-
In 2025, a significant gap persisted between asking and final sale prices for homes
-
The majority of available properties ranged in size from 40 to 60 square meters.
-
Two-room apartments comprised the largest segment of available listings.
Transaction prices on the housing markets in major cities were 11 to 15 percent lower than asking prices in the past year – according to a report from SonarHome.pl. Experts suggest this disparity presents an opportunity for prospective buyers to negotiate with sellers.
A Price Discrepancy Persisted Between Asking and Transaction Prices in 2025
The report indicates that housing supply in major cities increased during the first half of last year, but began to gradually decline in the second half, a trend experts interpret as a sign of the market entering a phase of greater stability. Simultaneously, home prices in most analyzed locations changed only slightly – typically by a few percent year-over-year.
However, report authors noted this doesn’t equate to a full balance between sellers and buyers. In 2025, a clear difference remained between asking prices and likely transaction prices. Estimates put the gap at 11 percent in Poznań and Kraków, around 14 percent in Łódź, Gdańsk, and Wrocław, and 15 percent in Warsaw. In nominal terms, this translated to approximately 2,200 zł per square meter difference in Warsaw and just under 1,000 zł in Łódź.
“For a 40 square meter property in Warsaw, the average difference between the asking price and the probable transaction price could have been around 88,000 zł, while in Łódź it was approximately 40,000 zł,” said Anton Bubiel of SonarHome.pl.
Most Available Properties Ranged from 40 to 60 Square Meters
In terms of supply structure in 2025, the situation was relatively stable. The largest share of available properties in the analyzed cities were between 40 and 60 square meters. This meant that two-room apartments dominated the market, catering to both owner-occupiers and investors.
The share of properties under 40 square meters varied by city. The most such offers appeared in Łódź, where they accounted for 32 percent of all supply. In Kraków, their share was 28 percent, and in Warsaw 27 percent. The fewest small apartments were available in Wrocław – accounting for around 21 percent of the offers.
Apartments between 60 and 80 square meters typically accounted for a few percent of the market, although their share was higher in some cities. The 20 percent threshold was exceeded only in Gdańsk and Wrocław. Properties over 80 square meters represented only a small percentage of the total number of offers in the analyzed cities.
Two-Room Apartments Dominated Listings
The supply structure by number of rooms largely reflected the distribution of apartment sizes. In most analyzed locations, two-room apartments accounted for over 40 percent of all listings. The largest share of these types of properties was recorded in Łódź, where they made up as much as 48 percent of all advertisements.
Meanwhile, the share of properties over 100 square meters in the total number of offers increased in 2025 from 3 to 8 percent, which – according to the report’s authors – does not necessarily indicate an increase in the popularity of such apartments.
“We see more likely that larger properties remain on the market for longer, which increases their visibility in supply statistics,” stated Anton Bubiel.
