More Garden, Less Mortgage: New House & Land in Poland Under €185k
We’ve looked through hundreds of offers for new houses and building plots in good locations across Poland. The numbers are blunt: you can buy a plot in a pleasant area and build a modern, energy‑efficient home for under €185,000. That’s the full price – land included.
Now park that thought next to what you’d pay elsewhere. In the UK, the average house price in September 2025 was about £272,000, roughly €310,445. If you want something new that lets you still commute to Oxford, Cambridge, or London, that figure doesn’t creep up – it sprints. In Germany, the average cost of a newly built house was around €5,570 per square metre in late 2025, which means a modest 85 m², three‑bed detached house comes in at about €475,450. Sweden is not shy either, with the average detached home sitting at around 4.05 million SEK, roughly €363,580.
So in much of Western and Northern Europe, a simple family house costs two or three times more than a new house with land in Poland. The natural question is: where is the catch? Let’s walk through a real project and see how the numbers stack up in real life.
First: Yes, This Price Includes the Land
If you want to keep the budget around €185,000, you cannot just point at the map, shout “Warsaw!” and expect miracles. Building plots in Poland follow a simple rule: the closer you get to the big five – Warsaw, Kraków, Gdańsk, Wrocław, Poznań – the more your wallet starts to wince. The areas around these cities are expensive, but they do have serious long‑term potential. Demographic trends are strong, jobs are there, and demand is unlikely to fall off a cliff.
At the other end of the spectrum, you have rural areas where the drive to a larger town takes more than 45 minutes. In these places, you can still find plots from around €15,000. That sounds great on paper, until the third winter when you are doing a 90‑minute round trip just to buy decent bread. Cheap, yes. Convenient, no.
For this case study, we aimed for the middle ground: sensible price, real development potential, and decent access to proper cities.
The Plot Between Two Cities
Our example plot sits in a village called Czarne Błoto. It is almost perfectly wedged between two cities: Toruń and Bydgoszcz. Drive about 20 minutes, and you are in the middle of Toruń. Give it 30, and you hit Bydgoszcz.
It is the sort of spot where you can live next to a forest, yet still argue about which city has better coffee.
Toruń is a historic city on the Vistula River, famous for its Gothic Old Town, which carries a UNESCO World Heritage badge, and for gingerbread that locals take rather seriously. Around 193,000 people live there. The centre is dense and handsome, with all the usual suspects: schools, universities, shops, hospitals, decent roads, and enough restaurants to keep you from cooking every night.
Bydgoszcz is larger, with about 324,000 residents, and plays the role of regional heavyweight. It has the picturesque Mill Island, the Bydgoszcz Canal, and a good spread of cultural venues. More importantly for you, it is an economic, academic, and transport hub for the Kuyavian‑Pomeranian region. Between these two cities, you have jobs, services, universities, airports within reach, and all the dull but essential things that make life smooth.
The Plot Itself
The plot we chose in Czarne Błoto is not some awkward wedge of land on a slope next to a main road. It has 1,294 square metres, a simple rectangular shape, and flat terrain. There is a forest nearby, which means you can actually walk your dog without driving first. Access is via a paved road, and both electricity and water run right along the edge of the plot, rather than half a kilometre away across a field of angry cows.
The asking price is 145,000 PLN, at a rate of 112.06 PLN per square metre. That is the headline figure. But with Varso Invest doing the talking, a reduction of at least 15% is realistic, which brings the plot down to about 123,250 PLN. For a large, well‑located plot with services at the border and two cities in easy reach, this is strong value, not a lottery ticket.
What We Offer at Varso Invest
Exclusive Property Portfolio Access
Gain entry to a carefully selected and diverse range of property opportunities, including off-market deals rarely available to the public. Whether you’re looking for residential, commercial, or mixed-use investments, we provide options tailored to different goals and budgets.Hands-Free Portfolio Building
Sit back while we manage every step—sourcing, researching, and securing properties for you. From initial search to final handover, our team takes care of all details, ensuring you can build a successful property portfolio without the stress or time commitment.Professional Price Negotiation
We negotiate directly with sellers and agents on your behalf. Our expert negotiators focus on getting you the best possible price and terms, maximizing your investment returns and protecting your interests at every stage of the transaction.Independent Property Valuation
Rest assured that every property is thoroughly assessed for value and potential. We arrange independent valuations by trusted professionals, so you know you’re making well-informed decisions based on unbiased market data.Continuous Support & Advice
Enjoy ongoing guidance, market insights, and regular updates as your property portfolio grows. We’re always available to answer questions and adjust your strategy as the market changes or your priorities evolve.
