Nowo wykończone | 2 pokoje | ogródek 29 m²
Transaction median 15 858 zł/m² · this listing is 35% pricier
- 41 m²area
- 2rooms
- groundfloor
- 2025built
- On the market for 1 dayposted September 21, 2026
- Praga-Południe · Żupniczaaddress
Summary
Red flags
Price 35% above market
Strong gap from the median of real transactions nearby. Serious reason to push back on price or move on.
Modern 2025 building with many parks and transit options but overpriced and noisy surroundings
- +Turnkey: move-in ready, no hidden renovation or furnishing costs
- +Fully furnished — move-in ready (The apartment is largely unfurnished: the living room and bedroom lack movable furniture. Visible fitted elements include the kitchen with oven, hob and dishwasher, built-in wardrobes, bathroom cabinetry and a washing machine; these appear new and tidy.)
- −Price 34.6% above the median — clear overpay
- −Construction ~10 m away: a permit was issued for a retail unit — likely years of site works next door
- •Bargain target: 15 858 zł/m² ≈ 650 178 zł
Match for you
Your buyer profile is empty, so there is nothing to compare this flat against yet. Four questions and this block turns into a checklist of what fits you and what does not.
This flat is move-in ready with a fresh, coherent finish and modern fittings, although primarily unfurnished. It benefits from good natural light and a logical, spacious layout with a private garden. However, the price is 34.6% above the median, and nearby construction and drilling noise from neighbors reduce comfort. Additionally, the ground floor position compromises privacy and safety, with parking costing extra. Check noise levels and planned developments next door before viewing or making an offer.
The fit score is based on your profile and the facts of this analysis. This is an informational tool, not advice.
What to do next
- mieszk.pl analysis done
Why you can push the price down
Priced +35% over the market median - you have room to argue
strong argument
From the listing
Listing signals
Same listing on other portals
Most likely the same flat posted to several sites. Compare the price and details - they sometimes differ.
Standard regime - no legal restrictions for mortgage or sale.
What the apartment has
Equipment
- furniture
- furnished kitchen
- fridge
- washing machine
- dishwasher
- oven
- stove
Other amenities (2)
“in the listing” - ticked by the seller in the portal form · “from description” - found by AI in the listing text · “from plan” and “in photos” - spotted by AI on the floor plan or photos · not mentioned does not mean absent · “likely none” - not drawn on the complete floor plan
Key details
- BuildingNew gated and monitored estate from 2025
- LayoutLiving room with kitchenette and garden exit, separate bedroom, bathroom, hallway
- ConditionFully finished, never inhabited, ready to move in without renovation
- What staysCustom kitchen with Electrolux appliances, wooden parquet, built-in wardrobes
- ConditionBathroom finished with Tubądzin 60x120 cm tiles, built-in furniture, bath with shower function, gold finish fittings
- LayoutPrivate garden of 29 m²
- BuildingEstate has maintained common areas and bicycle storage
- Sale termsUnderground parking space available for 45,000 PLN
Description
For sale: newly finished, never lived-in 2-room apartment with an area of 41 m² and a private garden of 29 m², located on Żupnicza Street in Kamionek. The apartment is on the ground floor of the…
Auto-translated from Polish. Inaccuracies possible.
Seller
agencyFREEBIRD SPÓŁKA Z OGRANICZONĄ ODPOWIEDZIALNOŚCIĄ
Seller
agencyFREEBIRD SPÓŁKA Z OGRANICZONĄ ODPOWIEDZIALNOŚCIĄ
at least 5 active listings across 7 cities
Where it differs from the market - useful in negotiation
- listings sit on the portal for 35 days - market median 28
- 100% of listings have no exact address - market median 40%
"Market median" is the median across other agencies in our base. Statistics based on listings collected by mieszk.pl. This is not an assessment of service quality.
Property history
Counted from when we first detected the listing across all portals. A listing disappearing does not mean it was sold.
