Can You Afford an Apartment on the Primary Market?
Complete Guide to Buying a New Apartment - From Financial Analysis to Key Collection
Free ConsultationIntroduction: New Apartment - Dream or Real Investment?
Buying an apartment on the primary market is one of the most important financial decisions in the lives of many Poles. According to data from the National Bank of Poland and Central Statistical Office, in 2024 mortgage loans for apartment purchases accounted for over 60% of all mortgage obligations, and the primary market is systematically gaining popularity.
New construction attracts primarily with comfort of use, modern technological solutions, better acoustic and thermal insulation, and the possibility of individual space arrangement. However, before you decide to purchase, it's worth carefully analyzing both the benefits and challenges associated with this form of investment.
Expert advice: Before starting your search for an apartment on the primary market, maintain a detailed household budget for 2-3 months. This way you'll realistically assess your financial capabilities and avoid overloading your budget with loan installments.
1. Current Costs of Buying an Apartment on the Primary Market in 2025
Apartment prices on the primary market in Poland in 2025 remain at a stable, though still high level. The purchase cost depends mainly on location, square footage, finishing standard and the prestige of the investment.
Krakow - prices per m²
Depending on district and investment standard. Highest prices in the city center and prestigious locations.
Warsaw - prices per m²
Dependent on location - Śródmieście, Mokotów, Żoliborz are among the most expensive districts.
Wrocław - prices per m²
Stable market with diverse investment offerings in different parts of the city.
Poznań - prices per m²
Attractive prices compared to other large cities, with good investment standard.
Example Costs for 50m² Apartment:
Krakow
Average purchase cost of 50m² apartment depending on location and standard.
Warsaw
Higher price ranges due to differentiation between districts.
Wrocław
Attractive quality-to-price ratio compared to Warsaw and Krakow.
Poznań
Most affordable prices among large urban areas.
Additional Purchase Costs:
- Reservation fee: 5,000 - 15,000 PLN (refundable or advance payment towards price)
- Notarial costs: 3,000 - 6,000 PLN (depending on apartment value)
- Finishing costs: 1,500 - 4,000 PLN/m² (depending on standard)
- PCC tax: 0 PLN (exemption for primary market)
- Administrative fees: 500 - 2,000 PLN (entry in land register, others)
- Moving costs: 1,000 - 5,000 PLN (depending on distance and amount of belongings)
Cost Summary for 50m² Apartment in Krakow
Purchase price: 600,000 PLN (average price 12,000 PLN/m²)
Additional costs: 15,000 - 25,000 PLN
Standard finishing: 100,000 PLN (2,000 PLN/m²)
Total cost of ready-to-move-in apartment: 715,000 - 725,000 PLN
2. Benefits and Challenges of Buying an Apartment on the Primary Market
Modern Solutions
New construction technologies, better thermal and acoustic insulation, energy efficiency, smart installations.
Individual Arrangement
Possibility to choose room layout, finishing materials, colors and functional solutions.
Guarantees and Warranty
Developer's guarantee (usually 2-5 years), warranty for physical and legal defects, protection under Developer Act.
Tax Benefits
No PCC tax, possibility to deduct part of building material expenses from tax under thermal modernization relief.
Surroundings and Infrastructure
Modern housing estates with green areas, parking spaces, playgrounds and accompanying infrastructure.
Investment Potential
New apartments usually maintain value better and gain price faster in long-term perspective.
Challenges and Limitations:
- Higher initial costs - prices per m² are usually higher than on secondary market
- Waiting time - from signing contract to apartment handover usually takes 1-2 years
- Risk of delays - completion date may shift due to reasons beyond developer's control
- Finishing costs - necessity to bear additional costs for adaptation and finishing
- Construction surroundings - construction works may continue in neighborhood for first years
- Limited flexibility - smaller price negotiation possibilities compared to secondary market
3. Primary Market Apartment Purchase Process Step by Step
1 Needs and Capabilities Analysis (2-4 weeks)
Determining budget, location preferences, square footage and standard. Checking creditworthiness and preparing own contribution.
2 Offer Search (4-8 weeks)
Reviewing developer offers, visits to sales offices, consultations with real estate advisor. Verifying developer credibility.
3 Reservation Agreement (1 day)
Signing reservation agreement and paying deposit (usually 5,000-15,000 PLN). Reserving chosen unit for specified time.
4 Developer Agreement (2-4 weeks)
Preparing and signing developer agreement at notary. Agreement verification by lawyer, establishing payment schedule.
5 Financing (4-8 weeks)
Submitting loan application, bank verification, property valuation, signing loan agreement.
6 Construction and Payments (12-24 months)
Monitoring work progress, making payments according to schedule, possible project changes.
7 Apartment Acceptance (2-4 weeks)
Technical acceptance with developer, preparing defect protocol, their removal by developer, final acceptance.
8 Notary and Land Register Entry (2-4 weeks)
Signing notarial deed of ownership transfer, entry in land register, final settlement with developer.
