As a property investor with 12 years of experience in the Polish market, I analysed Biała Kamienica (the White Tenement House) as an investment opportunity. This Yuniversal Development project at Więckowskiego and Zachodnia presents interesting opportunities and challenges.

Developer Track Record

Yuniversal Development delivered on their spring 2025 timeline. CEO Antoni Piekut’s promise held – a positive sign for future projects. They partnered with Alfa-Bet Polska from Warsaw as a general contractor. Both companies have solid reputations in residential development.

Location Analysis – Strong Fundamentals

The building is situated one block from Piotrkowska Street, Łódź’s commercial hub. Walk times to key amenities:

• Main shopping area: 3 minutes
• Tram connections: 2 minutes
• Central train station: 15 minutes by tram
• University District: 10 minutes

Unit Mix Assessment

The portfolio comprises apartments ranging from 30 to 94 square meters. The range covers studio investors and family renters. Current market data shows:

• Studios (30-40m²): €800-950/month rental
• Two-bedroom (60-70m²): €1,200-1,400/month
• Three-bedroom (85-94m²): €1,600-1,900/month

Developer comment: “We studied tenant demand for 18 months before finalising unit sizes. The mix reflects actual market needs, not theoretical preferences.”

Pros – Investment Strengths

Strong rental yields: Current gross yields range from 7.2% to 8.1% based on purchase prices and rental rates.

Growing market: Property values in Łódź have increased by 8% over the past two years. The city attracts IT companies and young professionals.

Modern building codes: New construction typically results in lower maintenance costs for the first 5-7 years.

Distinctive appearance: A white facade helps marketing. Tenants remember the building, which speeds leasing.

Cons – Investment Risks

Limited parking: With only 12 spaces for 28 units, this creates friction among tenants. Street parking gets competitive.

Noise concerns: Weekend activity from nearby bars affects family tenants. Student renters don’t mind, but it limits the pool of potential tenants.

Market saturation: Three similar projects were launched within a 500-meter radius in 2024-2025. Competition will increase.

Exit strategy limits: Łódź lacks foreign buyer interest compared to Warsaw or Kraków. Liquidity stays local.

Financial Reality Check

Purchase prices range from €85,000 to € 165,000 per unit. Rental management costs run 8-12% of gross income. Property taxes add €180-320 annually per unit.

Cash flow example: 65m² apartment

• Purchase price: €125,000
• Monthly rent: €1,300
• Annual gross: €15,600
• Net yield after costs: 6.8%

Market Positioning

Biala Kamienica competes with older renovated buildings and new developments. The white facade and central location provide competitive advantages. However, limited parking hurts family tenant attraction.

This works for build-to-rent strategies but requires active management. Passive investors should consider the parking limitation seriously.

Investment Verdict

Biala Kamienica offers solid fundamentals with manageable risks. The location supports long-term value growth. Rental demand stays consistent due to proximity to employment centres.

Bottom line:

The project represents Łódź’s urban renewal trend. For portfolio diversification beyond Warsaw and Krakow, this building merits serious consideration.

Images in this article are sourced from the investor’s official website. This is not a sponsored article.