Suburbanization and the return to smaller towns, why more and more people in 2026 are choosing life outside the metropolis center
Suburbanization and the return to smaller towns, why more and more people in 2026 are choosing life outside the metropolis center
Suburbanization, the deliberate choice of smaller towns and the surroundings of metropolises rather than city centers, is one of the most fascinating trends in real estate in 2026. This is a global phenomenon visible at the same time in the United States, the United Kingdom, Germany, France and Poland. After years of concentration in the largest cities, when everyone wanted to live in the heart of Warsaw, Kraków, Berlin or London, more and more people deliberately choose calmer places that remain in close contact with the big city.
There are several reasons, and most of them reinforce each other. The first factor is price. After years of strong property price growth in the centers of major cities, the difference between the price per square meter in the heart of a metropolis and in surrounding towns has reached a level that clearly changes the calculation. In Kraków the difference between the price per square meter in Stare Miasto and in Wieliczka, Niepołomice or Skawina reaches 30 to 50 percent. For a family looking for a three or four room apartment, this is a difference counted in hundreds of thousands of zlotys.
The second factor is quality of life. Smaller towns and suburban areas offer lower noise levels, more green spaces, less traffic, easier parking and a stronger sense of community. For families with children these are often decisive arguments. Schools in smaller towns are often less crowded, playgrounds more accessible and neighborly relationships closer. For older people a smaller town means less stress and a kind of calm that is hard to experience in the heart of a metropolis.
The third factor is technology. Remote and hybrid work, which became a standard after 2020, opened the possibility of living in places other than the employer’s headquarters. Fast fiber internet is today available in most localities within 30 minutes of major cities. Good railway and bus connections shorten commuting time to the center to 20 to 40 minutes, which is often faster than traveling through the city center during peak hours.
The fourth factor is shifting values. The pandemic of 2020 and the years that followed showed many people that the big city is not the only choice. Closeness to nature, a private garden or larger balcony, a place to work at home and shared meals with family have become more important for many people than a prestigious address. Younger generations who not long ago dreamed of an apartment in the heart of the city today increasingly consider a house outside the city or an apartment in a nearby town.
In Poland the phenomenon is especially visible around the largest metropolises. Around Kraków, Wieliczka, Niepołomice, Skawina, Zabierzów, Mogilany, Świątniki Górne and Bochnia are gaining popularity. Around Warsaw, Piaseczno, Pruszków, Łomianki, Marki, Ząbki and Konstancin. Around Wrocław, Bielany Wrocławskie, Kobierzyce, Siechnice and Długołęka. Around Tricity, Kowale, Borkowo and Żukowo. In each of these places we observe rising demand, growing prices and new development projects.
Globally the same trend is driving phenomena that just a decade ago seemed impossible. In the United States cities such as Boise in Idaho, Asheville in North Carolina, Bozeman in Montana, Charleston in South Carolina and Greenville post record property value growth and population gain. In the United Kingdom Bath, Cambridge, York, Edinburgh and Bristol have become a magnet for people who previously lived in London. In France Bordeaux, Lyon, Nantes and Toulouse gain new residents from Paris. In Germany Leipzig, Dresden and Erfurt grow at the expense of classical metropolises such as Munich or Frankfurt, where prices have become unreachable for many.
From an investment perspective this trend opens interesting opportunities. Properties in attractive smaller towns and the surroundings of metropolises can offer stable value growth in the long term, especially with good transport infrastructure, fast internet access, attractive schools and social infrastructure. In practice this means that an apartment in Wieliczka bought today for 600 thousand zlotys may gain 15 to 25 percent of its value over five years if the context remains stable.
What is worth knowing before deciding to buy outside the center? First, analyze transport carefully. Commuting time to work, school or university, parking access, train or bus frequency, peak hours. Second, check the infrastructure. Shops, clinics, pharmacies, playgrounds, parks, restaurants. Third, evaluate the development potential. Local government investment plans, upcoming developer projects, planned roads, new tram or rail lines. Fourth, think about lifestyle. Are you looking for quiet or for an active life with access to culture, restaurants and events. Each of these answers can influence the choice of location.
At Eternel we help clients consider all these factors. We combine knowledge of the Kraków market with experience in working with clients looking for a house or apartment in surrounding localities. We know the real prices in Wieliczka, Niepołomice or Skawina, we are familiar with new developer projects and we understand the specifics of commuting from each of these locations. We advise on a choice that matches lifestyle, budget and long term plans.
Spring 2026 is a good moment to look closely at this trend. Smaller towns and the surroundings of metropolises today offer a unique combination of reasonable prices, high quality of life and attractive investment perspectives. For many families and professionals this is now the most reasonable choice, which combines the benefits of life in a big city with the comfort of living in a smaller place.