Warsaw · buying a detached, semi-detached or terraced house
Looking to buy a house in Warsaw?
Houses in the city are few, and the best ones often never reach the portals. We'll find the right one, check it and negotiate the price — on your side.
Buying a property is one of the biggest decisions of a lifetime. I handle it as if I were buying for myself.
Ola DemianiukFounder of Villa Estate · lawyer · licensed agent no. 26561, Polish Real Estate Federation
Since 2019in the Warsaw market, as a boutique agency run by lawyers
Dozensof transactions in the Warsaw market, including legally complex ones
3% + VATone fee for the entire purchase, payable only after the notarial deed
Licence no. 26561as a real estate agent, granted by the Polish Real Estate Federation, plus professional indemnity insurance we have never had to claim on
Master of Laws (UMCS), postgraduate studies in real estate law (UJ) and property valuation (SGH). Office: ul. Żelazna 51/53, Warsaw.
All of Warsaw
We search for houses in every district
Wilanów, Wawer, Mokotów, Żoliborz, Bielany, Ursynów, Białołęka and every other — we know the transaction prices, the local plans and the streets where houses change hands without a listing.
Ochota
Śródmieście
Żoliborz
Wilanów
Wola
Mokotów
A rare find
A house in Warsaw goes to whoever hears first and decides with confidence
Only a handful of houses sell in a district each year. Some change hands through agencies and acquaintances before a listing ever appears. And each one is its own story: a different plot, a different local plan, a different legal and technical condition.
You've been searching for months, and the houses you like disappear before you can view them?
Not sure whether the price of a house with a large plot is fair, when there aren't two similar transactions nearby?
Worried about an unauthorised extension, an unresolved access road, or a local plan that allows a block of flats to go up behind your fence?
Start with the right decision — buy with experts on your side. We'll reach houses that aren't on the portals, check the plot, the building and the local plan before you decide, and negotiate the price on facts.
Would you like us to search with you?
A free conversation: you tell us what you're looking for and your budget, and we tell you what it can realistically buy.
We know what similar properties nearby actually sell for, because we work from transaction prices, not listings. We negotiate on facts — including the ones the seller would rather not mention.
Want to buy safely?
Before you sign anything, we check the land and mortgage register (księga wieczysta), the basis of acquisition, debts, easements and the local zoning plan (MPZP). We never use template preliminary agreements — we draft the contract to protect you, not the seller.
Want to see more than the portals show?
Some properties sell without a public listing — through agency databases and networks of contacts. Through our MLS cooperation with Warsaw agencies, we see listings no portal will lead you to.
Want to buy without wasting time?
You tell us once what you're looking for. We filter out properties with legal problems, inflated prices and photos that don't tell the truth before you go to a viewing. You only see what makes sense.
Let's talk about what you're looking for
The first conversation is free and commits you to nothing.
Four steps from the first conversation to the keys
At every step you can see what we do — and what you no longer have to.
1
Step onea conversation
A conversation about the house you're looking for
What we doWe ask about your budget, districts, the size of the plot and the house, schools, the commute, and whether the house may need renovation. We tell you plainly what you can realistically buy — from transaction prices of houses and plots, not listings.
Off your plateYou don't check the portals every day hoping something turns up, or call ten agencies with the same question.
2
Step twofrom day one
The search — above all, beyond the portals
What we doWe ask our partner agencies in Warsaw through our MLS cooperation, go through our own contacts and the portals. We may hear about a house that is about to come on the market before a listing appears.
Off your plateYou don't miss a house just because it wasn't on a portal, and you don't go to viewings that make no sense.
3
Step threebefore you decide
Checking the plot, the building and the local plan
What we doWe check the land and mortgage register (księga wieczysta), the land and building register, the boundaries, access to the road, the local zoning plan (MPZP) for the plot and its neighbours, the construction documents, and whether what is actually built matches the paperwork. The technical inspection and the mortgage we arrange through trusted specialists from our network.
Off your plateYou don't discover after the purchase that the terrace was built without a permit and the neighbouring plot is zoned for apartment blocks.
4
Step fourthrough to the deed
Negotiation, the contract and the notarial deed
What we doWe negotiate the price on data, draft a preliminary agreement that protects you, line up the dates with the bank and the notary, and check the draft deed before you sign it.
Off your plateYou don't negotiate alone with a seasoned seller, and you don't sign a contract drafted by the other side.
Our listings
This is what the properties in our listings look like
Stills from the listing shoots we run. We know what a property really looks like — not just in the photos.
What it costs
You pay only once the property is yours
For example: for a property at PLN 1,000,000, the fee is PLN 30,000 + 23% VAT (PLN 6,900), PLN 36,900 in total. Terms are open to discussion — tell us your budget and what you need.
Fee
3% of the purchase price + 23% VAT
Paid once, after the notarial deed — when ownership has passed to you and the seller has received the money. The terms go into the contract before we start work.
Buying from a developer? You pay 1.5% + VAT, because the developer pays the other half of the fee. Your share pays for work done solely on your side: checking the developer, the land, the regulations and the developer agreement.