Building
What affected the score
- Modern building
- Low floor
Layout from floor plan
Read from the listing's floor plan- Living room19.8 m²
- Bedroom12.6 m²
- Bathroom4.3 m²
- Hall4.1 m²
- Garden29 m²
Cost of purchase
See how much you need now and the monthly payment if you buy with a mortgage.
What you pay now
- Down payment175 000 zł
- PCC 2%exempt (first home)
- Notary + KW registration3200 zł
- Mortgage deed at the notary1600 zł
- Bank: ~1% origination + appraisal7600 zł
- 45 000 zł
- 18 000 zł
Bank mortgage rates
Data: ComperiaBank margins are indicative - not an offer.
Estimate per KNF heuristics (DTI ≤ 40% net, LTV ≤ 80%) and the notary fee schedule. Confirm exact amounts with a notary and bank.
Indicative data as of 09/2026. Some offers require additional products (account, insurance). The actual rate depends on income, credit history (BIK) and LTV.
Price
above market⚠️ Too few transactions in the tight era window (±10–15 yrs) - widened to ±20–30 to get a median. Neighboring older/newer buildings may be in the sample, estimate is indicative.
Similar transactions· 2
- 14 853 zł/m²-30%12/02/202614 853 zł/m²-30%ulica Żupnicza 1629 m126.6 m²· 61—12/02/2026ulica Żupnicza 16126.6 m² · 6 rooms · 1 floor
- 16 489 zł/m²-23%22/01/202616 489 zł/m²-23%ulica Żupnicza 1892 m37.6 m²· 24201822/01/2026ulica Żupnicza 1837.6 m² · 2 rooms · 4 floor · 2018
Nearby transactions· 19
- 21 933 zł/m²+3%19/02/202621 933 zł/m²+3%ulica Żupnicza 1629 m41.5 m²· 25—19/02/2026ulica Żupnicza 1641.5 m² · 2 rooms · 5 floor
- 22 658 zł/m²+6%19/10/202522 658 zł/m²+6%ulica Żupnicza 18A134 m42.4 m²· 25201819/10/2025ulica Żupnicza 18A42.4 m² · 2 rooms · 5 floor · 2018
- 20 497 zł/m²-4%23/11/202520 497 zł/m²-4%ulica Mińska 45180 m39.0 m²· 24201823/11/2025ulica Mińska 4539.0 m² · 2 rooms · 4 floor · 2018
- 17 538 zł/m²-18%24/03/202617 538 zł/m²-18%ulica Gocławska 9A333 m38.1 m²· 16201324/03/2026ulica Gocławska 9A38.1 m² · 1 room · 6 floor · 2013
- 18 141 zł/m²-15%11/12/202518 141 zł/m²-15%ulica Kamionkowska 19400 m44.1 m²· 33201511/12/2025ulica Kamionkowska 1944.1 m² · 3 rooms · 3 floor · 2015
Price trend - Praga-Południe
2-roomPrices are trending up - roughly 6% per year.
Monthly RCN transaction median for 2-room flats in the area.
Last data point - January 2026: newer months have too few transactions in this slice for a reliable median, so the trend may lag the market.
Rental yield (estimate)
10 rental listings · within 1 kmHow we compute net?
- Annual rent (12 mo.)33 888 zł
- Vacancy 1 mo.−2824 zł
- Flat-rate tax 8.5%−2640 zł
- Maintenance reserve−1412 zł
- Net per year27 012 zł
Estimate based on nearby rental listings (asking rates). This is not investment advice.
Location
Quick commute to the centre by public transport.
Quick commute to the centre by public transport.
Shops, pharmacies and services right nearby.
Shops, pharmacies and services right nearby.
Schools and kindergartens within easy reach.
Schools and kindergartens within easy reach.
Greenery is there, but elevated noise.
Greenery is there, but elevated noise.
