Author: Editor Eternel

“Where to start?” That’s the most common question we hear. The apartment buying process can be overwhelming, especially when you’re doing it for the first time. That’s why we created this guide based on thousands of transactions we’ve conducted.

 

STEP 1: Determine your possibilities (2-4 weeks)

Before you start viewing apartments, you need to know what you can afford. Recently we helped a family that spent 3 months viewing apartments for 800,000 PLN, only to discover the bank would give them maximum 500,000 PLN loan. Frustration and wasted time. Go to a bank or credit advisor. Check creditworthiness. Add savings. That’s your real budget. Remember additional costs: notary (2%), PCC tax (2%), agency commission, moving. That’s another 5-7% of apartment price.

STEP 2: Specify what you’re looking for (1 week)

List of “must have” versus “nice to have”. Example of our recent clients:

• Must have: 2 rooms, balcony, up to 600k, good communication.
• Nice to have: parking space, elevator, basement.

Thanks to this we focused on 30 offers instead of 300. Time savings priceless.

STEP 3: Viewing apartments (2-8 weeks)

On average our clients view 8-12 apartments before decision. Advice: take photos, note impressions. After 5th apartment everything blurs together. Look not just at apartment but area. Visit at different times. That charming place near Kazimierz might be nightmare on Friday night.

STEP 4: Negotiations and preliminary agreement (1-2 weeks)

Found dream apartment? Time to negotiate. In June 2025 market favors buyers. On average we get clients 3-5% discount. Record? 12% on apartment that was on market 8 months. Preliminary agreement is security. You pay usually 10% of price. Check legal status, land registry, utility arrears. Here our help invaluable – we know what to look for.

STEP 5: Loan and valuation (3-6 weeks)

Bank will send appraiser. Pray they value apartment at transaction amount. If not – problem. You must add difference or renegotiate price. Documents for bank are separate story. Certificates, statements, tax returns… Prepare for bureaucracy.

STEP 6: Final agreement (1 day)

Big day! Notary, signatures, keys in hand. Emotions like at wedding. Remember cash for notary fee – paid cash or transfer day before.

STEP 7: Formalities after purchase (2-4 weeks)

PCC tax within 30 days. Meter transfers. Registration with administration. Insurance. List long but doable.

 

Typical mistakes we avoid for our clients:

Emotional decisions. “Love this view!” – great, but let’s check installation condition too.

No due diligence. Psycho neighbor? Planned construction under window? Can check earlier.

Time pressure. “Someone else viewing too!” – maybe yes, maybe no. Don’t get carried away.

 

Whole process? 2-4 months average. Record is 3 weeks (cash, express action). Longest? 8 months (complicated legal situation).

In our agency we guide client through entire process. From first meeting to keys. Because buying apartment isn’t transaction, it’s beginning of new chapter in life.

 

Eternel – Estate Agency

Address: al. Jana Pawła II 58, unit 2.1, Kraków

Phone: +48 577 707 032 (WhatsApp, Telegram)

E-mail: [email protected]

Website: https://eternel.agency

📲 Telegram: @Eterneladmin

“I’ll buy an apartment and it will pay for itself from rent!” We hear this sentence several times a week. We always answer: it’s possible, but the devil is in the details. Time for an honest talk about investing in rental apartments. We haven’t been running this agency just since yesterday. We’ve seen successes, but also spectacular failures. Today we’ll share what experience and hundreds of transactions have taught us.

Case study #1: Success

Client bought in 2019 35m² in Grzegórzki for 380,000 PLN. Rent: 1,800 PLN. After 5 years apartment worth 520,000 PLN, rent 2,200 PLN. ROI from appreciation and rent? Over 15% annually. But…

Case study #2: Failure

Another client, 2021, 50m² in Czyżyny for 650,000 PLN on credit. Planned rent: 2,800 PLN. Reality? Searched for tenants for 6 months, lowered to 2,200 PLN. Loan payment: 3,200 PLN. Monthly top-up: 1,000 PLN.

