Kraków Housing Market in Q2 2026: Price Stabilisation and a Clear Increase in Mortgage Activity
What did the Kraków housing market look like in the second quarter of 2026? The latest analysis published in September 2026 by the Regional Branch of the National Bank of Poland (NBP) in Kraków provides a detailed picture. The report covers the primary and secondary housing markets, residential development projects, the rental market and mortgage lending.
The data show that asking prices for new apartments remained stable, while transaction prices on the primary market increased. Nearly 11,000 new apartments were still available for sale, while both the number and total value of newly granted housing loans rose significantly.
Kraków, Q2 2026 - key figures
- PLN 16,867/m² – the average asking price of a new apartment in Kraków, virtually unchanged from the previous quarter.
- PLN 15,923/m² – the average transaction price on the primary market, up 3.5% compared with Q1 2026.
- 10,987 apartments – the number of new units still available for sale across 185 residential developments.
- 45% of transactions involved two-bedroom apartments, while three-bedroom units accounted for a further 32%.
- 40–60 m² – apartments in this size range dominated the market, representing 47.5% of the available supply and 46.6% of units sold.
- 60.5% year on year – the decline in the number of housing construction starts.
- 49.6% year on year – the increase in the number of housing loan agreements concluded in Kraków, while their total value rose by 54.9%.
- 27.5% of the available supply consisted of completed apartments.
Kraków, Q2 2026 - key market trends
In summary, Kraków’s residential market has entered a period of stabilising asking prices, but this does not mean that market activity has slowed. Transaction prices for new apartments are rising, mortgage lending has increased, and buyers continue to have a broad selection of properties to choose from.
Below, we take a closer look at the data:
Asking prices vs. transaction prices
Asking prices for new apartments remain stable
One of the key conclusions from the Q2 data is the continued stabilisation of asking prices on the primary market.
The average asking price of an apartment offered by developers amounted to PLN 16,867/m². In the previous quarter, it stood at PLN 16,865/m², meaning the change was negligible. According to NBP, the average asking price has remained broadly stable for five consecutive quarters. The median stood at PLN 16,000/m².
Transaction prices on the primary market increased
The picture was different for transaction prices, with the average price of apartments actually sold increasing compared with the previous quarter.
In Q2 2026, the average transaction price reached PLN 15,923/m², compared with PLN 15,391/m² in Q1. This represents an increase of 3.5% quarter on quarter and 1.4% year on year. The median transaction price amounted to PLN 15,198/m².
The data therefore point to two parallel trends: stable developer asking prices alongside an increase in the average price of apartments actually sold in the second quarter.
However, the difference between the average asking price and the average transaction price should not be interpreted directly as an indicator of market discounts. The two measures reflect different mixes of apartments, with factors such as location, floor area, number of rooms and development standard all influencing the averages.
Two- and three-bedroom apartments account for the largest share of sales
Demand patterns on Kraków’s primary market remain stable. In Q2 2026, two-bedroom apartments accounted for 45% of transactions, while three-bedroom apartments represented a further 32%.
Apartments measuring 40–60 m² had the largest share of sales, accounting for 46.6% of transactions. At the same time, the share of larger apartments measuring 60–80 m² increased to 22.8% of transactions.
Nearly 11,000 new apartments remain on the market
In June 2026, 10,987 apartments across 185 residential developments were available on Kraków’s primary market. Compared with March, the number of units offered for sale increased by 1.6%, while year on year it was 0.5% lower.
Completed apartments accounted for 27.5% of total supply, while developers launched a further 1,896 units onto the market during the second quarter. The scale of available supply confirms that Kraków remains a competitive market, with buyers able to choose from a broad range of developments and apartments.
Podgórze accounts for the largest share of new developments
New residential developments in Kraków are unevenly distributed across the city.
According to the geographical division used in the NBP analysis, 45.4% of developments available for sale were located in Podgórze. Krowodrza accounted for 33% of projects, Nowa Huta for 12.4% and Śródmieście for 9.2%.
This means that nearly half of all residential developments currently offered for sale in Kraków were located in Podgórze, making it the city’s largest concentration of new housing supply.
Fewer new construction starts, more apartments completed
In Q2 2026, 2,270 apartments were completed in Kraków, representing an increase of 63.5% year on year. At the same time, construction started on 1,352 units, a decline of as much as 60.5% compared with the previous year.
Over the same period, the number of apartments covered by building permits or construction notifications increased by 135.2% year on year, reaching 3,208 units. This indicates that despite the lower number of construction starts, the potential pipeline of future housing supply remains substantial.
