Wednesday, 7 October 2026
Łódź’s new-build housing market has entered a more competitive period as developers contend with one of the largest inventories among Poland’s major cities and relatively stable apartment prices. Developers had close to 11,500 homes available at the end of June 2026, according to BIG DATA RynekPierwotny, giving purchasers considerably more choice than during earlier phases of the housing cycle.
The supply increase has helped moderate price growth following more than a decade of substantial appreciation. During the second half of 2026, average new-build asking prices remained around PLN 11,400–11,600 per sqm. RynekPierwotny reported that Łódź had experienced little movement in average new-home prices for more than a year, with the large volume of available apartments identified as an important factor behind the stability.
The market nevertheless remains active, and the large inventory should not be interpreted as evidence of falling prices across the city. Current RynekPierwotny data put the average asking price at approximately PLN 11,535 per sqm in early October, around 3% higher year-on-year. More than 6,200 new-build listings were available through the platform, including over 2,200 homes ready for occupation and almost 4,000 still under construction.
Greater availability is changing the competitive environment for developers. With purchasers able to compare a larger number of projects, schemes increasingly have to distinguish themselves through their individual combination of location, apartment layouts, architecture, common areas and surrounding infrastructure. Rather than indicating a broad decline in the Łódź market, the supply situation is creating greater competition for buyers while limiting developers’ ability to rely on general market-wide price increases.
One example is Real Development’s Piano Forte project around Uniwersytecka and Jaracza streets in central Łódź. The first Piano stage comprises 200 apartments ranging from 25 to 113 sqm and 16 commercial units. The wider scheme combines lower-rise development with a 17-storey element and incorporates commercial premises and publicly accessible space. Real Development has also involved fashion designer Gosia Baczyńska and Ceramika Paradyż in the design of common areas as part of its efforts to give the project a more distinctive identity.
The residential market is developing alongside substantial public investment in Łódź. The city’s adopted 2026 budget includes major expenditure on transport, streets, housing and regeneration. The original budget proposal allocated more than PLN 1.17 billion for investment, including PLN 221 million for road works, PLN 152 million for public transport and PLN 111 million for housing construction, renovation and urban regeneration.
Transport investment could also influence the city’s longer-term residential position, particularly projects improving connections around Łódź Fabryczna and the wider city centre. These improvements come while Łódź continues to offer substantially lower residential prices than Warsaw, providing a different affordability proposition for buyers despite the significant increase in local prices over the previous decade.
The current market is therefore characterised less by a reversal in apartment values than by a change in competitive conditions. Large inventories and limited recent price movement are giving buyers more alternatives, while developers face greater pressure to differentiate individual schemes. For Łódź, the next phase will depend on how quickly the existing supply is absorbed and whether developers respond by reducing new launches or continue adding apartments to an already well-supplied market.
