Build-to-rent Developments Redraw the Map for Warsaw Tenants

On Dzielna Street near the heart of Warsaw’s Muranów district, construction fences block off a stretch of pavement as cranes swing above yet another build-to-rent project. According to JLL Poland, 2,600 new professionally managed rental flats are coming online in the capital this year—a record for a city long dominated by private landlords and owner-occupiers.

This swell of build-to-rent apartments is reshaping the city’s housing landscape at a moment when affordability has become one of Warsaw’s most urgent issues. Mortgage rates remain above 7.5% for many buyers, and average flat prices have soared above 17,000 zł per square metre in central districts like Śródmieście. Renters, meanwhile, are looking for alternatives to unpredictable leases with individual owners. Build-to-rent developments, funded and run by institutional investors, promise security—but often target the city’s growing population of mobile professionals rather than families or low-income tenants.

Where the New Rentals Are Appearing

The Złota44 tower, once known for its ultra-luxury flats, now offers a mix of short-term and long-term furnished rentals under a dedicated management program. On Prosta street, Resi4Rent—a joint venture by Echo Investment and Griffin Real Estate—has opened two buildings with 500 fully managed apartments, complete with 24-hour reception and on-site coworking spaces. Both developments advertise flexibility: fixed rents and renewable 12- or 24-month contracts, no need to negotiate with private landlords, and maintenance teams available for urgent repairs.

"The convenience is the main advantage," says Marcin, a tenant at Resi4Rent Prosta, who asked not to use his full name. "I don’t worry about the owner suddenly deciding to sell." That reliability is echoed by market watchers. Home and rental platform Otodom reports that, in Wola, the average monthly rent for a new one-bedroom in a build-to-rent block now sits at 4,200 zł—above the typical local average, but with utilities, Wi-Fi, and parking often bundled in.

Crunching the Numbers: Rent vs Buy in 2026

Housing data from CBRE and the National Bank of Poland help explain the shift: in 2019, a household with an average Warsaw salary could qualify for a 30-year mortgage on a 50 sqm flat in Mokotów with a 20% deposit. By summer 2026, after five years of double-digit price growth and two rounds of NBP base rate hikes, the same buyer would need a 35% deposit and face monthly repayments over 5,500 zł—50% higher than in 2021. By contrast, the cost of renting a comparable flat in a build-to-rent block now averages between 4,000 and 5,500 zł, including extras like gym access and bike storage.

However, these apartments are not always a bargain for every demographic. Selection still skews towards studios and one-beds, with few options for families needing three rooms or more. Most contracts prohibit subletting. The upfront costs, though lower than a mortgage deposit, usually include a security deposit and a month’s rent in advance. Yet, for young workers and expats—drawn to the business towers on Rondo Daszyńskiego and the social buzz of Powiśle—build-to-rent is offering a clear alternative to the patchwork rental scene of the past.

As more institutional stock hits the market over the next two years, analysts at ThinkCo and Otodom expect rents in these blocks to stabilise, potentially cooling the wild swings seen in Warsaw’s private rental sector during the pandemic recovery. For renters considering the jump, the advice is simple: compare total costs, weigh the perks (like on-site amenities and contract certainty), and check for hidden fees. Those hoping for long-term stability may soon have more options—provided they can handle the premium. For now, build-to-rent is no silver bullet for Warsaw’s affordability crunch, but it is pulling the rental market out of the shadows and into a more transparent, managed future.