Poland – Finding Property to Buy

Who are the main estate agents operating in Poland, and how do buyers typically use them?

Poland’s real estate sector is served by a combination of large national networks, internationally recognised brands with local offices, and smaller regional outfits. In contrast to countries such as the Netherlands, where an agency typically represents either the buyer or the seller exclusively, Polish estate agents most commonly function as intermediaries between both parties within the same transaction — an arrangement known as dual agency. Being aware of this structure from the outset is important before you begin your search.

Some of the most widely recognised estate agency brands operating in Poland include:

• RE/MAX Poland — an international franchise with a strong footprint across Poland’s major cities, remax-polska.pl
• ERA Nieruchomości — one of the longer-established agency networks in Poland with nationwide coverage, era.pl
• Homfi — a growing Polish agency recognised as one of the top performers on the Otodom portal, homfi.com/en
• KapitalArk — a Warsaw-based firm with a specific focus on guiding foreign buyers through the Polish property market, kapitalark.com
• Emmerson Realty — a well-established agency with a particularly prominent presence in Warsaw and other large cities, emmerson.pl

While engaging a local agent is not compulsory, doing so is strongly advisable. Agents can open doors to off-market listings, bring useful negotiation experience, and help bridge language gaps and local market knowledge. For overseas buyers unfamiliar with Polish property procedures, working with an agent experienced in dealing with foreign clients can be especially valuable. Always confirm an agency’s current standing and reputation through up-to-date local sources, as agent prominence can shift over time.

Note: agent availability, reputations, and areas of specialisation are subject to change. Readers should verify current details directly with agencies and through recent reviews or personal recommendations before making any commitments.

Do estate agents in Poland need qualifications or a licence to operate?

This is one of the most critical points to grasp before beginning your property search in Poland, because the regulatory landscape here differs substantially from countries such as the United States — where practising agents must hold a state-issued licence — or the UK, where agents are subject to voluntary oversight from bodies such as The Property Ombudsman and are required to belong to an approved redress scheme.

The defining feature of Poland’s current framework is that mandatory licensing for estate agents does not exist. This means that any individual may legally work as an estate agent without holding specific qualifications or a formal licence. That said, this does not mean the sector operates without any form of oversight or structure.

Before 2014, the Polish property market was subject to rigorous regulation, with strict requirements imposed on anyone wishing to become a licensed agent. That mandatory licensing system was then abolished, opening the profession to anyone regardless of educational or professional background. While this deregulation broadened participation in the market, it also prompted concerns about service quality and the risk of malpractice. Consequently, voluntary certifications and professional membership bodies took on greater importance as a means of upholding industry standards.

As of 2024, the regulation of Polish estate agents continues to develop in response to market conditions, technological change, and consumer protection pressures. Although mandatory licensing remains absent, voluntary certifications, professional associations, and regulatory bodies collectively play a significant role in maintaining standards across the sector.

The principal voluntary professional body for estate agents in Poland is the Polska Federacja Rynku Nieruchomości (PFRN) — the Polish Federation of the Real Estate Market — which establishes codes of ethics and professional benchmarks for its members. Information about PFRN membership and standards can be found at pfrn.pl. Membership is voluntary, but choosing an agent who belongs to PFRN provides an additional degree of reassurance. Debate about whether mandatory licensing should be reintroduced in Poland is ongoing; proponents argue it would strengthen consumer protection and raise professional standards. While no concrete plans for re-regulation had been announced as of 2024, the issue is expected to remain prominent in industry discussions.

Always check current regulatory requirements directly with PFRN or a qualified Polish property lawyer before relying on any agent’s claims about their credentials.

How much do estate agents charge in Poland, and who pays the fees?

Agent fees in Poland are not fixed by legislation, meaning rates vary between agencies and are generally open to negotiation. Unlike markets such as France, where agent commissions and notarial fees are governed by fixed statutory rates, Poland operates on a more open, market-driven basis when it comes to agent remuneration.