Where’s the difference? Timing, location, financing. First bought cash before price boom, second at market peak with credit leverage.

Krakow realities June 2025:

Average rental yield is 4-5% gross. After deducting tax, management, renovations, 3-3.5% net remains. With mortgage at 6% you’re in minus. Counting on appreciation? Long-term probably yes, but short-term anything can happen.

Best locations for investors:

University areas (AGH, UJ) guarantee constant demand. Grzegórzki, Krowodrza, Ruczaj are sure bets. But competition huge, owners often lower prices.

Office buildings = corporate employees. Zabłocie, Quattro Business Park, around Rondo Mogilskie. Stable tenants, higher prices, less rotation.

Nowa Huta and Bieżanów are dark horses. Lower purchase prices, growing demand, appreciation potential. But you must hit specific location.

Traps nobody talks about:

Rental vacancies. Average 1-2 months yearly apartment stands empty. That’s 8-15% less income. Hidden costs. Washing machine replacement, painting, minor repairs. Minimum 2,000 PLN yearly. Problematic tenants. Once every few years you’ll hit a nightmare. Damage, unpaid bills, eviction. Stress priceless. Taxes growing. Flat tax 8.5% for income up to 100k, then 12.5%. With several apartments you’ll quickly exceed threshold.

Our advice?

If you have cash and patience, rental apartment can be good investment.

But it’s NOT passive income. It’s business requiring time, knowledge, nerves.

Alternatives? REITs, corporate bonds, ETFs. Less hassle, similar returns. But without that satisfaction of owning “your own” property.

In our agency we help investors realistically assess profitability. We don’t sell illusions, only hard numbers and honest advice. Because it’s better to resign before purchase than regret after.

Eternel – Estate Agency

Address: al. Jana Pawła II 58, unit 2.1, Kraków

Phone: +48 577 707 032 (WhatsApp, Telegram)

E-mail: [email protected]

Website: https://eternel.agency

📲 Telegram: @Eterneladmin

In our agency we daily meet young people with a spark in their eyes and a dream of their own four walls. “Is it even possible?” they ask, looking at prices. Our answer always is: YES, but you need to be smart.

Recently we helped a couple, both 27 years old, first year after wedding. Combined earnings: 12,000 PLN net. Savings: 80,000 PLN. Dream: own apartment before thirty. Challenge accepted!

First lesson: forget about the center. Old Town, Kazimierz, Krowodrza are beautiful districts, but with a budget of 500,000 PLN you’ll find maximum 30m² there. Do you really want to start adult life in a studio for half a million?

We showed them an apartment in Czyżyny. 52m², two rooms, balcony, parking space. Price: 520,000 PLN. “But it’s far!” they said initially. We went together by tram to center. 18 minutes. Is that really so much?

Nowa Huta still raises controversy, but young people increasingly see its potential. 60m² apartment for 490,000 PLN? That’s reality. Add planned metro, revitalization, growing number of cafes and pubs. In 5 years those who bought today will be laughing.

Bronowice Małe and Wielkie are the golden mean. Good communication, new estates, infrastructure. 50m² costs about 550,000 PLN. More expensive than Nowa Huta, cheaper than Ruczaj.

What about the loan? With earnings of 12,000 PLN and down payment of 100,000 PLN, you can count on about 492,000 PLN loan. Payment? About 3,000 PLN. That’s 25% of your income, so safe.

Our golden rules for first apartment:

Location is important, but size more important. Better 50m² in Bieżanów than 30m² in Salwator.

Don’t fear older construction. An 80s block after thermal modernization can be better than new developer with thin walls.

First apartment doesn’t have to be last. It’s a springboard, not final destination.

Negotiate! In June 2025 market favors buyers. Owners are more flexible than a year ago.

