Warsaw
Capital city premium with deepest liquidity and strongest Israeli infrastructure
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
Local STR Rules — Warsaw
National CWTON registration required from May 2026. No local night caps, zoning bans, or tourist tax. Minimal city-level STR regulation beyond national baseline.
Market Analysis — Warsaw
Key demand drivers and main investment risks
✅Demand Drivers
- •244K students, corporate HQs, EU fund inflows, deepest Israeli community
⚠️Key Risks
- •Price-to-income 9.7 years, STR regulation May 2026
Schools: curricula and languages of instruction
This reports which school curricula and languages of instruction are available to a child in this city — not how many foreign residents live here.
Public schools: languages of instruction: Polish · Source
Akademeia High School
Curricula: A Level; iGCSE
Stages or ages: Years 9–13
Language of instruction: not stated by the source
Source · Checked:
British Primary School of Wilanow
Curricula: Cambridge International Curriculum
Stages or ages: Primary school
Language of instruction: not stated by the source
Source · Checked:
Deutsch-Polnische Begegnungsschule „Willy-Brandt-Schule” Warschau
Curricula: Deutsche Internationale Abiturprüfung (DIAP); Deutsches Internationales Abitur (DIA); German Curriculum; German system (Kindergarten, Grundschule, Sekundarstufe I/II, Abitur); German-language programme; Polish Matura; Polish-language programme
Language of instruction: not stated by the source
Source · Checked:
International European School Warsaw
Curricula: Accredited European School curriculum / European Baccalaureate; IB Diploma Programme (DP)
Stages or ages: Nursery through European Baccalaureate
Language of instruction: ENGLISH
Source · Checked:
Japanese School in Warsaw / ワルシャワ日本人学校
Curricula: not stated by the source
Language of instruction: not stated by the source
Source · Checked:
Liceum Ogólnokształcące TE VIZJA z Oddziałami Dwujęzycznymi
Curricula: IB Diploma Programme (DP)
Stages or ages: Liceum ogólnokształcące
Language of instruction: ENGLISH; POLISH
Source · Checked:
LO z Oddziałami Dwujęzycznymi im. Adama Mickiewicza w Piastowie
Curricula: IB Diploma Programme (DP)
Stages or ages: Liceum ogólnokształcące
Language of instruction: ENGLISH; POLISH
Source · Checked:
The British School Warsaw
Curricula: A-Levels; Cambridge IGCSE; English National Curriculum; IB DP; International Primary Curriculum (IPC)
Stages or ages: Early Years to Upper School (ages 2.5–18)
Language of instruction: not stated by the source
Source · Checked:
The Canadian School of Warsaw
Curricula: IB Primary Years Programme (PYP); IB PYP; Polish national curriculum
Language of instruction: ENGLISH
Source · Checked:
Warsaw Montessori High School
Curricula: IB Diploma Programme (DP)
Stages or ages: High school
Language of instruction: ENGLISH; OTHER; POLISH
Source · Checked:
XXXIII Liceum Ogólnokształcące Dwujęzyczne im. Mikołaja Kopernika (public)
Curricula: IB DP; IB MYP; Polish national curriculum (bilingual school)
Stages or ages: Upper secondary (liceum)
Language of instruction: not stated by the source
Source · Checked:
Listed alphabetically — not a ranking or a recommendation. Compiled from public sources; confirm details with the school.
Properties in Warsaw
4611 for sale·4992 for rent
Properties for Sale in Warsaw
Latest Listings
Showing 1–12 of 50 listings
Apartment · 68.2 m² in Jelonki Północne
Studio · 33.85 m² in Grochów
Apartment · 58.28 m² in Piaski
Studio · 31.31 m² in Augustówka
Studio · 32.21 m² in Ursynów
Studio · 28.03 m² in Raków
Apartment · 81.37 m² in Raków
Apartment · 72.61 m² in Mokotów
Apartment · 50.02 m² in Srodmiescie
Apartment · 57.2 m² in Srodmiescie
Studio · 31 m² in Wola
Apartment · 53 m² in Ursynów
Yield by Neighborhood — Warsaw
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| Praga-Południe emergingcultureaffordable | zł4,235–zł53,865 (₪3,374–₪42,922) | 4%–5% | STR Permitted 🟢 | Right-bank Warsaw: Saska Kępa, Kamionek, Grochów/Gocław |
| Wola corporateofficehigh yield | zł9,614–zł12,236 (₪7,661–₪9,750) | 5%–7.5% | License Required | |
| Mokotów businessmordorcorporate | zł12,236–zł15,732 (₪9,750–₪12,536) | 4.5%–7% | License Required | |
| Bielany universitystudentyield | zł10,488–zł13,110 (₪8,357–₪10,447) | 4%–6.5% | License Required | |
| Praga-Północ gentrificationartisticappreciation | zł13,984–zł17,480 (₪11,143–₪13,929) | 5%–8% | License Required | |
| Żoliborz | zł11,650–zł20,591 (₪9,284–₪16,408) | 6.1%–8.7% | N/A | |
| Śródmieście (Warsaw) premiumstrcenter | zł16,606–zł22,724 (₪13,232–₪18,107) | 6%–9% | License Required | Premium STR territory in city center. Powiśle sub-district popular with expats. |
| Ursynów residentialmetroaffordable | zł8,036–zł35,572 (₪6,404–₪28,345) | 4%–4.5% | STR Permitted 🟢 | South Warsaw with Metro M1: Kabaty, Natolin, Imielin, Ursynów |
Yield and price ranges are internal AI-research estimates from public real-estate portals (Tranio, Investropa, Globes, etc.), refreshed quarterly. Not primary-source data.