Standard commission rates for real estate brokers in Poland typically fall between 2.0% and 6.0% of the property’s purchase price. In practice, the rates most commonly encountered sit toward the lower end of this range. Some agencies charge only the seller, with a rate of around 3%, but it is equally common for both buyer and seller each to pay approximately 3%. Many agencies charge 2–2.5%. You should always negotiate the commission with a real estate agent before committing.

Agreeing the commission rate with your broker in advance is standard practice in Poland, and buyers should feel entirely comfortable raising questions about fees and the commission structure before signing any agency agreement.

Beyond agent fees, buyers should set aside funds for other transaction costs. Notary fees are capped by law and typically range from 0.25% to 2% of the property’s value — in most cases around 0.2–0.4% — and agency fees are usually 2–3% of the purchase price (as of 2024). Applicable property taxes include either Value Added Tax (VAT) at 23% on new-build properties, or a transaction tax (PCC) of 2% on resales of existing properties. A notable exception applies to first-time apartment buyers, who may be exempt from paying the PCC transfer tax.

There is no single official government document specifically governing agent fees, but the Office of Competition and Consumer Protection (UOKiK) — Poland’s consumer protection authority — publishes general guidance on unfair contract terms at uokik.gov.pl. Always request a written agency contract before proceeding, and make sure you understand the exact fee structure, which party is responsible for paying, and the circumstances under which fees become due.

Where else can buyers find properties for sale in Poland, apart from estate agents?

Poland has a well-developed online property market, and many buyers — particularly those searching from outside the country — begin their search through listing portals rather than approaching agencies directly. Below is an overview of the main channels available to buyers.

Online property portals

The five most visited real estate websites in Poland (as of September 2025) are: otodom.pl, nieruchomosci-online.pl, adresowo.pl, domiporta.pl, and morizon.pl. These portals carry listings from both agents and private vendors, making them the most efficient starting point for any property search.

• Otodom — otodom.pl: the largest and most widely used property portal in Poland, covering apartments, houses, commercial premises, and land throughout the country.
• Morizon — morizon.pl: a web and mobile-based property listing platform with apps available for iOS and Android, widely regarded as a reputable search tool.
• Gratka — gratka.pl: a general classifieds website with an extensive real estate section.
• Nieruchomosci-online — nieruchomosci-online.pl: the second most visited property website in Poland, with a straightforward interface well suited to those new to the market.
• Domiporta — domiporta.pl: a major nationwide portal that also attracts private sellers listing directly, which can be useful for finding properties without agent involvement.
• OLX — olx.pl: a classifieds platform where both private individuals and agents list properties, useful for uncovering direct-sale listings.

Expat-focused resources and forums

Communities such as the Expat Focus Poland forum and Polish Forums (polishforums.com) host discussion threads covering property searches, agent recommendations, and regional insights from people who have already navigated the buying process. Facebook groups for expatriates based in specific Polish cities — Warsaw, Kraków, Wrocław, and Gdańsk — also regularly feature property listings and agent referrals shared by members of those communities.

Developer direct sales

Foreign buyers tend to concentrate in Poland’s main cities, each offering distinct benefits depending on the buyer’s goals, with Warsaw drawing particular interest from international business professionals and investors. Many developers in these cities sell new-build apartments directly through their own sales offices or websites, bypassing agents entirely. This approach can reduce commission costs but removes the intermediary who might otherwise assist with due diligence.

The Land and Mortgage Register

Every property in Poland has its own entry in the land register, known as Elektroniczne Księgi Wieczyste. This electronic database is accessible to the public and allows anyone to check the status of a given property. If you are seriously considering purchasing an apartment, ask the seller for the register number. The land register lets you verify everything from whether the seller has the legal right to sell, to whether any third-party rights or encumbrances are attached to the property. The register is available at ekw.ms.gov.pl.

Property auctions

Properties sometimes come to market through court-ordered auctions (licytacje komornicze), typically arising when a previous owner has defaulted on a mortgage. These are administered through the Polish courts and can offer below-market prices, but they carry additional legal complexity and are generally not recommended for first-time or foreign buyers without experienced legal support.

