These Warsaw Suburbs Now Offer Cheaper Mortgages Than Monthly Rents

In a reversal of recent trends, several Warsaw suburbs are now seeing mortgage repayments undercut average rent prices—a shift that’s redrawing the city’s housing affordability map. New figures from Bankier.pl and property analytics firm Otodom point to Ursus and Białołęka as the most striking examples, with ownership becoming less expensive than renting for a typical two-bedroom flat.

The change comes as Warsaw’s rental market hits fresh highs in 2026. Continued population growth—largely driven by Ukrainians settling in post-2022—and an influx of young tech workers have increased demand. This has strained supply in core neighbourhoods like Śródmieście and Mokotów, driving average monthly rents above zł 5,200 for a standard 50 m² flat, according to JLL Poland’s June market update.

Ursus and Białołęka: Suburban Savings

In contrast, the suburbs of Ursus and Białołęka are seeing a different dynamic. Estate agencies such as Metrohouse and Home Broker report that the average mortgage repayment for a newly purchased 50 m² apartment in Ursus is roughly zł 4,150 per month—more than zł 1,100 cheaper than median rent listings in the same district. Similarly, in Białołęka, the figures hover around zł 3,950 for a mortgage versus zł 5,200 for rent. These calculations assume a fixed-rate 25-year mortgage, with 20% down payment, at prevailing rates of 6.1% APR from PKO Bank Polski as of July 2026.

This gap has widened steadily over the past twelve months. In June 2025, the average Ursus rent for a mid-size apartment was zł 3,600, but the city’s strong post-pandemic recovery and ongoing construction bottlenecks have left tenants battling costs not seen since 2022. Meanwhile, developers like Robyg and Dom Development have targeted Białołęka and Ursus for new-build releases, increasing supply on the sale side.

Numbers Behind the Shift

Otodom’s June survey puts current average sale prices in Ursus at zł 13,800/m²—a figure that, while up nearly 6% from January, is still below the citywide average of zł 15,700/m². Even accounting for up-front costs and taxes (2% PCC, legal fees), analysts from Habitat Polska say ownership has become markedly more attractive in these pockets.

The city’s urban planning office expects roughly 2,500 new flats to be completed in Ursus and Białołęka by the end of 2026, further affecting price dynamics. Prospective buyers are advised to factor in waiting times for completion, especially for off-plan purchases: Robyg’s ongoing "Osiedle Ursus Centralny" complex, for example, won’t hand over keys for most units until May 2027.

Meanwhile, would-be renters in the city centre are facing increasing competition and little relief from high prices. Agencies like Morizon and Freedom Nieruchomości are reporting bidding wars for central flats, with some tenants signing leases within 48 hours of listing.

For those weighing their next move, suburban homebuying—particularly in Ursus and Białołęka—now offers a rare chance to pay less per month as an owner than as a tenant. Analysts suggest this window may narrow again if mortgage rates rise or rents stabilise, but for now, the numbers favour buyers willing to look beyond Warsaw’s historic core.