Apartment prices vary significantly across Kraków
The average price for Kraków as a whole provides only a general view of the market. In practice, prices of new apartments vary considerably by location, with differences between individual parts of the city amounting to several thousand złoty per square metre. Key factors influencing pricing include location, the character of the surrounding development, the availability of new residential projects and the standard of individual schemes.
According to the broader geographical division used by NBP, average asking prices on the primary market in Q2 were PLN 22,317/m² in Śródmieście, PLN 17,357/m² in Krowodrza, PLN 16,157/m² in Podgórze and PLN 14,422/m² in Nowa Huta.
Even greater differences can be seen at the level of Kraków’s administrative districts. In Dębniki, the average asking price stood at PLN 15,685/m² and the average transaction price at PLN 15,403/m². In District XIII Podgórze, the corresponding figures were PLN 16,610/m² and PLN 16,533/m². In Stare Miasto, the average asking price reached PLN 23,682/m².
Such significant variation demonstrates that when assessing a specific offer, it is much more meaningful to compare it with similar developments in the same part of the city rather than with the Kraków-wide average.
Primary and secondary markets – similar asking prices, wider differences in transaction prices
A comparison of the two market segments shows that differences in asking prices are relatively small, while they become more pronounced when transaction prices are considered.
On the primary market, the average asking price in Q2 2026 was PLN 16,867/m², compared with PLN 16,838/m² on the secondary market. The average asking prices in the two segments were therefore almost identical.
The difference was more visible in transaction prices.
The average transaction price on the primary market stood at PLN 15,923/m², compared with PLN 14,792/m² on the secondary market. Importantly, transaction prices for new apartments increased by 3.5% quarter on quarter, while transaction prices on the secondary market declined by 1.9%.
The data show that comparing asking prices alone does not provide a complete picture of the competitiveness of the two market segments. When assessing a particular property, factors such as its standard, the age of the building, required capital expenditure, energy efficiency, layout functionality, the quality of common areas and the surrounding environment should also be taken into account.
Kraków rental market - average asking rent above PLN 3,100 per month
The NBP report also examines the rental market.
In Q2 2026, the average asking rent for an apartment in Kraków amounted to PLN 3,139.3 per month, while the median was PLN 2,800. On a per-square-metre basis, the average asking rent was PLN 69.2/m² per month, up PLN 1.2/m² from the previous quarter.
More than half of the apartments offered for rent were two-bedroom units. One-bedroom apartments accounted for 21.8% of supply, while three-bedroom units represented 19.7%.
The highest rents per square metre were recorded for the smallest apartments. For units of up to 40 m², the average asking rent was PLN 76.4/m², compared with PLN 63.9/m² for apartments measuring 40–60 m².
Based on concluded rental agreements, the average rent amounted to PLN 2,523.1 per month, or PLN 60.1/m². Two-bedroom apartments accounted for 51.5% of all rental transactions included in the analysis.
The data therefore confirm the significant role of compact apartments in Kraków’s rental market.
Clear increase in housing loan activity
In Q2 2026, the value of housing loans granted in Kraków increased by 12.2% quarter on quarter, while the number of agreements rose by 8.4%. The year-on-year comparison was even stronger: the number of agreements increased by 49.6%, while the value of financing rose by 54.9%.
Mortgage affordability also improved. On the primary market, the indicator increased by 17.7% year on year to 69.6 m². NBP also points to lower bank margins and growing demand for housing loans.
This is an important signal for the primary market, as improved financing conditions may support demand for new apartments.
What do the Q2 data tell us about Kraków’s housing market?
NBP data indicate that by mid-2026, Kraków’s housing market had entered a period of greater balance between supply, prices and demand.
On the supply side, buyers continue to have a broad choice, with nearly 11,000 new units available for sale. At the same time, developers started construction on significantly fewer apartments than a year earlier, which may gradually affect the structure of supply in the coming quarters.
On the pricing side, there is no continuation of the rapid increases seen in earlier periods. Average asking prices remain stable, while transaction prices for new apartments increased by 3.5% during the quarter. At the same time, activity in the housing loan market increased significantly.
For buyers, this is a market in which the assessment of an individual property is becoming increasingly important: its price compared with competing developments nearby, location, layout, standard, stage of construction and total purchase cost.
Those looking for a new apartment in Kraków can explore Activ Investment’s current offer and compare available units in terms of location, functionality and expected completion date.
Source: “Information on Apartment Prices and the Residential Real Estate Market in Kraków in Q2 2026”, Regional Branch of the National Bank of Poland in Kraków, September 2026. NBP’s analysis of prices and rental rates is based on data available as of the end of Q2 2026; historical data may be subject to revision.
