A short form for owners — a few details about the property and how to reach you, and we'll come back with a proposed next step.
For buyers and tenants — tell us what you're looking for and we'll search the market on your behalf.
For those who want to become a real estate agent at our studio — to learn the craft, work with discerning clients and build a portfolio with real character.
For funds, family offices and private investors — a partnership with clearly defined value, built on knowledge of the Warsaw market and selective deal flow.
For firms that build outstanding properties and want to hand sales to experienced hands. You focus on the project — we'll make sure it reaches the right buyers.
The best offer on the market, and a lawyer on your side of the table.
We take you through the whole process — from the first conversation to the money being released.
We calculate what each offer really costs, not the headline rate from the advert.
We read the loan agreement sentence by sentence — before you sign it.
You take the loan for twenty-five years. You settle its terms in a fortnight.
Villa Estate is a Warsaw agency run by lawyers. We work with credit advisers we trust, who lay out offers from across the market, and we take the borrower's side of the table ourselves: negotiating the terms, reading the agreement and holding the bank to its deadlines.
Banks compete on the interest rate. They make their money on everything else.
The rate is in the advertisement; the rest is in the annexes. The arrangement fee, the bridging insurance, life cover from one particular insurer, an account with a required inflow, a card, a charge for early repayment. Two offers with an identical margin can differ by tens of thousands of złoty over the life of the loan. That difference is what we compare — not the number on the billboard.
The bank you already hold an account with will show you one offer and won't tell you whether it's a good one. There's no reason to let it decide.
At your own bank
With Villa Estate
We work with credit advisers who hold agreements with almost every bank writing mortgages in Poland. That puts a dozen or more offers on the table instead of one — and the differences between them only surface once they are set side by side and worked out over the full term of the loan.
Six items that together make the real cost of a mortgage. The interest rate is only one of them.
The bank's margin is the only part of the rate you can actually influence — the reference rate is the same for everyone. We also check whether the offer is fixed or variable, and what that means for your payment five years from now.
The arrangement fee, the valuation, the charge for releasing a tranche early, the incidental costs. Some are negotiable and some can be structured differently — but only if somebody asks.
Bridging cover until the mortgage is registered, life, job loss, buildings. We work out what they cost over the full term and whether they can be bought outside the bank for less without losing the pricing on the loan.
An account with a required inflow, a card with a minimum turnover, an investment. A margin discount for cross-sell is sometimes real and sometimes illusory — we check what keeping those products actually costs over the coming years.
When and on what terms you can overpay or clear the loan, and what that costs. On a fixed-rate loan this item can weigh more than the rate itself.
What the bank needs before it releases the money, and how long it has. This is the item that decides whether you meet the deadline in your preliminary contract — and whether your deposit is safe.
What a comparison site won't do for you: the conversation with the bank, the analysis of the agreement, and support when something goes wrong.
At many banks the margin, the fee, the valuation, the scope of insurance and the required bundled products are all negotiable — especially when you hold a competing decision from another bank. We have those conversations for you and base them on concrete offers rather than a request for a discount.
We read the loan agreement and the terms before signing: how the rate can change, the termination conditions, the security, the insurance clauses, and provisions that could turn out to be unfair in a dispute. We explain them in ordinary language and say what is worth changing.
If the bank changes the terms, drags out the drawdown, miscalculates charges or refuses to refund commission after early repayment, we run the case: complaint, negotiation, and where necessary the Financial Ombudsman and the courts. We know that side of the table and how long a bank can play for time.
Four things settled at the start. They decide how many banks will say yes at all, and on what terms.
We calculate it at several banks at once, because each does it differently: a fixed-term contract, self-employment, rental income or earnings in a foreign currency are all treated differently. You learn what you can genuinely afford before you start viewing flats.
Twenty per cent is the norm, though some banks accept ten with additional insurance. We show what that difference costs and whether it's better to wait, add more, or use a different security.
Income certificates, account history, the property's paperwork, the valuation. We say exactly what to prepare and in what form — a complete set cuts weeks off the decision.
The preliminary contract sets the date by which the money must reach the seller. We build the application timetable around that date and hold it, because it's your deposit at risk, not the bank's.
No asterisks and no small print — this is the scope we deliver on every mortgage.
A dozen or more banks compared side by side, with the real cost of each worked out over the full term.
Margin, fees, insurance, bundled products and early repayment added up together. Only that total tells you which offer is cheaper.
The adviser is paid by the bank that ultimately writes the loan. You pay us nothing for that part.
