Kraków Property Price Changes (Primary and Secondary Market) 2024 to 2026.

Like many cities in Poland, Kraków has seen steady increases in property prices in recent years.

Property price transaction data is not freely available in Poland but we can use aggregated data available from several sources to infer transaction prices and market trends. In our data we make these inferences at three checkpoints: January 2024, January 2025, and January 2026. We will also split the data into two groups;

(i) Primary market data: The are estimated transaction prices for new properties and developments.

(ii) Secondary market data: These are estimated transaction prices for older properties which came on to the market.

We will further split the data by administrative district. Kraków has 18 administrative districts (‘dzielnica’), which are also traditionally represented by Roman numerals. The names and numbers of the 18 districts are as follows: Stare Miasto (Old Town) (I), Grzegórzki (II), Prądnik Czerwony (III), Prądnik Biały (IV), Krowodrza (V), Bronowice (VI), Zwierzyniec (VII), Dębniki (VIII), Łagiewniki-Borek Fałęcki (IX), Swoszowice (X), Podgórze Duchackie (XI), Bieżanów-Prokocim (XII), Podgórze (XIII), Czyżyny (XIV), Mistrzejowice (XV), Bieńczyce (XVI), Wzgórza Krzesławickie (XVII), and Nowa Huta (XVIII).

Map of the 18 Administrative Districts of Kraków

Data Sources: How the Figures Were Calculated. The data we use is calculated using a weighted average methodology across the following sources:

• SonarHome (Listing Aggregator): This provides the most “current” feel. Their AI algorithm scrapes hundreds of thousands of listings across platforms like Otodom and OLX. It calculates the offer price average for each district of Kraków.
• Otodom Analytics: This data adjusts raw offer prices by factoring in “days on market.” For example, if apartments in Krowodrza are selling in 40 days versus 90 days in Swoszowice, then the Krowodrza average is weighted more heavily toward the higher listing prices.
• National Bank of Poland (NBP) & AMRON-SARFiN: We use their quarterly reports to apply a “Transaction Gap” correction. Historically, the final sale price in Kraków is roughly 4%–6% lower than the initial asking price. The figures we use are adjusted to reflect this estimated “real” transaction value rather than the initial asking price.

NOTE: All prices are in Polish złoty (PLN) per square metre (m²).

Average Prices 2024 to 2026: Primary Market

Perhaps, not surprisingly, the highest prices are to be found in the city centre. In January 2024, new developments and properties in the Stare Miasto and Grzegórzki districts were costing 19850 PLN and 18500 PLN per square metre respectively. In the nearby Krowodrza district prices reached 17500 PLN with the other districts trailing behind. New properties in Nowa Huta were only costing an average of 11000 PLN per square metre.

Average Primary Market Property Price (PLN) per m² — Kraków 01–2024

One year later and the pattern has continued with Stare Miasto (21900 PLN), Grzegórzki (20450 PLN) and Krowodrza (20100 PLN) all breaking the 20000 PLN per square metre barrier. Only the Wzgórza Krzesławickie (11950 PLN) and Nowa Huta (11500 PLN) districts were still selling new properties below an average of 12000 PLN per square metre.

Average Primary Market Property Price (PLN) per m² — Kraków 01–2025

By the time we reach January 2026 we see our first significant change. The highest prices are now in the Grzegórzki district (25800 PLN). Indeed, higher prices are also seen in Krowodrza (23600 PLN) with prices in Stare Miasto dropping to third place (22450 PLN). Suggesting that prices in Stare Miasto had perhaps reached a peak that people were prepared to pay at that time and that buyers had started to look at other surrounding areas instead. The lowest prices were still to be found in Wzgórza Krzesławickie (12500 PLN) and Nowa Huta (11800 PLN) in the East of the city.

Average Primary Market Property Price (PLN) per m² — Kraków 01–2026

Average Prices 2024 to 2026: Secondary Market

With the secondary market we are looking a sales dealing with a wider variety of properties, some who maybe only be a few years old and some who may be significantly older. There are some similarities with the primary market in that the Stare Miasto (17417 PLN) and Grzegórzki (17020 PLN) districts lead the way. Just behind them however, we have a tight chasing pack of Zwierzyniec (15300 PLN), Podgórze (15180 PLN), Prądnik Czerwony (14800 PLN), and Krowodrza (14697 PLN), with Bronowice (14200 PLN) and Dębniki (14100 PLN) not far behind.

It can also be seen that the range of prices in the secondary market (the price difference between the highest and the lowest) is generally smaller in the secondary market than the primary market.

The lowest prices average prices in January 2024 were to be found in Bieńczyce (11500 PLN) and Wzgórza Krzesławickie (10900 PLN).

Average Secondary Market Property Price (PLN) per m² — Kraków 01–2024

One year later and Stare Miasto (18450 PLN) with a slight increase continues to lead the way. The Grzegórzki (16204 PLN) district remains in second place, even though it has actually seen a slight drop compared to 1 year ago. It is now only slightly ahead of Zwierzyniec (16200 PLN) in third place with others close behind.

Average Secondary Market Property Price (PLN) per m² — Kraków 01–2025

The most recent figures (January 2026) show that Krowodrza (20022 PLN) now has the highest average prices, with Zwierzyniec (18607 PLN) and Stare Miasto (18200 PLN) dropping to third. This supports our suspicion from the primary market data that prices in Stare Miasto had reached a peak and that buyers were looking at surrounding areas.

The lowest average prices were to be found in Nowa Huta (14733 PLN), Swoszowice (13052 PLN) and Wzgórza Krzesławickie (12731 PLN).

Average Secondary Market Property Price (PLN) per m² — Kraków 01–2026

Market Trends

We can also plot the data as market trend lines. This allows us to see how the average transaction prices have changed over time and to make comparison between different districts.

Average Primary Market Property Price per square metre by district over time.

In both cases, for the primary and secondary market, the underlying trend is upwards, although there is some variation within this pattern.

Average Secondary Market Property Price per square metre by district over time.

Summary

In summary, we have looked at aggregated property sales data for the city of Kraków from 2024 to 2026. This shows us that the general price trend for both primary and secondary markets is upwards. In particular, the Stare Miasto (Old Town), Grzegórzki and Krowodrza districts have recorded high transaction values. It would be interesting to dig deeper into the factors affecting some price changes and to understand the reasons why prices have changed the way they have.

Complete source code and data files are available on GitHub.

The Jupyter notebook and data files are also available on Google Colab.

In this overview we had to use the aggregated data available to us. However, ideally, we would have access to full transaction data with dates, addresses and prices available as was the case with a previous analysis I did of property sales data for England and Wales a few years ago.