The couple we mentioned? Bought 55m² in Mistrzejowice for 492,000 PLN. Owner agreed to 15,000 PLN discount. Moving in August. “Not perfect” they say “but ours!”.

In our agency we specialize in helping young people. We remember how it is to start. That’s why we patiently search, negotiate, advise. Because everyone deserves their place on earth.

Looking for first apartment?

Eternel – Estate Agency

Address: al. Jana Pawła II 58, unit 2.1, Kraków

Phone: +48 577 707 032 (WhatsApp, Telegram)

E-mail: [email protected]

Website: https://eternel.agency

📲 Telegram: @Eterneladmin

Kazimierz from 20 years ago. Abandoned tenements, empty squares, silence broken only by trams on Krakowska street. Today? It’s the vibrant heart of cultural Krakow, where a square meter of apartment costs an average of 16,500 PLN.

Yesterday I met with a client at the now-iconic Alchemia. Between sips of coffee and memories of old Kazimierz, we discussed the phenomenon of this transformation.

“I’m looking for an apartment right here,” she said, “because only here do I feel the true spirit of Krakow.”

Kazimierz is a district of contrasts. On Szeroka street you can still find authentic Jewish atmosphere, synagogues neighboring trendy art galleries. Plac Nowy with its cult zapiekankas attracts both Cracovians and tourists from around the world. And apartments? They’re a true kaleidoscope of possibilities.

In renovated tenements we find lofts with brick walls and industrial accents. Prices start from 15,000 PLN per meter deep in the district, reaching 20,000 PLN for exclusive apartments with Wisła views. New developments, like the one on Dietla, offer modern apartments maintaining the historical character of facades.

Who buys in Kazimierz? Primarily artists, culture people, freelance professionals. More and more international IT companies locate their offices here, followed by young specialists. It’s also a favorite district for investors focused on short-term rentals, though new regulations may change this.

Kazimierz’s greatest asset is its authenticity. Where else will you find a bookstore open until midnight, jazz bars hidden in cellars, craft workshops operating for generations? This isn’t just a place to live, it’s a lifestyle.

Challenges? Of course there are. Noise on weekend evenings, tourist crowds in summer, limited parking spaces. But Kazimierz residents unanimously claim: “It’s a small price to pay for living in Krakow’s most magical place.”

If you’re thinking about Kazimierz, act fast. Good offers disappear within days. Our agency has access to properties not yet on the open market.

 

Eternel – Estate Agency

Address: al. Jana Pawła II 58, unit 2.1, Kraków

Phone: +48 577 707 032 (WhatsApp, Telegram)

E-mail: [email protected]

Website: https://eternel.agency

📲 Telegram: @Eterneladmin

Walking through the Old Town streets this morning, We pondered the phenomenon of Krakow’s real estate market. On one hand, I have 19th-century tenement houses with high ceilings and stucco work, on the other, ultra-modern apartment complexes with intelligent management systems. What are our clients choosing in June 2025?

Tenement houses remain Krakow’s classic choice. An apartment in a century-old building on Karmelicka or Paulińska isn’t just a roof over your head, it’s a piece of history. Ceilings 3.5 meters high, original Viennese parquet floors, tiled stoves transformed into designer interior elements. The price? From 16,000 to even 25,000 PLN per square meter in the best locations.

But there’s another side to the coin. Heating often outdated, no elevator in most buildings, parking problems. And here’s where modern apartment complexes enter the scene.

New developments represent a completely different living philosophy. River Park by the Vistula or Unity Centre in Grzegórzki offer not just apartments, but a complete lifestyle. Gym in the building, 24/7 concierge, underground parking with electric car chargers, viewing terraces. Prices? Surprisingly close to tenements: 14,000 to 18,000 PLN per meter.

Interestingly, we’re observing a new trend: young professionals (25-35 years) increasingly choose tenements, while the older generation (50+) is warming to modern apartment complexes. Why? Young people seek character and authenticity, older ones value comfort and security.