Building a Modern, Eco‑Friendly House
So you have the land. Now comes the part that turns fields into homes. The average detached house in Poland takes about four years from first dig to final handover! Four years is fine if you enjoy spending your weekends on building forums and arguing over roof trusses. If you want to actually live in the place before you retire, it is less charming.
To cut the waiting time and keep quality high, we went for a modular house from Wirex Construction. The model is called Wirex Basic. It offers 82 square metres of internal space, which, if planned well, is enough for a couple or a small family without anyone needing to sleep in the corridor. The design is compact and practical, with a proper layout and a generous terrace for warmer months. Running costs are low thanks to good insulation and modern systems.
The extended package from Wirex costs 516,000 PLN, including 8% VAT. That is not just four walls and a roof. The price covers adaptation of the house design to your needs, a proper foundation slab, prefabricated external walls finished with thin‑layer render and ready for electrical wiring, and internal walls built with Fermacell gypsum‑fibre boards with mineral wool for sound insulation. The ceiling structure is finished with plasterboard on a wooden frame and stuffed with a 42‑centimetre layer of blown Steico Zell insulation. Over your head, you get a metal sheet roof with a full gutter system.
Inside the house, the package includes complete electrical, water, and sewerage installations, mechanical ventilation with heat recovery (recuperation), and heating provided by a heat pump with underfloor heating. The floors get a CemFloor screed, which gives a strong, level base ready for your final finish. High‑quality external windows and doors round out the shell. At this stage, you have a well‑insulated, energy‑efficient box that is ready to be turned into an actual home.
What You Still Need to Do and Pay For
Even with a generous package, there are jobs the investor still has to fund. In this project, we estimate at least 45,000 PLN for the extra steps. That includes hiring a construction manager, replacing soil under the foundation slab if required, plastering and filling walls and ceilings, fitting white sanitary items like toilets and basins, bringing water, sewerage, and electricity from the plot boundary to the house, and preparing an energy performance certificate. None of this is glamorous, but without it you do not have a finished building.
Then there is the plot itself. Unless you enjoy living in a mud pit, you will need fencing, basic earthworks, and some paving for paths and perhaps a small driveway. We assume a minimum of 30,000 PLN here. That gets you a simple but tidy outside space. No fountains. No putting green. Just a normal garden you can improve over time.
Inside the house, the so‑called “turnkey” finishing is where personal taste really starts to play. Floors, bathroom, and kitchen can swallow money at an alarming rate if you let them. For this case, it is realistic to finish the house in a basic but decent standard for about 105,000 PLN, using normal materials, not gold‑plated tiles. To stay cautious, our later cost breakdown assumes 80,000 PLN for finishing. That means careful choices, some hunting for good deals, and staying away from designer taps that cost more than your fridge.
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Putting the Numbers Together
Let’s add it all up. The negotiated plot price is around 123,250 PLN. The modular house from Wirex, in the extended package, comes to 516,000 PLN. Extra works on the investor’s side – including the construction manager, soil replacement, plastering, connections, and the energy certificate – are estimated at 45,000 PLN. For interior finishing, we count 80,000 PLN, which assumes a sensible, budget‑aware approach. Garden and surroundings, including fencing, earthworks, and basic paving, add another 20,000 PLN.
That gives a total of 784,250 PLN. With typical exchange rates, this keeps you within, or very close to, the €185,000 mark.
For that money, you get a 1,294 m² plot between two proper cities, an 82 m² modern, eco‑friendly house with low running costs, basic interior finishing, and a fenced plot with a clean, usable garden. It is not a palace, but it is a real, new home you can live in, not a brochure fantasy.
Is This Realistic for You?
This case study shows that a new house and land in Poland under €185,000 is not a marketing trick. It does mean making clear choices. You will not be ten minutes from central Warsaw. You will not get marble floors as standard. But you also will not be chained to a giant mortgage for the rest of your working life.
You will still need to plan properly. Legal and notary fees, local taxes, and permits all have to be factored in. If you earn in euro, pounds, or Swedish krona, you also have to think about exchange rates. None of this is exciting, but it is part of the picture.
Important Disclaimer
All the figures here are estimates based on current offers and realistic assumptions. Before you make any decision to buy or build, you should sit down with an independent expert in Poland and get a detailed cost estimate for your specific case. Check local rules, building permits, and tax questions. Remember to include notary fees and other transaction costs.
If you are in the UK, Germany, Sweden, or a similar market and you feel that owning a house is becoming a distant dream, this Polish example shows there is another route. More garden. Less mortgage. And a new house that does not need three lifetimes of repayments.
