How I See the Kraków Property Market 2025 Review & 2026 Outlook

Having read detailed reports from various websites, here’s how I interpret the current state of the Kraków housing market — based on real figures and broader trends across Poland.

2025:

From Rapid Growth to Stabilization (and Even Slight Declines)

In past years Kraków was well known for very fast price increases, but 2025 feels different.

Transaction‑level data from Zametr.pl and Narodowy Bank Polski shows that prices on the secondary market have actually decreased year‑to‑date. 

According to the latest figures for the third quarter of 2025, the average transaction price on the secondary market was around 14,706 zł/m², down about –1.7% relative to earlier in the year. Meanwhile, primary market transaction prices were about 15,641 zł/m² with a slight decline too.

This confirms what other sources suggest: the market is stabilizing and even easing in some segments, rather than continuing dramatic growth.

SonarHome’s analysis shows that prices on the secondary market in Kraków have been slowly moving lower across much of 2025, and the number of price reductions on listings has been noticeable — a classical sign of shifting dynamics after a period of fast growth.

There were also broader signals that for the first time in years, Kraków saw year‑on‑year price decreases in early 2025. One economic report even noted a ~3.3% drop in average prices compared to the previous year.

Current Price Levels in Kraków — Late 2025

When you combine multiple data sources, the picture looks like this:

• Average asking prices around ~15,700 – 16,700 zł/m² based on recent offer aggregators.

• Official transaction prices lower on average (~14,700 zł/m² on the secondary market). 

• Prime central areas still command the highest levels, with some segments exceeding 18,000 – 20,000 zł/m² depending on location and property quality.

So, while headline figures like 15–16 tys zł/m² often get repeated, actual contract prices can be lower — especially outside the very best districts — and negotiated prices vary quite a bit.

This is exactly the kind of nuanced picture you’d expect in a market that’s transitioning from overheated to balanced.

Market Forces Behind the 2025 Pattern

Here’s how I see what’s driving these trends:

1. Supply Remains Relatively High

There are still many listed apartments — especially on the secondary market — giving buyers more options and reducing upward price pressure.

2. Negotiation Power Has Increased

With more supply in the market, buyers are now in a position to negotiate more effectively

3. Interest Rates & Macro Uncertainty Matter

While interest rate cuts in 2025 helped support buyer demand, rates remain well above past lows — making affordability still a constraint for many buyers. This explains why demand growth isn’t as explosive as in earlier cycles.

4. Price Diversity Across Districts is Growing

Price differences between expensive central areas and cheaper outskirts are widening, with lower‑cost districts sometimes closer to historical mid‑range levels while prime places hold steady.

Early 2026:

Stable to Slightly Rising Prices

SonarHome projects only modest increases in Kraków’s prices through the first half of 2026, roughly adding a few hundred złoty per m² over several months.

This feels reasonable to me given that:

• Excess supply is still working through the market,

• Buyers are cautious but present,

• Mortgage conditions could improve slightly as rates stay stable or move modestly lower.

Mid‑to‑Late 2026: Moderate Upward Momentum

Later in the year, I would expect demand to strengthen a bit if economic confidence improves, leading to gentle upward price pressure — not a boom. SonarHome’s forecast shows this gradual uptrend continuing if nothing dramatic disrupts the market.

Why This Matters

For me, the big takeaway is that 2026 will likely reflect a balanced market:

• Buyers could benefit from relative price stability early on.

• Sellers might see modest gains as the year progresses.

• Investors should focus on long‑term value and rental fundamentals rather than quick flips.

Final Thoughts

After reviewing the latest data, here’s my interpretation:

2025 in Kraków looks like a market that has bottomed out after a brief easing, with transaction prices lower than offer averages, and a rebalancing between buyers and sellers.

2026 appears poised for a measured, moderate rise in values — not a boom, but a healthier rhythm with less volatility and less risk of sharp declines. Definitely a good time to buy. If you are considering purchasing a property and would like some assistance, check out our Buyer Service page or contact us and see how we can help.