Ewa Górniak
doradca ds. sprzedaży nieruchomości
How much does a house near Poznań cost in 2026? Prices, sizes and what affects the price
Table of contents
How much do you need to spend on a house near Poznań in 2026? According to an Otodom analysis, at the end of January the average new house offered by a property developer in the Poznań metropolitan area had a floor area of around 100 m² and cost PLN 768,103, or approximately PLN 7,600/m². By comparison, in Poznań itself the average was 113 m² and more than PLN 1.22 million.
This does not mean, however, that every house near Poznań costs around PLN 770,000. Current listings show a much wider price range, with the final amount primarily influenced by location, the size of the house and plot, the type of housing and the development standard.
How much does a new house near Poznań cost?
Otodom data and current listings on RynekPierwotny.pl provide a useful point of reference.
- Average new-build house in Poznań*: 113 m²
- Average house price in Poznań*: PLN 1,227,362
- Average new-build house in the Poznań metropolitan area*: 100 m²
- Average house price in the Poznań metropolitan area*: PLN 768,103
- Average price per m² near Poznań*: approx. PLN 7,800/m²
- Cheapest new-build house in Poznań County**: PLN 544,664
- Current range of floor areas**: 80–158 m²
* Otodom, property developer listings, as at the end of January 2026. ** RynekPierwotny.pl, listing data available in August 2026.
The difference between Poznań and its metropolitan area is therefore considerable. According to Otodom data, the average house in Poznań cost around PLN 459,000 more than a property offered outside the city. It is worth remembering, however, that the average floor area within the city was 13 m² larger.
What sizes of houses are currently available near Poznań?
Moving beyond the city limits does not necessarily mean buying a 150 or 200 m² detached house. A growing share of the market consists of properties aimed at people who want to exchange a large flat for their own house with a garden but do not need a very large floor area.
According to RynekPierwotny.pl, the current new-build housing market includes properties ranging from approximately 80 to 158 m². Four-room houses make up the largest group in the website’s overview, with both semi-detached and terraced properties available for sale.
Otodom’s analysis shows a similar trend. At the beginning of the year, the average new-build house in the Poznań metropolitan area had a floor area of around 100 m². This size can provide a genuine alternative to a large flat while also offering a private garden and separate entrance.
Why do house prices differ depending on the source?
When comparing property prices, it is worth paying attention to the source of the data. Prices shown on websites such as Otodom and RynekPierwotny.pl are primarily asking prices – the prices at which properties are listed for sale.
The transaction price, on the other hand, is the amount actually paid and recorded in the notarial deed.
According to the latest available Cenatorium data published by Bankier.pl in July, the average transaction price of a detached house in Poznań was PLN 9,837/m² in Q1 2026. This was 0.8% higher than in the previous quarter and 5% higher than a year earlier. Compared with Q1 2023, transaction prices were around 25% higher.
These figures should not be compared directly with the average price of a house near Poznań, as they cover a different geographical area and a different type of data. They do, however, show why it is always worth checking whether a statistic refers to asking prices or prices actually paid when analysing the market.
What affects the price of a house near Poznań?
The same floor area does not necessarily mean the same price. A 90 m² house may cost around PLN 600,000, but its price can be considerably higher in a more expensive location, with a larger plot or a higher standard.
1. Location and land prices
One of the most important factors is where the development is located. Land prices in individual municipalities illustrate this clearly.
According to Działkopedia, in August the average market price of a building plot in the analysed area was PLN 301/m². The website combines data from the GUGiK Property Price Register with current land listings.
However, there are considerable differences between municipalities:
- Pobiedziska: PLN 225/m²
- Kórnik: PLN 277/m²
- Swarzędz: PLN 341/m²
- Tarnowo Podgórne: PLN 390/m²
- Dopiewo: PLN 426/m²
- Suchy Las: PLN 450/m²
- Komorniki: PLN 455/m²
This does not mean that land costing twice as much automatically results in a house costing twice as much. The cost of the plot is, however, one of the reasons why properties of a similar size and standard can have different prices in different parts of the metropolitan area.
2. Floor area and room layout
A larger floor area usually means a higher total price, but the number of square metres alone does not show how functional a house will be.
A well-designed 85–95 m² home can accommodate a living room with kitchen, three bedrooms, two bathrooms or an additional utility room and meet the needs of a family comfortably. When comparing properties, it is therefore worth looking at the room layout as well as how effectively the available floor area has been used.
3. Plot and garden size
When buying a house, you are paying for more than the building itself. Two properties with the same floor area and layout can differ in price because of the size of their private gardens.
This is particularly relevant when comparing semi-detached and terraced houses. The price per square metre does not show whether a property comes with a garden of 40, 100 or 240 m².
4. Type of housing
The price is also affected by whether the property is a detached, semi-detached or terraced house.
Otodom points out that semi-detached and terraced houses account for a significant share of the more affordable new-build properties in the metropolitan areas of major cities. They allow land to be used more efficiently, helping to keep the overall property price lower than that of a comparable detached house.
5. Finish standard, features and infrastructure
Two properties with identical floor areas do not necessarily include the same features. When comparing prices, it is therefore worth checking the finish standard and features, as well as what is included beyond the building itself.
Relevant factors may include:
- the number of parking spaces and whether the house has a garage,
- the size of the garden and how it is prepared,
- the heating system,
- underfloor heating,
- the standard of windows and doors,
- a utility room,
- a finished terrace,
- roads and lighting within the development,
- access to fibre-optic internet.