Our’e advice? There’s no universal answer. If you value history, atmosphere and stairs don’t bother you, a tenement will be the ideal choice. If comfort, modern solutions and full infrastructure are priorities, an apartment complex will meet your expectations.

Our portfolio includes gems from both worlds. Recently we helped a couple from Warsaw find their dream 120-meter apartment in a Kazimierz tenement. A week earlier, a young IT entrepreneur purchased a penthouse in a new Zabłocie development. Every story is different, every choice unique.

Eternel – Estate Agency

Eternel – Estate Agency
Adres: al. Jana Pawła II 58, lok 2.1, Kraków​
Telefon: +48 577 707 032 (WhatsApp, Telegram)
E-mail: [email protected]
Strona: https://eternel.agency

I’m standing on the roof of a new office building on Przemysłowa street, looking at Zabłocie’s panorama. Hard to believe that 15 years ago this was an industrial wasteland. Today? It’s Krakow’s Manhattan, where apartment prices reach 15,000 PLN per square meter.

I remember my first visit to Zabłocie in 2010. A client, a visionary from the IT industry, was buying an old warehouse. “This will be Krakow’s future,” he said. Everyone shook their heads. Today his loft is worth ten times the purchase price.

Zabłocie is a lesson in urban transformation. The old tram depot became the Museum of Contemporary Art MOCAK. Factories turned into lofts and offices. New streets, parks, infrastructure emerged. And it all started with a bold vision and first pioneers.

Today Zabłocie attracts a specific group of residents. Mainly young professionals from creative industries, IT, startups. Average age? 32 years. Most work remotely or in one of numerous office buildings that appeared in the area.

What does today’s Zabłocie offer? Modern apartment complexes with Vistula views, industrial lofts in post-factory buildings, townhouses for families. Prices start from 13,000 PLN/m² for standard apartments, reaching 18,000 PLN for exclusive penthouses.

Infrastructure? You can live without leaving the district. Galeria Kazimierz, hundreds of restaurants and cafes, fitness clubs, kindergartens. To Main Square 15 minutes walk across Piłsudski bridge. Planned metro line will only increase attractiveness.

Challenges exist. Intensive development means less and less space. Some complain about losing industrial character. Parking prices reach 50,000 PLN. But demand doesn’t weaken.

Zabłocie’s greatest value is its energy. It’s a place where things happen. Where your neighbor might be a startup CEO, artist or Google programmer. Where industrial past meets technological future.

Forecast? Zabłocie hasn’t said its last word yet.

Planned infrastructure investments, development of Vistula riverbank areas, new mixed-use projects. It’s still a good moment to invest, though times of spectacular returns have passed.

Do you live or work in Zabłocie? How do you rate this metamorphosis?…

 

Eternel – Estate Agency

Eternel – Estate Agency
Adres: al. Jana Pawła II 58, lok 2.1, Kraków​
Telefon: +48 577 707 032 (WhatsApp, Telegram)
E-mail: [email protected]
Strona: https://eternel.agency

“Where should we buy a flat so our children will be happy?” We hear this question every day. After years of helping families find their place on Earth, we know the answer is more complex than just “close to a good school.”

Yesterday, we showed an apartment to a family with two small children. We stood on a balcony in Bronowice Małe, looking at a playground, school, and kindergarten—all within sight. “It’s perfect,” said the mother. “But is it enough for the next 15 years?” asked the father. And he was right.

Bronowice is a classic family district of Kraków: space, greenery, infrastructure. New developments offer flats with gardens, catalogue-worthy playgrounds, safe streets. Prices? 12,000–16,000 PLN/m². But it’s not just about square meters.

Ruczaj is surprisingly dynamic. Once a sleepy suburb, now it’s full of life. The Jagiellonian University campus attracts young academic families. Bilingual preschools and alternative schools are appearing. Park Ruczaj is a real oasis. A 70 m² flat? Around 1 million PLN.