Investment Areas in Warsaw
Praga-Południe
Right-bank Warsaw: Saska Kępa, Kamionek, Grochów/Gocław
Price from zł4,235/m² (₪3,374/m²)
Wola
Price from zł9,614/m² (₪7,661/m²)
Mokotów
Price from zł12,236/m² (₪9,750/m²)
Bielany
Price from zł10,488/m² (₪8,357/m²)
Praga-Północ
Price from zł13,984/m² (₪11,143/m²)
Żoliborz
Price from zł11,650/m² (₪9,284/m²)
Śródmieście (Warsaw)
Premium STR territory in city center. Powiśle sub-district popular with expats.
Price from zł16,606/m² (₪13,232/m²)
Ursynów
South Warsaw with Metro M1: Kabaty, Natolin, Imielin, Ursynów
Price from zł8,036/m² (₪6,404/m²)
Direct flights from Tel Aviv
14 direct flights per week
Editorial | CASABROVA
All articles →CASABROVA Global Investor Briefing — October 2026
The board barely moved: twenty-one of twenty-nine markets are unchanged, and the three that crossed two points did so because our own readings changed, not because anything happened in those markets. The top is now a three-way tie — Estonia 74.6, Poland 74.3, Slovenia 74.3 — with three tenths of a point between first and third.
CASABROVA Global Investor Briefing — September 2026
The Score did not move: no market changed by even half a point, and Estonia edged past Poland into #1 by 0.20 — inside the noise. What moved was the cost of money, and in opposite directions: New Zealand and Korea raised, Israel cut, Canada held, and 12-month Euribor crossed 3%. House prices rose in 25 of the 27 markets we can price for 2025, led by Hungary at +18.3%; only Canada and New Zealand fell.
Q2 2026 Investor Briefing
Our quarterly cross-market briefing: twenty-nine markets, the cost of borrowing as a foreign buyer, cycle position, tax by nationality, and the CASABROVA Score.
Romania Gets the Signal. Poland Stays on Watch.
Why CASABROVA is entering one Eastern European market through its model framework, while waiting for a cleaner entry signal in the other.
After Spain: Where Europe’s Foreign Property Money Goes Next
Spain is now late-cycle and crowded for foreign buyers — so where does Europe's property money rotate next? CASABROVA separates revealed preference, structural quality (the Score) and timing (the Master Index), and maps the case for Romania, Poland and the UAE.
CASABROVA Global Investor Briefing — June 2026
June’s briefing is a one-time Score reset: Netherlands, Ireland and Poland cluster at the top; Spain, Portugal and Czechia remain in withdrawal; Greece is at peak; Germany and the UK move toward recovery; Romania enters the Virtual Portfolio.
Market Review — Warsaw
Warsaw is Poland's capital and the most liquid property market in Central Europe outside of Prague. Average apartment prices of ~PLN 1M (~€235,000) reflect the city's premium positioning, but yields of 5–6% LTR and 7–8% STR in central districts like Śródmieście and Mokotów remain competitive for a capital city. The Vistula corridor development and new metro Line 3 planning are driving appreciation in previously overlooked districts.
Poland's flat 8.5% rental income tax (ryczałt) is one of the most investor-friendly regimes in the EU, and capital gains tax drops to 0% after 5 years of ownership. Foreign buyers face no restrictions. Mortgage rates averaging 7.5% with 80% LTV available make leveraged deals viable, though high rates compress net yields.
Key considerations: Warsaw's population is growing at 1.2% annually, driven by Ukrainian migration and domestic rural-to-urban flows. The city's GDP per capita exceeds the EU average, supporting premium rent growth. Seasonal STR demand is less volatile than Mediterranean markets, providing steadier cash flow year-round.
Last updated: April 25, 2026
Discussions — Warsaw
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