4. How to Check Developer Credibility?
Choosing a reliable developer is key to a safe investment. Here's what to check before signing the agreement:
Developer Verification Elements:
- History and experience - years in market, number and quality of completed investments
- Customer opinions - online reviews, forum opinions, friend recommendations
- Property legal status - checking in land register, no encumbrances, building permit
- Financial safeguards - developer agreement insurance, escrow account
- Financial situation - checking in KRS or CEIDG, no collection proceedings
- Quality of previous investments - visits to already handed over units, conversations with residents
Practical tip: Always ask developer to provide developer agreement template before paying deposit. Give yourself time for its analysis by lawyer specializing in real estate.
Red Flags - When to Be Cautious:
- Lack of building permit or development conditions
- Unusual, very low prices compared to market
- Time pressure when signing agreement
- Lack of financial safeguards (escrow account, insurance)
- Negative online opinions or lack of any information
- Reluctance to answer detailed questions
5. Purchase Financing - Mortgage and Support Programs
Most individual investors use mortgage loans when buying apartments on primary market. In 2024, various financing forms are available:
Types of Apartment Purchase Loans:
- Standard mortgage loan - secured by mortgage on property
- Loan with interest subsidy - under "Apartment without own contribution" program
- Loan for young people - preferential conditions for people up to 35-45 years old
- Foreign currency loan - less chosen due to exchange rate risk
Available Government Programs:
- Apartment without own contribution - for people up to 45 years old, interest subsidy
- Family on their own - preferential loans for families with children
- Apartment Plus Program - apartment offerings at affordable prices
- Locum - support program for young scientists
Required Own Contribution in 2024:
- Standard loan: 10-20% of property value
- "Apartment without own contribution" program: 0% own contribution
- Preferential loans: 5-10% own contribution
Financial advice: Besides own contribution, remember additional costs (notary, finishing, moving), which can constitute additional 5-10% of loan value. Also plan financial cushion for first installments and unexpected expenses.
6. Primary vs Secondary Market Comparison
| Aspect | Primary Market | Secondary Market |
|---|---|---|
| Price per m² | Higher (10-20%) | Lower, negotiation possibility |
| Technical condition | New building, new installations | Depends on building age and condition |
| Finishing standard | Developer standard or to choose | Ready, often requires renovation |
| Formalities | Developer agreement, longer process | Notarial deed, faster process |
| PCC Tax | 0 PLN (exemption) | 2% of property value |
| Guarantees | Developer guarantee 2-5 years | Seller's responsibility |
| Time to move in | 1-2 years (from agreement signing) | 1-3 months (after purchase) |
| Personalization possibility | High (layout, materials) | Limited (only renovation) |
For whom primary market? For people who value modern standards, want to influence finishing, are not in hurry to move and prefer long-term investment. For whom secondary market? For people who want to move in quickly, look for cheaper options or prefer proven, older locations.
7. Is It Worth Buying Primary Market Apartment with WawelDom?
WawelDom is not just a real estate agency - it's a comprehensive partner in the process of buying your dream apartment. We offer support at every investment stage:
Investment Choice Advisory
We help find perfect apartment tailored to your needs, budget and location preferences.
Developer Verification
We check developer credibility, their history, implementations and financial safeguards.
Developer Agreement Analysis
Our lawyers specializing in real estate verify agreements for protection of your interests.
Loan Support
We cooperate with loan advisors who will help find optimal financing.
Construction Process Supervision
We monitor construction work progress and inform you about important investment stages.
Assistance at Apartment Acceptance
We accompany during technical acceptance, helping detect potential defects.
8. Frequently Asked Questions (FAQ)
Average time from signing developer agreement to apartment handover is 12-24 months. Time is influenced by investment scale, season, material availability and construction crews, and project complexity. Developers often give optimistic deadlines, so it's worth adding 3-6 months reserve for possible delays.
Price negotiations with developers are possible, but usually in limited scope. Best negotiation opportunities appear at beginning and end of sales in investment. At beginning developers offer attractive "first minute" prices, and at end they may lower prices for hard-to-sell units. You can also negotiate finishing package or parking spaces.
Developer agreement is civil law agreement regulated by Civil Code and Act on Protection of Apartment Buyer Rights. It guarantees among others: right to withdraw from agreement within 30 days, safeguarding paid funds (escrow account or insurance), specifying completion date, finishing standard and developer responsibility for defects. In case of delays, compensation is due.
Purchase at project stage gives lower prices ("first minute") and larger location choice, but involves longer waiting time and higher delay risk. Purchase when building is already under construction means higher prices, smaller choice, but shorter waiting time and lower risk. Optimal moment is phase when building already has raised structure - prices are still attractive, and work progress visible.
Most common problems are: uneven walls and ceilings, non-working installations (electrical, plumbing), leaking windows and doors, floor and tile damage, ventilation irregularities, lack of compliance with project. Therefore detailed technical acceptance is so important, preferably with independent supervision inspector. All defects should be precisely described in protocol, and developer is obliged to remove them within agreed deadline.
9. Contact Us
If you're considering buying primary market apartment and want to realistically assess your possibilities, our experts are at your disposal. We offer free, no-obligation consultation during which:
- We'll analyze your budget and financial capabilities
- We'll help find perfect investment in preferred location
- We'll present verified developers and current offers
- We'll develop purchase strategy tailored to your needs
- We'll provide support at every transaction stage