Accommodation in Warsaw

While there are many options when it comes to accommodation in Warsaw, the task of finding a home can be complicated by the high demand and stiff competition for housing in the city.

Living in Poland’s capital means weighing your priorities between location, space and budget. The excellent public transport network makes the suburbs increasingly viable for newcomers who want more space for their money.

Areas and suburbs in Warsaw

When choosing areas and suburbs in Warsaw, you’ll find each district has its own distinct character and advantages. Wilanów, Mokotów, and Konstancin rank as the most sought-after residential areas for expats, largely due to their proximity to international schools and established foreign communities.

When selecting an area or suburb in Warsaw, you should consider your proximity to your place of work and your children’s school, as well as access to public transport. The further away from the city centre, the cheaper the accommodation, but the less access these areas have to services such as public transport, schools and hospitals. Rentals closest to public transport, such as Warsaw’s metro line, often cost more.

The city boasts ambitious plans to expand its metro system from the current two lines to five, increasing stations from 39 to 103 and extending track length from 26 miles (42km) to 70 miles (113km). This development will connect 17 of Warsaw’s 18 districts, dramatically improving accessibility across the city.

Best Places to Live in Warsaw

Types of accommodation in Warsaw

When looking for accommodation in Warsaw, you’ll find various options suited to any budget and lifestyle. These range from Soviet-style apartment buildings to modern penthouse apartments, mostly in the city centre. Freestanding homes with gardens, duplexes, and semi-detached houses can be found in suburban outlying areas.

Both furnished and unfurnished accommodation are available in Warsaw, although unfurnished options are more common. Appliances such as a stove, fridge and dishwasher are frequently supplied.

Finding accommodation in Warsaw

The best place to start your house hunt in Warsaw is online, as there are plenty of property listings across websites like Otodom, OLX and Gumtree Poland. If you cannot speak Polish, consider working with a reputable bilingual real estate agent. Once a lease is secured, agents usually require a fee equivalent to at least a month’s rent for their services.

Be aware that the beginning of the academic year (September/October) is a particularly competitive time in the Warsaw rental market. Students will quickly snap up many properties, so plan your house hunting accordingly. Some landlords may be reluctant to rent to foreigners, so working with an agent specialising in expat placements can considerably smooth the path.

Useful links

• Otodom
• Gumtree Poland
• OLX
• Hamilton May: expat-friendly estate agent

Renting accommodation in Warsaw

You’ll need to act fast after finding a suitable property, as the rental market is quite competitive. Housing prices in Poland have skyrocketed since 2022, with Warsaw’s property market particularly hot.

Making an application

As a prospective tenant, you’ll typically need to provide proof of employment, ID and bank statements to secure a lease in Poland. The landlord and rental agencies will then review applications before choosing a tenant they think is the best fit. This verification process typically takes one to three days.

Leases

After your application is accepted, a handover day is arranged where you typically sign a 12-month lease. This also gives you an opportunity to inspect the property and do an inventory. Rental agreements are often flexible and decided upon between tenant and landlord.

Rent is typically fixed for the initial term and subject to yearly indexation, with the Tenant Protection Law regulating allowable annual increases. Be aware that many landlords have been raising rents recently due to high inflation rates in Poland.

Deposits

Landlords often require a deposit of one to three months’ rent. Some may even additionally require six months’ rental upfront, especially for expats.

Terminating the lease

Standard notice periods for terminating a lease early typically range from one to three months. The exact terms will be specified in your rental agreement. Ensure you provide written notice and follow all stipulated procedures to avoid forfeiting your deposit.

If disputes arise between you and your landlord, mediation often proves effective for resolution without court involvement. For more serious issues, small claims court can handle matters like unpaid rent or repair reimbursements.

For more in-depth details, see our guide to Renting Accommodation in Poland.

Utilities in Warsaw

Utilities in Warsaw like gas, water and electricity are not usually included in the rental cost and are paid for by the tenant. Additional expenses could include general maintenance costs for the building, such as cleaning and gardening. Remember this when budgeting for accommodation, especially considering the seasonal variation in costs.

When moving into a new property, you’ll need to set up accounts with the various utility providers. This typically involves providing your rental agreement, identification, and sometimes a deposit. Foreigners staying in Poland for more than 90 days need a temporary or permanent residence permit, as well as registration at their place of residence, which may be required when setting up utility accounts.

Electricity

The Polish electricity market is now open, allowing you to choose from multiple providers rather than being limited to the geographically closest company. Your monthly bill consists of licence fees, distribution fees, system fees, and electricity charges, with the actual electricity usage accounting for only roughly 50 percent of the total.

Most apartments use electricity for lighting and appliances, while heating is often supplied through district heating systems or individual gas boilers. Poland is gradually rolling out smart meters.

Gas

Most central Warsaw properties use piped gas for cooking, while some suburban properties might use bottled gas. The gas supply in Warsaw is primarily managed by Polska Spółka Gazownictwa. Heating in older buildings is often provided through gas boilers. If your property uses gas heating, expect your bills to jump during winter months.

Water

Miejskie Przedsiębiorstwo Wodociągów i Kanalizacji (MPWiK) supplies water in Warsaw. The tap water meets all European standards and is safe to drink, although many residents still prefer bottled water or use filters as the water tends to be quite hard. Warsaw uses a unique water quality monitoring system with sensor-equipped clams that will automatically shut down the supply if it detects a drop in water quality.

Waste management

Waste collection in Warsaw follows a colour-coded recycling system instituted in 2019: blue bins for paper, green for glass, yellow for plastic and metal, brown for bio-waste, and black for mixed waste. You're expected to properly sort your waste and recycling, and municipalities can levy hefty fines (doubling to quadrupling the disposal fee) on those who fail to comply. Every city in Poland is obliged to recover half of its municipal waste through recycling.

Useful links

• PGE Dystrybucja
• Polska Spółka Gazownictwa
• MPWiK
• Warsaw Waste Management
• Mój Prąd Program