Only this type of comparison shows which offer genuinely provides more within a given budget.
How does Greenbud Development compare with the wider market?
At Greenbud Development, four-room houses near Poznań are currently available for around PLN 600,000. The developments differ in house size, garden area and location, making it possible to choose an option that suits both your budget and lifestyle.
Osiedle Botanika – Pobiedziska
- Floor area: 94 m²
- Number of rooms: 4
- Current property prices*: PLN 599,000–604,000
- Price per m²: PLN 6,372–6,426
Osiedle Barwne – Rabowice
- Floor area: 83.7 m²
- Number of rooms: 4
- Current property prices*: from PLN 598,400
- Price per m²: from PLN 7,149
Zielone Rabowice 3 – Rabowice
- Floor area: 87.4 m²
- Number of rooms: 4
- Current property prices*: PLN 677,200–686,700
- Price per m²: PLN 7,748–7,857
* Prices of available properties as at August 2026. An additional PLN 2,000 is charged for the share in the access road. Current availability and prices should be checked directly on the individual development pages.
Osiedle Botanika – almost 94 m² for around PLN 600,000
In Pobiedziska, Stage 2 of Osiedle Botanika offers four-room houses with a floor area of 94 m². Current prices of available properties range from PLN 599,000 to PLN 604,000, or around PLN 6,400/m².
Each house comes with a private garden, two parking spaces and a utility room. The development also includes paved roads, pavements, LED lighting and fibre-optic internet.
This is an option for people who, with a budget of around PLN 600,000, want four rooms, almost 94 m² and their own outdoor space. The location is another advantage – close to the centre of Pobiedziska, the railway station, shops and services, while also offering easy access to lakes and the green spaces of the Zielonka Forest.
Osiedle Barwne – four rooms close to Swarzędz and Poznań
Osiedle Barwne in Rabowice offers two-storey, four-room houses with a floor area of 83.7 m². Prices of available properties start from PLN 598,400, or PLN 7,149/m².
Each house has a private garden, two parking spaces and a utility room, while the development infrastructure also includes roads, pavements, paved terraces and LED lighting.
One of the advantages of this development is the opportunity to buy your own house for less than PLN 600,000 while remaining close to Swarzędz and within convenient reach of Poznań. The everyday amenities of Zalasewo and Swarzędz are also nearby.
Zielone Rabowice 3 – a large garden and a ready-to-move-in house close to Poznań
The current offer at Zielone Rabowice 3 includes four-room houses with a floor area of 87.4 m², while the remaining available properties have private gardens of approximately 240–241 m². Prices range from PLN 677,200 to PLN 686,700, or from PLN 7,748 to PLN 7,857/m².
In this case, the price per square metre alone does not show the full value of the offer. Buyers also get generous outdoor space, two parking spaces, a heat pump and underfloor heating. The development also includes paved roads, LED lighting and a playground.
Another advantage is the opportunity to buy a home that is ready for handover, without waiting for construction to be completed. For people who want to live close to Swarzędz and Poznań while also having a large garden, Zielone Rabowice 3 may be a particularly attractive option.
Is a house near Poznań really better value than one in the city?
Comparing houses for sale in Poznań with properties in surrounding towns and villages reveals a clear difference in price levels. According to Otodom, the average new-build house in the Poznań metropolitan area cost PLN 768,103 at the beginning of the year, while the average within the city exceeded PLN 1.22 million.
In practice, this means that you can look for a house near Poznań with a budget that would offer considerably fewer options within the city itself. Greenbud Development’s current offer shows that around PLN 600,000–700,000 can be enough for a four-room house with a bathroom and separate toilet, utility room, private garden and two parking spaces.
Price should not, however, be the only consideration. It is also worth comparing commuting times, access to rail and public transport, schools, kindergartens, shops and everyday services. A well-chosen location near Poznań can therefore combine a more favourable purchase price with convenient access to the city.
How much do you need to budget for a house near Poznań? Summary
The cheapest new-build houses around Poznań currently start at approximately PLN 545,000, while Otodom data indicates around PLN 768,000 as the average price of a new-build house in the metropolitan area at the beginning of the year.
With a budget of around PLN 598,000, four-room houses of approximately 84–94 m² can also be found in Greenbud Development’s portfolio. When choosing a property, it is worth considering not only the price per square metre, but also the size of the garden, parking spaces, access to a garage, technical standard, layout and location.
Sources
- Otodom, „Wielka ucieczka do… mniejszego metrażu? Tak zmienia się segment domów w Polsce”, 18 marca 2026 r. – dane dotyczące cen i metraży domów w Poznaniu i aglomeracji. Analiza Otodom
- RynekPierwotny.pl, „Nowe domy – powiat poznański” – bieżące ceny ofertowe, metraże i struktura oferty. Nowe domy w powiecie poznańskim
- Bankier.pl / Cenatorium, „Ceny transakcyjne domów jednorodzinnych – I kw. 2026 r.” – ceny rzeczywiście notowane w transakcjach. Raport Cenatorium i Bankier.pl
- Działkopedia, „Ceny działek w powiecie poznańskim – sierpień 2026” – dane o cenach gruntów w poszczególnych gminach. Ceny działek w powiecie poznańskim
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Greenbud Development
ul. Dworcowa 4
62-020 Swarzędz