The Warsaw premium property market has entered a phase where public listing is no longer a sales tool. Increasingly, it has become the opposite.
Data from the first half of 2026 reveals a clear divide. The share of properties valued above 20,000 PLN per square metre has risen to 28% in Warsaw. At the same time, new supply in prestigious districts remains minimal — just 1,700 units in Mokotów, while the average size of developer apartments in the capital has shrunk to 55 m². For a client seeking more than 150 m² in the city centre, this means one thing: the open market is no longer where the answer lies.
A shortage the statistics don’t show
In Śródmieście, Powiśle or Stary Mokotów, new development is rare — most often the result of townhouse revitalisation. The lack of development land in these locations is structural, not cyclical. It is a phenomenon that will not disappear with a shift in interest rates.
The consequence is predictable: owners of exceptional properties have no reason to compete for attention on portals. Transactions are moving into a closed circuit, where access is determined not by advertising budget, but by network.
The price of privacy
For an owner, publishing a listing means disclosing wealth, address and intent. In a segment where most transactions are financed from personal capital, and buyers are often publicly recognisable, discretion ceases to be a preference — it becomes a condition.
The buyer profile has changed as well. Today’s purchaser focuses less on the aesthetics of a property on the day of acquisition, and more on its potential over a five-year horizon: the developer’s track record, the coherence of the resident community, and genuine exit liquidity. This is analysis that cannot be conducted from a listing.
What this means in practice
If you are searching for property at the highest level of the Warsaw market, browsing portals gives you access to a fragment of reality — and rarely the most compelling part. Real choice begins where the public offering ends.
Maison One — access to properties found in no publicly available listing.