International property portals

If you are conducting your search from abroad, international platforms such as Rightmove Overseas and Esales Property, or relevant expat forums, can serve as a useful starting point. These carry a more limited selection of Polish listings but are often available in multiple languages.

Is using a buyer’s agent common practice when purchasing property in Poland?

Dedicated buyer’s agents — professionals who act exclusively on behalf of the purchaser with no connection to the vendor — are not an established or widely recognised service category in Poland in the way they are in markets such as Australia, where buyer’s advocates are a mainstream part of property transactions, or the United States. The concept exists in Poland, but it is far from standard practice.

The more prevalent arrangement in Poland is the dual-agency model, in which a single agent facilitates the transaction on behalf of both buyer and seller simultaneously. A local agent can offer considerable assistance in interpreting legal requirements, negotiating contract terms, and ensuring compliance with local rules, acting as a go-between for both parties. However, this means the agent has a financial stake in the deal proceeding and may not be advocating solely for your interests as a buyer.

Some agencies in Poland — particularly those marketing their services to international clients — do offer buyer-focused representation as a premium option. Because estate agents are not required to hold a specific licence in Poland (as described above), there is no separate or additional qualification required to work specifically as a buyer’s agent. Fees for buyer-specific representation, where it is available, vary considerably and may be structured as a flat fee, a percentage of the purchase price (typically in the 1–3% range as of 2025, though this varies), or a combination of both. Always confirm fee structures directly with any agent you are considering engaging.

In practice, most foreign buyers in Poland address the absence of dedicated buyer representation by retaining a lawyer who specialises in Polish property law to oversee the legal aspects of the process. This is widely regarded as the most effective means of protecting a buyer’s interests and is strongly recommended regardless of whether you also engage an estate agent.

Are there organisations in Poland that support or represent foreign property buyers?

No single government agency or dedicated advocacy body exists in Poland specifically to protect the interests of foreign property buyers, in the way that a Financial Ombudsman Service operates in certain other European countries. Nevertheless, several organisations and bodies can offer relevant support or a degree of protection to overseas purchasers.

• Polska Federacja Rynku Nieruchomości (PFRN) — Polish Federation of the Real Estate Market
  The primary professional association for estate agents in Poland. While it does not represent buyers directly, its member agents are bound by a professional code of ethics, and PFRN can be a useful resource for verifying an agent’s professional standing or raising concerns about a member’s conduct. Website: pfrn.pl
• Krajowa Rada Notarialna — National Council of Notaries
  Given that every property transaction in Poland must be executed before a notary public, the National Council of Notaries is a key body for buyers. Polish notaries are legally obliged to act impartially and to verify the legal status of the property and all parties to the transaction. Concerns about a notary’s conduct may be directed to the Council, which handles disciplinary matters. Website: krn.org.pl
• Urząd Ochrony Konkurencji i Konsumentów (UOKiK) — Office of Competition and Consumer Protection
  Poland’s national consumer protection authority. UOKiK accepts complaints about unfair commercial practices, including those by estate agents, and issues guidance on consumer rights in property transactions. It is the closest equivalent Poland has to a general consumer protection ombudsman. Website: uokik.gov.pl
• Naczelna Rada Adwokacka — Polish Bar Council
  If you need a qualified lawyer specialising in property law, the Polish Bar Council can help you locate a registered legal practitioner. Website: adwokatura.pl
• Ministerstwo Spraw Wewnętrznych i Administracji (MSWiA) — Ministry of Internal Affairs and Administration
  Buyers from countries outside the EU, EEA, and Switzerland may require a special permit from the Ministry of Internal Affairs and Administration when purchasing property that includes land. The Ministry’s official portal provides application forms, eligibility criteria, and guidance on the permit process. Website: gov.pl/web/mswia; permit applications can also be initiated through the official business portal at biznes.gov.pl.

What other steps or considerations should foreign buyers be aware of when searching for property in Poland?

Foreign ownership restrictions and permit requirements

Citizens of EU, EEA, and Swiss countries enjoy the same property purchasing rights as Polish nationals and are not required to obtain any special permit. Buyers from all other countries, however, may need a special permit from the Polish Ministry of Internal Affairs and Administration when acquiring property that involves land. No special permit is required for apartments or other property types where land is not being directly purchased.

