Moving out of the city is a decision for years to come. We'll help you choose the place, find the house and check everything the photos don't show — from the commute to the septic tank.
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.
Around Warsaw
We search for houses in the towns around Warsaw
We know the area around Warsaw from a buyer's perspective: commutes, schools, utilities and local plans. Among others, here:
Konstancin-Jeziorna~20 km
Podkowa Leśna~25 km
Magdalenka~20 km
Józefów~25 km
Izabelin~15 km
Łomianki~15 km
Stare Babice~15 km
Ożarów Mazowiecki~20 km
Komorów~20 km
Milanówek~30 km
Brwinów~25 km
Książenice~35 km
A decision for years
A house near Warsaw comes with its commute, its neighbours and whatever gets built behind the fence
The photos show the garden and the living room. They don't show the traffic on the road out of the city at 7:30, a septic tank instead of mains sewerage, an access road that belongs to the neighbour, or a field where the local plan allows a warehouse.
Not sure which town to choose — Konstancin, Józefów, Łomianki or Stare Babice — and how they really differ?
Worried you'll buy a house with a problem you can't see: no legal road access, an unauthorised build, or utilities that need redoing from scratch?
Not sure what a house is really worth in a town where only a handful sell each year?
Start with the right decision — buy with experts on your side. We'll help you choose the area, check the house, the plot, the access 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 how you want to live
What we doWe ask about your budget, work and schools, the commute, the size of the plot, and whether the house may need renovation. We help you choose a few towns that fit your day, not just the photos.
Off your plateYou don't spend weekends driving all over Mazovia to work out where it's even worth looking.
2
Step twofrom day one
The search in the towns you've chosen
What we doWe go through the portals, the databases of our partner agencies in the MLS and our own contacts. We filter out houses with inflated prices, unresolved access and legal problems before you go to a viewing.
Off your plateYou don't lose a day driving to a house that never stood a chance.
3
Step threebefore you decide
Checking the house, the plot, the utilities and the area
What we doWe check the land and mortgage register (księga wieczysta), the land and building register, access to a public road, the utility connections, the local zoning plan (MPZP) for the plot and its neighbours, and the construction documents. The technical inspection and the mortgage we arrange through trusted specialists from our network.
Off your plateYou don't find out after the purchase that the septic tank needs emptying every week and a warehouse is going up behind the fence.
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 near Warsaw
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.
Access to a public road: whether the access road is municipal or private, and whether a right of way has been established.
Utilities: mains water or a well, mains sewerage or a septic tank or private treatment plant, gas, electricity, fibre.
The local zoning plan (MPZP) for the plot and the area — what may be built behind the fence and along the access road.
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.
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.
The best way is to drive the route on a working day, at the time you'll be travelling to work or school — we recommend it before every decision. We also check public transport, planned roads and what the local plan provides for the area, because the commute in five years' time may look different from today.
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 town you're searching in — or tell us you don't know yet. 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.
