What is the cost of 100 square meters in Warsaw and its surroundings? We checked

Prices of large apartments in Warsaw have sparked strong emotions for years, and for many buyers, the capital has become synonymous with high living costs, especially when it comes to properties around 100 m². Currently, such apartments are mainly accessible to wealthy families. We analyzed the data and compared where prices are highest and where it is still possible to buy a large apartment at a more affordable price. It turns out that asking prices for large apartments outside Warsaw are on average up to half lower than in the city.

The average price per square meter of a 100 m² apartment in Warsaw is currently around 21,000 PLN, which means a total cost of over 2 million PLN. You can view the full offer on Immo Rapid.

Most expensive districts – the center leads

The highest prices are found in Śródmieście (City Center), where one square meter costs over 26,000 PLN, totaling around 2.6 million PLN for 100 m². In the strict city center, a significant portion of buyers are foreign investors who value historic buildings, cultural access, and prestigious addresses. Prices are similarly high in Wola and Żoliborz, and in modern premium apartment buildings, costs can reach as much as 40,000 PLN/m².

Cheaper peripheral districts

At the other end of the price spectrum are districts like Wesoła (10,793 PLN/m²), Rembertów (10,672 PLN/m²), and Białołęka (13,592 PLN/m²). Although farther from the center, they attract families looking for larger spaces at more reasonable prices. A 100 m² apartment in these locations costs between 1.1 and 1.4 million PLN, up to half less than in Śródmieście.

Warsaw outskirts attract with lower prices

Towns around the capital, such as Pruszków, Piastów, and Otwock, are becoming increasingly popular. Data from Immo Rapid show that the average price per square meter in these areas is around 11,000–12,000 PLN, allowing buyers to purchase a large 100 m² apartment for 1.1–1.2 million PLN. The cheapest apartments are in Radzymin (slightly over 7,000 PLN/m²), while Wołomin and Grodzisk Mazowiecki offer prices below 9,000 PLN/m² – nearly three times lower than in central Warsaw.

Improving infrastructure on the outskirts

Several factors influence price differences, including location, access to transport, building type, district prestige, and investment standards. The city center attracts investors due to proximity to business hubs and cultural offerings, while peripheral areas provide peace, more greenery, and larger apartments. Improved rail and road infrastructure makes towns like Marki, Sulejówek, and Ożarów Mazowiecki an attractive alternative to peripheral districts.

Price differences can reach up to 50%

The market for large apartments is clearly polarized. In the popular segment, family apartments of 90–110 m² dominate in districts like Białołęka, Ursus, and Targówek, where prices remain within the middle-class range. The premium segment includes apartments in Śródmieście, Żoliborz, Mokotów, and Wilanów, where buyers pay not only for space but also for view, quality, and prestige. For example, a 100 m² apartment in Mokotów costs on average 2.33 million PLN, in Wilanów 2.09 million PLN, and in Ursus “only” 1.6 million PLN. Choosing a location a few kilometers from the center can save several hundred thousand PLN without sacrificing high standards. Data from Immo Rapid show that the difference between prices in Warsaw and surrounding towns can reach up to 50%, which for many buyers is a reason to look for larger apartments outside the city. In practice, the choice comes down to a trade-off between location convenience and more space. For families and remote workers, more affordable towns around Warsaw are an attractive option, while investors and those prioritizing prestige still choose the city center.