Non-EU citizens can frequently buy apartments in multi-storey residential buildings without a permit, as these typically involve shared rather than direct land ownership. This makes urban apartments in Warsaw, Kraków, or Wrocław popular choices for buyers from outside the EU. Official guidance on this permit process is available at biznes.gov.pl. Additional restrictions may apply to agricultural land and border regions: since 2016, acquiring agricultural land in Poland has been subject to tighter controls, even for Polish citizens, in order to protect local farming. As a foreign buyer, you may need to satisfy further conditions to purchase such land. Always check current requirements directly with an official source before proceeding.

The legal basis for these rules is the Act of 24 March 1920 on the Acquisition of Real Estate by Foreigners (updated version Dz.U. 2021 pos. 754), which defines who is regarded as a foreigner, specifies which property types require a permit, and sets out the application procedure.

The role of the notary

Completing a property purchase in Poland requires the execution of a sale agreement in the form of a notarial deed. The notary public plays a central role in this process, verifying the legal status of the property and confirming that all aspects of the transaction are in order. Unlike in certain other countries where solicitors or conveyancers independently manage the entire transfer, in Poland the notary is a legally required and integral participant in any property transaction — not an optional addition.

The preliminary agreement and deposit

A preliminary agreement (umowa przedwstępna) is signed to secure the property while the buyer finalises financing or completes legal checks. This document sets out the terms of the sale and typically requires the payment of a deposit. The deposit is usually non-refundable if the buyer withdraws, so it is essential to have all legal checks completed before signing. Having a lawyer review the preliminary agreement prior to signature is strongly recommended.

Land and Mortgage Register (Księga Wieczysta)

Once a purchase is complete, the new owner must register the property in Poland’s Land and Mortgage Register (księga wieczysta). This registration is essential for ensuring that your ownership rights are legally recognised. You can inspect the register for any property before buying at ekw.ms.gov.pl. The government body responsible for land registration is the Ministry of Justice (gov.pl/web/justice).

Language barriers and bilingual support

Polish is the sole official language of Poland, and not all parties involved in a property transaction will speak other languages, which can make communication with sellers, lawyers, and service providers challenging for foreign buyers. The cost of a sworn translator typically ranges from €100 to €300, depending on the complexity and volume of documents (as of 2024; verify current rates directly). By law, all documents executed before a notary must be in Polish, and if you do not speak the language, a sworn translator must be present at the signing. Many law firms that serve international clients offer bilingual services — seek out firms that specifically advertise this capability.

Due diligence and legal support

Before proceeding with a purchase, thorough legal due diligence is essential. This includes reviewing all relevant legal documents, verifying entries in the Land and Mortgage Register, confirming applicable zoning laws, and identifying any hidden legal issues that may affect the transaction. Engaging a qualified property lawyer or an estate agent with legal expertise helps ensure you make well-informed decisions at every stage.

Step-by-step: How the purchase process typically works

The Polish property purchase process follows a structured sequence that typically spans 8–12 weeks from start to completion. The principal steps are as follows:

1. Research the market — use online portals such as Otodom, Morizon, Gratka, and Domiporta to identify available properties and gain an understanding of price levels in your target area.
2. Engage a real estate agent and/or lawyer — appoint a local agent to assist with your property search and a qualified property lawyer to handle legal oversight. These roles can be fulfilled by different professionals.
3. Check the Land and Mortgage Register — verify the legal status of any property you are seriously considering, including current ownership and any existing liens or encumbrances, at ekw.ms.gov.pl.
4. Obtain a foreign ownership permit if required — if you are a non-EEA/Swiss national and the property involves land, submit an application to the Ministry of Internal Affairs and Administration before entering into any binding agreement.
5. Sign the preliminary agreement (umowa przedwstępna) — this secures the property and typically involves paying a deposit. Your lawyer should review the document in full before you sign.
6. Arrange financing — if you intend to use a mortgage, Polish banks generally require a deposit of 20–30% of the property’s value from foreign buyers.
7. Sign the final notarial deed (akt notarialny) — this is the legally binding transfer of ownership and must be executed before a Polish notary public. A sworn translator must be present if you do not speak Polish.
8. Register ownership — register the property with the local land and mortgage registry to complete the transfer of ownership. A flat fee of PLN 200 is required for this registration (as of the time of writing; verify the current fee before proceeding).

