Valuation check: 165 m² new-build flat in Warsaw at PLN 3,002,000

[kian_roofs]

We would like this Warsaw flat to work as our first rental, but there is not enough solid sales evidence yet to justify the price. It is a 4-bed new-build of about 165 m², offered at PLN 3,002,000. The light and location appeal to us, while the finishes seem dated despite the property being described as average condition.

There are three relevant listings and just one achieved sale. I am unsure how much weight to give that sale or whether the unusually large size warrants a lower rate per square metre. A room-by-room estimate of finishing work may be more useful than a broad condition discount.

Which detail should we establish first: exact micro-location, ownership or lease terms, parking, outdoor space, or the monthly service charge? The charges may be particularly important once we test the likely rent and ongoing costs. We will obtain a local appraisal, but I would like to organise the comparison properly before then.

 

[anchor.honest]

The asking price is roughly PLN 18,200 per m², but I would not apply a standard percentage discount for either size or condition. Start with the completed sale, then price the refurbishment work rather than calling the finishes simply “average.” Larger flats can have a lower per-m² value, though layout efficiency matters.

For a rental decision, the missing monthly service-charge figure would concern me most. Also confirm whether parking is included or separately priced.

 

[DailyLens]

I would be cautious about anchoring too heavily to that one completed sale. Its date, exact street, floor, light, outdoor space and parking could make it less comparable than one of the current listings. In Warsaw, two nearby flats can still have meaningfully different appeal because of the immediate surroundings.

Make a simple grid for all four comparables and separate the flat, parking and any outdoor space. Then test the likely rent against service charges, maintenance, vacancy and finishing costs. I would also clarify the ownership or lease details before treating the full 165 m² as directly comparable.