How to read a developer's price list in Poland

Since September 2025 every developer in Poland has had to publish the price of every flat it sells. That ended the old "price on request" practice, but a price list is still a technical document with its own logic. This guide walks through what must be in it, how to read each part and what to check before you sign a reservation or a developer contract.

The rules come from articles 19a and 19b of the Developer Act, added in 2025, and from two amendments adopted since. The sources are listed at the end.

What the law requires

From the start of sales until the last flat is transferred, the developer must keep its own website with the general part of the prospectus, its address and contact details, the location of the project, and:

1. the price per square metre of usable area and the total price of each flat or house on offer;
2. the price of ancillary rooms, such as a storage room or a parking space, and of rights needed to use the flat, if they are not included in the flat's price;
3. any other payments the buyer must make to the developer under the contract.

All prices must include VAT. When a price changes, the developer updates the page on the day of the change, gives the date, and keeps the previous prices visible. Every advertisement and listing must include the address of that page.

The same data go once a day to the government open data portal dane.gov.pl. From 11 November 2026 they must be sent in one standard electronic format, which should make projects easier to compare.

Reading the price list column by column

A typical price list is a table with one row per flat. Here is an example, with invented numbers:

Below it, or on a separate tab, you should find:

And a list of other payments, if there are any.

Area. This is usable area (powierzchnia użytkowa), measured according to the Polish Standard. Balconies, loggias and terraces are not part of it, so a large terrace does not raise the price per m², but it may be priced separately.

Price per m² and total price. Multiply the area by the price per m². In the example, 54.30 × zł 15,900 = zł 863,370. If the numbers do not match, ask why. Since 13 February 2026 the price in reservation and developer contracts must be set exactly this way, as area times price per m².

VAT. The price includes it. For a flat up to 150 m² the rate is 8%. You do not pay transfer tax (PCC) when buying from a developer.

Ancillary rooms. Parking and storage are usually sold separately. For the example flat with a parking space and a storage room, your real outlay is zł 938,370, not zł 863,370. Before the law, cheap or "free" parking was sometimes used to make the price per m² look lower elsewhere; now every item must have its own price.

Other payments. This line covers money you must pay the developer under the contract on top of the price. If it is empty, ask the developer to confirm in writing that there are none.

Status. Available, reserved or sold. A reserved flat can return to sale if the reservation lapses, so it is worth asking about one you like.

The price history is the most useful part

Because every change must be dated and old prices stay visible, you can see:

• when a flat went on sale and at what price;
• whether the price has been raised or cut, and how often;
• how long it has been on offer.

A flat that has been listed for many months and has already been reduced is a natural place to start negotiating. A flat whose price rose twice in a quarter tells you the project is selling well.

Five checks before you sign

1. Do the multiplication. Area × price per m² should give the total price.
2. Add everything you need. Parking, storage, a garden right if it is sold separately, and the other payments.
3. Save a dated copy. Take a screenshot or save the page as PDF with the date. It is your evidence if the price changes.
4. Compare like with like. Compare projects on price per m² plus the parking and storage you need, not on the headline price per m².
5. Compare the contract with the website. The price per m² and area in the reservation or developer contract must match.

Your right to the lower price

The law contains a simple rule that works in your favour: if the price offered when the contract is signed differs from the price published on the website, you can demand the contract at the price most favourable to you. If the developer refuses, keep your saved copy of the page. A breach of the disclosure rules is a practice infringing collective consumer interests, which UOKiK, the consumer protection office, can investigate and fine.

What the price list does not tell you

• The final price after discounts. Published prices are offer prices. Transaction prices are not public.
• Finishing costs. Most flats are sold in developer standard, without floors or a kitchen; budget for finishing separately. Our full cost calculator helps.
• Whether the project is safe. For that, check the developer, the land register entry, the building permit and the escrow account. See how to check a developer in Poland.

For the bigger picture of what changed for buyers this year, read What changed for property buyers in Poland in 2026. On Havkey, each project page shows which checks were done and when; start in the catalogue.