Frequently asked questions

Can I search for and buy property in Poland entirely remotely?

Advances in technology mean that remote purchases are entirely feasible, with video property tours, digital signing of preliminary agreements, and electronic fund transfers all widely available. Many Polish estate agencies and law firms now have established processes for serving international clients without requiring them to travel to Poland. While physical attendance is not a legal necessity, some buyers still prefer to visit at least once to inspect properties in person and meet their legal representatives face to face, though this remains optional from a legal standpoint.

Do I need a Polish bank account before I can buy property?

There is no legal requirement to hold a Polish bank account in order to purchase property, but having one simplifies the transfer of funds considerably and may be a condition imposed by certain mortgage lenders. Many foreign buyers choose to arrange financing through Polish banks. To secure a mortgage, you will typically need to provide proof of income, valid residency documents where applicable, and submit to a credit assessment by the lender. It is advisable to consult a Polish bank or financial adviser early in your search to understand your financing options.

Do I need to be a resident of Poland to buy property there?

Polish residency is not a requirement for purchasing property in Poland, nor is any specific visa necessary. Foreign nationals can acquire Polish real estate as tourists, investors, or short-term visitors without holding a residence permit or long-term visa. That said, your residency status may have implications for your mortgage eligibility and tax position, so it is worth seeking professional advice tailored to your individual circumstances.

What happens if the seller withdraws from the sale after the preliminary agreement is signed?

Polish law affords legal protection to both parties through the preliminary agreement (umowa przedwstępna). Should the seller withdraw from the transaction without valid cause, the buyer is generally entitled to receive back twice the amount of the deposit paid — a concept known as zadatek, or earnest money, which differs in legal effect from a simple advance payment (zaliczka). The precise remedies available will depend on how the preliminary agreement is worded, which underscores the importance of having a lawyer review it thoroughly before you sign.

Are there restrictions on buying agricultural land or land near Poland’s borders?

Since 2016, the acquisition of agricultural land in Poland has been subject to tightened restrictions, applying even to Polish citizens, with the aim of protecting domestic farming. As a foreign buyer, you may need to satisfy additional conditions — such as demonstrating a connection to farming — before being permitted to purchase such land. Buying land in border areas and coastal regions is possible but subject to more extensive regulation, as these zones are considered strategically significant. Acquiring land in these areas may require special permits and a more detailed review process.

Is it safe to use one agent to represent both buyer and seller?

Dual agency — where one agent acts for both parties to a transaction — is commonplace in Poland but is inherently prone to conflicts of interest. An agent operating in this capacity has a financial incentive to bring the deal to completion, which may not always align with achieving the best possible outcome for you as the buyer. To safeguard your position, it is advisable to retain an independent property lawyer who acts exclusively in your interests, even when working with a dual-agency estate agent for the purposes of your property search.

How can I verify whether a property is free from debts or legal disputes?

Poland’s electronic land register (Elektroniczne Księgi Wieczyste) is publicly accessible and allows anyone to check the legal status of a given property online. Ask the seller for the register number and use it to confirm who holds legal title, whether any mortgages or liens are registered, and whether any third-party rights are attached to the property. The register is available at ekw.ms.gov.pl. Your lawyer should carry out this check as part of their standard due diligence.

What documents will I need to complete a property purchase in Poland?

The key documents required include a valid passport, proof of funds (bank statements demonstrating that sufficient money is available), the preliminary sale agreement, any permits that may be required, and the final notarial deed. If a foreign ownership permit is necessary, you will also need to provide additional documentation demonstrating your connection to Poland or the purpose of the acquisition. A qualified property lawyer will advise you on the full list of documents required based on your specific situation.