Prądnik Biały is the choice of pragmatists: excellent transport, full infrastructure, reasonable prices. It might lack Kazimierz’s charm, but when you have three kids, being near IKEA matters more than bohemian cafés.

What about less obvious choices? Bieżanów is developing at lightning speed. New housing estates, competitive prices (11,000 PLN/m²), improving transport links. In 5 years, it could resemble today’s Ruczaj.

Wola Justowska is a dream—if you can afford 16,000+ PLN/m². Wolski Forest outside your window, top-tier schools, prestige. But do you really need prestige—or would an extra bedroom matter more?

Our advice? Think long-term. A kindergarten around the corner is great—but what about when your child turns 6? Primary school, middle school, high school, extracurriculars. Map out the next 10–15 years.

Space matters. Better to have 80 m² further from the center than 50 m² in a top location. With teenagers, every extra meter will count.

Public transport > own car. With three kids and three sets of activities, the tram saves lives (and nerves).

Community matters. A neighborhood full of families offers built-in support: shared walks, clothing swaps, neighborly help.

At Eternel Estate Agency, we specialize in working with families. We understand that you’re not just buying a flat—you’re buying your children’s future. That’s why we analyze not just prices, but the full environment.

Eternel – Estate Agency

Eternel – Estate Agency
Adres: al. Jana Pawła II 58, lok 2.1, Kraków​
Telefon: +48 577 707 032 (WhatsApp, Telegram)
E-mail: [email protected]
Strona: https://eternel.agency

May 2025 brought an unexpected correction in the building plots market. This event makes us consider whether it is just a temporary anomaly or the beginning of a new trend.

 

The average price of plots dropped to 607 PLN per square meter, which means a decrease of 143 PLN, or nearly 19% compared to April, when the average price was 750 PLN per square meter. There were 120 new plots offered, and total supply increased by 15% month-on-month.

There are three main factors behind the price decline. First, seasonality of the market – May is traditionally a month of increased supply, as owners want to sell plots before the holiday season. Second, macroeconomic factors such as uncertainty regarding government support programs and expectations of further interest rate cuts. Third, local conditions, such as new land development plans and the release of municipal lands, which increase plot availability.

The biggest price drops were recorded in the northern part of Kraków, around Mistrzejowice and Czyżyny, where prices fell by as much as 25%. This is due to a large supply of new areas. In the southern parts of the city, in Swoszowice and Wola Duchacka, the correction was about 15%, which can be considered moderate. Meanwhile, surrounding communes such as Wieliczka and Niepołomice showed relative price stability with a slight decrease of around 10%.

From the buyers’ perspective, the current situation is a good opportunity to negotiate prices even 30% below the asking price. Additionally, the increased supply means a wider choice of locations and the possibility to purchase premium plots at attractive prices. Sellers, on the other hand, should consider pausing sales or adopting aggressive pricing if they want a quick transaction.

Looking at the forecast for the second half of 2025, analysts predict price stabilization at around 650-700 PLN per square meter. In Q4, a return to price growth of 5-10% is expected. Special demand should focus on plots smaller than 1000 m² located close to the city.

The most attractive investment locations include Kraków-Tonie, where a tram line is planned; Mogilany, with good infrastructure and proximity to the city; Zabierzów, with a developing residential zone; prestigious Wielka Wieś; and Skawina, which has high price growth potential.

Strategically, for investors with cash, this is an ideal moment to buy plots. History shows such price corrections last typically two to three months. Those who invest now can expect gains of 20-30% within a year.

If you are looking for a plot, we have exclusive offers unavailable on the open market!

Eternel – Estate Agency

Address: al. Jana Pawła II 58, lok 2.1, Kraków
Phone: +48 577 707 032 (WhatsApp, Telegram)
E-mail: [email protected]
Website: https://eternel.agency
Telegram: @Eterneladmin