The agreement and the terms read before signing, the risks named directly, and if a dispute with the bank follows — support, not a referral to a helpline.
No going bank to bank, no explaining your situation for the fifth time, no assembling the same documents in five versions.
We remind you about registering the mortgage and ending the bridging insurance, and when rates move we check whether refinancing makes sense.
Let's find out what you can afford.
The consultation and the capacity calculation are free and commit you to nothing. We reply within one working day.
This is what a typical mortgage with us looks like. From application to decision usually takes three to six weeks, depending on the bank.
Start
A free conversation about your situation: income, existing commitments, plans and what you want to buy. No obligation and nothing submitted to any bank.
Week 1
We calculate it at several banks at once and show where it comes out best and why. If something is worth fixing before applying, we say so now.
Analysis
We set the market's offers side by side and work out the real cost of each. You get a recommendation with the reasoning, and the decision is yours.
Application
We assemble the documents and submit — usually to two or three banks in parallel, so one refusal doesn't undo the whole process.
Decision
Once decisions are in, we go back to the banks holding something concrete and negotiate the margin, the fee and the scope of insurance. This is the moment where ground is most often gained.
Agreement
A lawyer reads the agreement and the terms, explains the provisions on rate changes, termination and security, and points out what is worth changing before signing.
Completion
We watch the release conditions and the dates in the preliminary contract until the money reaches the seller. Then we remind you about registering the mortgage.
We keep an eye on ending the bridging insurance once the mortgage is registered, and when rates move or your situation improves we work out whether refinancing pays. If the bank starts charging something it shouldn't — you know who to call.
From people who financed a property purchase with us in Warsaw and the surrounding area.
My bank offered a margin I thought was good, because I had nothing to compare it with. Once the offers were laid out it turned out that at the same monthly payment I'd pay nearly forty thousand more over the term — mostly on insurance. We went with a different bank.
I'm self-employed and two banks calculated my capacity completely differently. Here somebody finally explained why, and said straight away where to apply. The decision came in three weeks and we made the deadline in the preliminary contract.
After I repaid early the bank wouldn't refund part of the commission. They wrote one letter, then another, and in the end it went to the Financial Ombudsman. The money came back. I'd have given up after the first refusal.
The questions borrowers ask most often. If yours isn't here, write to us and we'll answer it personally.
Getting you to the loan costs you nothing. The credit adviser we work with is paid by the bank that ultimately writes it — the standard model on the Polish market, and it doesn't raise your margin or your fee. If you want us additionally to run a dispute with a bank, or provide broader legal work beyond reviewing the agreement, we quote that separately and up front.
Neither, and we say so plainly. Mortgage intermediation is a regulated activity in Poland, carried out by licensed advisers — the ones we have worked with for years. They are responsible for laying out the offers, the application and the day-to-day contact with the bank. We are responsible for what an adviser cannot do: a lawyer's review of the agreement, the negotiation, and representing your interest in a dispute.
The advisers we work with hold agreements with almost every bank writing mortgages in Poland. We always show which banks made the comparison and which dropped out and why — most often because they wouldn't calculate your capacity, or don't finance that kind of property.
It depends on how long you plan to repay and how exposed you feel to a rising payment. A fixed rate buys calm for the period it's set for, but usually costs more at the start and restricts early repayment more tightly. We show both paths worked out on the same figures, so it's your decision rather than a reflection of what the bank happens to be promoting.
Twenty per cent of the property's value is the norm. Some banks will come down to ten if you add low-contribution insurance — in which case we work out what that convenience costs over the full term, and whether waiting or finding the money elsewhere comes out cheaper.
That is why we submit to several banks in parallel. A refusal doesn't end it: we look at the reason, fix what can be fixed — commitments, the form of income, the contribution, a co-borrower — and go back where the case has a chance. If there is no chance at all, we say so rather than filing applications indefinitely.
Yes, and this is the part we are strong at. Charges applied incorrectly, a refusal to refund the proportional part of the commission after early repayment, a unilateral change of terms, a drawn-out drawdown, clauses that may turn out to be unfair. We start with a formal complaint and negotiation, and if that isn't enough — the Financial Ombudsman and the courts.
From the first conversation to submitting the application, usually one to two weeks provided the documents are ready. From application to decision, three to six weeks depending on the bank and the time of year. Then signing and drawdown, most often within a further fortnight. What delays it most is missing documents, not the bank.
Tell us what you want to finance and what stage you're at. Within one working day we'll come back with a first capacity calculation, an honest read on the situation and clear terms — no obligation, and no adding you to a mailing list.