Included
Search, including beyond the portals
Legal due diligence
Price negotiation
Preliminary agreement
Mortgage — an adviser from our network, free for you
Coordinating the technical inspection
Notarial deed
No advance payments and no top-ups along the way. No purchase — no fee. The mortgage adviser from our network is paid by the bank, so it costs you nothing. We recommend and coordinate the technical inspector; their service is paid separately.
Want to talk about the terms?
Tell us your budget and what you need — we agree the terms individually.
We don't ask you to take our word for it. These are documents you can check.
Master of Laws — UMCS in LublinFive-year full-time master's programme in law at the Faculty of Law and Administration, Maria Curie-Skłodowska University (UMCS). Degree awarded on 17 September 2019, diploma no. 246218 — a full qualification at level 7 of the Polish Qualifications Framework. We know how to protect your interests — we never work from templates found online.
A year of law studies — KU Leuven, BelgiumA year of law at Katholieke Universiteit Leuven, one of the oldest and highest-ranked universities in Europe. Hence the ease in reading contracts and legislation in English — useful when the buyer on the other side of the transaction is from abroad.
Real estate law — Jagiellonian University in KrakówPostgraduate studies at the Faculty of Law and Administration of the Jagiellonian University (UJ), 1 October 2024 – 28 June 2025, completed with a very good result (certificate no. SP-010095). 150 hours and 45 ECTS on what makes a purchase safe: land and mortgage registers (księgi wieczyste), real estate contracts, co-ownership, easements, security over property and buyer protection.
Property valuation — SGH Warsaw School of EconomicsPostgraduate studies in property valuation at SGH. Hence we know what a property is really worth — from transaction prices, not listings — and we don't let you overpay.
Real estate agent licence no. 26561 — Polish Real Estate FederationWith professional indemnity insurance we have never had to claim on.
Agent licences
Granted 28 February 2021 · valid until 28 February 2024Previous licenceGranted 28 February 2021 · valid until 1 October 2027Current, renewed 24 August 2026
Take it with you
What to check before buying a house
Not ready to talk yet? Take this with you, at least. We go through this list for every house before our client signs anything.
The land and mortgage register (księga wieczysta): who the owner is, and whether there are mortgages, easements, claims or other entries in sections III and IV.
An extract and map from the land and building register (ewidencja gruntów), the plot boundaries and access to a public road.
The local zoning plan (MPZP) for the plot and the neighbouring land, or a zoning decision (decyzja o warunkach zabudowy).
Building documents: a building permit or notification and an occupancy permit — and whether the house matches its design.
Technical condition: roof, installations, damp, heating, insulation — ideally with an inspector.
The seller's basis of acquisition, and the consent of all co-owners to the sale.
Would you like us to check this for you?
Before you sign anything, we'll check the property against this list — and tell you plainly whether it's worth it.
We answer the awkward ones too. If something is missing here, call and ask us directly.
3% of the purchase price + 23% VAT, paid once, after the notarial deed. For a property at PLN 1,000,000, that is PLN 30,000 + PLN 6,900 VAT, PLN 36,900 in total. When you buy from a developer, you pay 1.5% + VAT, because the developer pays the other half. The terms go into the contract before we begin. They are open to discussion — tell us your budget and what you're looking for, and we'll tailor them to you.
The agreement sets out what we're looking for, within what budget, for how long and what you'll pay — before anyone starts work. It usually runs for at least one month, but we agree the term and conditions individually. It means we work for you, not for the seller, and both sides know where they stand.
You pay our fee for the work done on your side. If another agency is handling the property, its fee depends on the agreement it has with the seller. We check this before you go to a viewing and tell you plainly what the purchase will cost in total — no surprises at the notary's.
No. The fee is payable after the notarial deed, once the property is yours. The search, the viewings and checking the properties you turn down are on us. That is our risk, not yours.
It depends on how rare a thing you're looking for and how quickly you make decisions. We don't promise a date we can't control. What we promise is that we'll show you only what we've checked, and that from the preliminary agreement to the deed we'll guide you through every step — with the bank, the notary and the documents.
Usually yes — but a house stands on land, and to buy land a foreigner from outside the European Economic Area and Switzerland generally needs a permit from the Minister of the Interior. We check whether this requirement applies to you and, if it does, help you prepare the application and draft the preliminary agreement so that waiting for the permit doesn't cost you your deposit.
We price the house the way the market does: the value of the plot, given what the local zoning plan allows, plus the value of the building as it stands. Before negotiating, we arrange an inspection with an inspector from our network, so the cost of renovation is a number, not a hunch — and we negotiate on that number.
Still have a question that isn't here?
Ask it by phone or leave your number — we'll call you back within one business day.
Leave your number and the district you're searching in. We'll call you back within one business day and arrange a conversation. A contract is the next step — and it doesn't have to happen at all.
The first conversation is free and commits you to nothing.
We send no newsletter and never sell your data.
One conversation. If you say “no”, we don't call again.
Prefer to call?
Some people never fill in forms, and that's perfectly fine. We answer personally, not through a switchboard.
Ochota
Śródmieście
Żoliborz
Wilanów
Wola
Mokotów