Nearby infrastructure
- Lidl215 m
- Biedronka590 m
- Carrefour Market34 m
- Kamionkowska416 m
- Centrum Lokalne Kamionek497 m
- Skwer Michała i Marii Radziwiłłów714 m
- Park Michałowski809 m
- Słoneczna Kraina136 m
- Niepubliczne Przedszkole "Słoneczna Kraina"351 m
- Przedszkole nr 166639 m
- Pilates86 m
- Kamionfit445 m
- Zdrofit478 m
Primary schools nearby
by 8th-grade examSurroundings
Planned construction nearby
GUNB registry (RWDZ)- ~370 m
Budowa budynku mieszkalnego wielorodzinnego z usługami w parterze i garażem podziemnym oraz niezbędną infrastrukturą techniczną i zagospoda…
building permit · Dec 2024 · check the registry ↗
- ~10 m
Zmianę decyzji nr 39/PRD/2022 - pozwolenie na budowę budynku usługowego J z garażem podziemnym oraz przebudowa, rozbudowa i konserwacja bud…
building permit · Jul 2025 · check the registry ↗
- ~260 m
Budowa ulicy żupniczej w ramach realizacji zespołu mieszkaniowego w warszawie wraz z odwodnieniem, oświetleniem i kanałe technologicznym na…
building permit · Jul 2024 · check the registry ↗
- ~410 m
Budowa dróg gminnych i przebudowa drogi powiatowej
building permit · Oct 2024 · check the registry ↗
A permit does not guarantee construction will start; no records is not a guarantee nothing will be built.
Condition
A recently finished, move-in-ready two-room apartment with a well-resolved open-plan living area, fitted kitchen and private garden. The main limitation is that the living room and bedroom are largely unfurnished, and the outlook is mixed rather than fully open.
Fresh, coherent finish with even painted walls, clean flooring, fitted joinery, modern kitchen and recently completed bathroom. Materials are good quality, though not clearly premium enough for a 9–10.
Large living-room glazing and light wall finishes provide strong daylight; the bedroom also has a wide glazed door/window. The kitchen is deeper and receives less direct natural light.
The plan shows a logical two-room arrangement with a 19.8 m² living room with open kitchen, separate 12.6 m² bedroom, compact hall and bathroom. The private garden connects directly to the living area.
The apartment is largely unfurnished: the living room and bedroom lack movable furniture. Visible fitted elements include the kitchen with oven, hob and dishwasher, built-in wardrobes, bathroom cabinetry and a washing machine; these appear new and tidy.
Similar listings nearby
on the level- ↓ 15 000 zł
925 000 złfull cost: 982 000 zł44.7 m² · 20 689 zł/m²-3%ul. Żupnicza, Praga-Południe0 m from the listing 
860 000 zł36.3 m² · 23 718 zł/m²+11%ul. Żupnicza, Praga-Południe13 m from the listing- See allin the catalog, with the same filters
Picked from listings within 1 km with similar area and price. This is an asking price (what the seller wants), not a closed transaction - usually −3…−8% after negotiation.
Listing history in this and neighboring buildings
62.4 m² · 2 rm · floor 21 092 324 zł· 17 502 zł/m²For salesince Sep 22, 2026 · 1 day on market · ~10 m17 502 zł/m²
53.8 m² · 3 rm · ground floor976 744 zł· 18 155 zł/m²For salesince Sep 22, 2026 · 1 day on market · ~10 m18 155 zł/m²
38.8 m² · 2 rm · ground floor694 000 zł· 17 868 zł/m²For salesince Sep 21, 2026 · 1 day on market · ~10 m17 868 zł/m²
44.8 m² · 2 rm · floor 1834 588 zł· 18 650 zł/m²For salesince Sep 20, 2026 · 2 days on market · ~10 m18 650 zł/m²
A listing disappearing does not mean a sale - it may have been withdrawn or relisted.
Track similar listings
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