According to the Adradar aggregator, at the end of September about 134,000 secondary-market flats were on sale across Poland — practically the same as at the end of August (134,500). The months-long decline in supply has effectively stopped.
| City | Supply (September) | Year-on-year change |
|---|---|---|
| Warsaw | ~14,000 flats | -22% |
| Kraków | ~7,500 flats | -16% |
| Wrocław | ~7,700 flats | -18% |
| Tri-City | ~7,700 flats | -8% |
| Łódź | ~4,500 flats | -17% |
| Poznań | ~3,600 flats | -10% |
| Katowice | ~2,300 flats | -13% |
Despite the stabilisation, supply in every city remains noticeably below last year’s level. The largest annual shortfall is in Warsaw and Wrocław.
Why is the secondary market losing out to developers?
The analysts’ key conclusion: the record volume of new-build supply limits resale sellers’ ability to raise prices. Developers actively use discounts and bonuses to lure buyers away from the secondary market. In September the number of flats leaving the secondary market (sold or withdrawn) was about 32,500 — 2% fewer than a month earlier.
In Mokko Real Estate’s practice we see this trend very clearly: buyers focused on Warsaw, Kraków and Wrocław increasingly compare specific resale properties not only with each other but also with developers’ offers. This changes the seller’s negotiating position — resale pricing now has to take into account nearby new builds with instalment plans and promotions.
Step by step: how to value a resale flat in the current market
- Find the current average asking prices in your district and city — the data is updated monthly.
- Compare the cost of similar new builds in the same neighbourhood or district.
- Take the condition of the flat into account: properties needing renovation sell at a discount of 10–15% to the average asking price.
- Check supply dynamics: if supply in the city has stabilised, the pressure to cut prices is lower; if it is growing, the buyer has more leverage.
- Allow for time on the market: the market has become more measured, and deals are closed without the former rush.
If you are considering buying or selling a flat in Poland and want to understand how to fit a specific property into today’s market reality, Mokko Real Estate specialists are ready to go through your case in detail. Contact us for a free consultation.
Source: Rzeczpospolita — Nieruchomości.