A recent analysis by SonarHome.pl has highlighted noticeable differences between the list prices and the transaction prices in Poland's secondary housing market as of 2025. According to expert estimates, the price differential varied by region: from 11% in Poznań and Kraków to as much as 15% in Warsaw. In cities like Łódź, Gdańsk, and Wrocław, the average difference was around 14%, indicating that buyers were able to negotiate substantial discounts off the initial asking prices.

The analysis also provides concrete figures illustrating the financial impact of these discounts. For instance, in Warsaw, the average difference amounts to approximately 2,200 zł per square meter for secondary housing, translating to an average total price difference of about 88,000 zł for a 40 square meter flat. In contrast, Łódź recorded a difference of nearly 1,000 zł per square meter, which equates to an approximate total of 40,000 zł. These figures highlight the importance of negotiation within the real estate market despite relatively stable listing prices.

The article also raises questions regarding the role of real estate brokers, pondering their earnings and the qualifications necessary to operate in this sector. This evaluation underscores not only the ongoing fluctuations in the housing market but also the imperative for potential buyers to be well-informed and prepared to negotiate effectively, as the potential savings can be significant, depending on the region.