Mokotów, Ursynów, and Śródmieście – these are the "hottest" addresses in the capital. These districts are rated the highest – as the most prestigious, most comfortable, and best places to live. They are also the most expensive locations in Warsaw, with the highest concentration of high-end investments – from the apartment segment.
Before we discuss the most prestigious districts of the capital in detail, a few words must be dedicated to the general characteristics of the housing market in Warsaw. The capital city remains the leader both in terms of supply and demand in the housing market as well as prices – among the largest cities in Poland. The average price level may be slightly higher only in the most prestigious tourist resorts, such as Zakopane, Sopot, etc.
According to the Amron – Sarfin report for the Polish Bank Association in Q3 2019, the average price per square meter of an apartment in the capital was 8,790 PLN. Over the year, residential properties in Warsaw increased in value by 9 percent. Naturally, the smallest sizes remain the most expensive. As stated in the report: “the average price of a studio in Warsaw was 9,790 PLN/m², a two-room apartment – 8,872 PLN/m², a three-room apartment – 8,485 PLN/m². Four-room units, considered more luxurious due to low supply, are slightly more expensive and in Q3 2019, they cost an average of 8,647 PLN/m².”
New apartments in Warsaw, currently being delivered for use, are slightly larger than the national average. The average usable area of apartments traded in Q3 2019 in the eight largest agglomerations of Poland was 53.51 m². In Warsaw, the average size during the analyzed period was 54.71 m².
Śródmieście
This is the most expensive residential district in Poland, with prices averaging several thousand zloty per square meter. It is also home to the flagship properties of the Polish luxury market, including prestigious apartment buildings and skyscrapers – with Złota 44 and Cosmopolitan leading the way. The secondary market is also thriving, offering well-located apartments in historic pre-war tenement houses. Such properties are highly sought after due to their significant investment potential. They are suitable for rental apartments, hotel spaces, or office use. Professional companies specializing in thorough renovation of historic buildings also target these properties. Tenement houses or city villas can reach astonishing prices. An example is the renovated tenement at Foksal 13/15. Recently, an investor paid 17 million PLN for 470 m², which amounts to over 36,000 PLN per square meter! It is also worth noting that the previous price record was broken in Śródmieście as well. This was at Złota 44. In 2018, an investor bought a 240-square-meter apartment for 11 million PLN. The price per square meter was 46,000 PLN.
Among particularly valued locations in Śródmieście is the atmospheric Powiśle – full of cafes, restaurants, and trendy clubs by the Vistula River. Many new investments in the premium segment are also emerging here, with prices often exceeding 20,000 PLN/m². Another prestigious address in Śródmieście is Ujazdów, near Łazienki Królewskie, offering top-tier housing options.
Mokotów
Mokotów is probably the most beloved and highly rated district in Warsaw. Over 200,000 people live here. The development is very diverse. Old Mokotów is famous for pre-war tenement houses, while Sadyba, the “City – Garden,” features a charming maze of cobbled streets and villa-style buildings. Stegny is more of a large panel estate. Mokotów also includes recreational areas – parks and walking paths, such as Pola Mokotowskie, Morskie Oko, or Królikarnia. There are also water bodies, with Czerniakowskie Lake being the most notable.
Similar to Śródmieście, properties in the older parts of Mokotów are very popular among individual investors and developers. The average prices of apartments in Mokotów range from about 9,000 to 12,000 PLN per square meter. Apartments in new developments or renovated tenement houses can be significantly more expensive – even in the range of 15,000 to 20,000 PLN for unique projects.
Ursynów
The podium of the best city locations is occupied by Ursynów – a district of Warsaw annually recognized as one of the most attractive and prestigious. Over 150,000 people live in Ursynów. Besides Mokotów, it borders districts such as Wilanów and Włochy, as well as the municipalities of Piaseczno, Konstancin-Jeziorna, Raszyn, and Lesznowola.
Just a few years ago, Ursynów was perceived as Warsaw's "bedroom community." Today, the image of the district is completely different. Buyers of apartments appreciate good connectivity (a metro ride to the city center from Kabaty takes about 20 minutes) and the abundance of green areas and recreational spaces (developed network of bike paths, proximity to Kabacki Forest). Besides wide green arteries, the district also boasts historic sites, including the Krasiński Palace and the Palace and Park Complex in Natolin (also known as Natolin Park).
Ursynów is regarded as a peaceful, friendly place to live. In the north (Ursynów Północny, Kabaty, and Natolin), the housing stock mainly consists of high-rise panel buildings and new multi-family developments, while in the south, single-family home estates predominate. Apartment prices here are slightly lower than in Mokotów, though still higher than in many other city districts. A studio apartment on National Education Avenue – one of Ursynów's main arteries – can cost over 12,000 PLN/m².
Emerging Locations
The three districts of Warsaw mentioned above certainly do not exhaust the list of prestigious city locations – there are many more, especially as the capital itself is changing. The image of parts of the city previously considered unattractive, unsafe, or unlivable is improving. Experts in the local housing market emphasize the significant impact of the expanding metro network on residents' perceptions, attracting new investments, and property valuations. This has greatly improved the image of districts like Targówek or Praga Północ.
Among the more prestigious Warsaw locations, we can certainly include Praga Południe and Saska Kępa, or Wilanów. Żoliborz is also very popular. In the city center, the importance of nearby Wola has increased. Today, it is one of the better addresses for both residential and office purposes.
