Warsaw Property Market Sees Longer Listing Times and Sharper Vendor Discounts

Residential listings in Warsaw are now sitting unsold for an average of 61 days—a jump of nearly three weeks since January—while vendor discounting has intensified, especially in high-profile neighbourhoods such as Śródmieście and Wilanów. Agents report more price reductions as sellers chase an increasingly discerning pool of buyers.

The shift comes amid sluggish demand that’s upending dynamics in one of Central Europe’s most competitive housing markets. Recent mortgage rate hikes and new supply in key districts have undercut the negotiating position of sellers who, just 18 months ago, could expect bidding wars and rapid offers. For buyers, this means growing opportunities to drive hard bargains and more leverage at the negotiating table.

Śródmieście and Wilanów Feel the Pinch

On Marszałkowska Street, a string of recently refurbished flats above 70 square metres have cut their prices twice over since spring, according to listings tracked by local agency Metrohouse. In Miasteczko Wilanów, where new developments had once flown off the market, three-bedroom units are now taking up to 90 days to attract an offer. "Properties that would have sold within a month last year are sometimes sitting for two or three now," said a representative for the Warsaw Association of Real Estate Agencies.

Some sellers have responded by sweetening deals with bonuses such as free parking spots or upgrades. But the biggest motivator remains price: across Bielany, the most common vendor discount in June reached 6.2%, with asking prices dropping by as much as PLN 70,000 in the final negotiation, according to data seen by The Daily Warsaw.

More Supply, Lower Prices

According to Otodom Analytics, the average number of days a Warsaw flat stays listed has lengthened from 44 in early 2024 to 61 as of July, while the median price for secondary-market apartments has slipped to PLN 16,800 per square metre—a 3.5% dip since March. The swelling inventory is partly driven by a spike in completions around Rondo Daszyńskiego and along Aleja Prymasa Tysiąclecia, where over 2,000 new units have hit the market in the last quarter.

With Warsaw’s housing stock expanding and mortgage costs biting, agents anticipate further concessions from sellers through the summer. Prospective buyers, especially those targeting the central and southwestern districts, are urged to do their homework: watch for multiple price cuts, review how long each home has been listed, and don’t hesitate to open negotiations well below the advertised figure. As the market cools, patience and flexibility are likely to be rewarded.