Buying in Kraków, made clear.
Plain-language guides to permits, mortgages, taxes and the notary — everything a foreign buyer needs, written by people who have done it.
Everything, topic by topic
Apartment handover from a developer in Kraków: checklist and deadlines
A printable checklist, the statutory deadlines of art. 41 of the Polish developer act (14 days to accept defects, 30 to fix them, silence counts as acceptance), material versus minor defects, five-year rękojmia and what to do when the developer refuses. Law as at August 2026.
Developer Contract in Poland 2026: Umowa Deweloperska Explained
The Polish developer contract in plain English: the 20 mandatory clauses, escrow accounts and the Developer Guarantee Fund, the information prospectus, statutory withdrawal rights, assignment limits — and why the notary bill is split 50/50. Law as of August 2026.
How a Foreigner Buys an Apartment in Kraków 2026: Step by Step
Can foreigners buy property in Poland? Yes — no permit needed for an apartment. The full process from reservation to handover: developer agreement, escrow account, your rights at handover.
Kraków Apartment Prices 2026: by District & What Your Budget Buys
New-build apartment prices in Kraków — city average ~17,200 zł/m² (+3% YoY), entry prices from ~12,400 by district. See what a flat costs in each area and what your budget buys.
Kraków developers ranking 2026 — an overview based on public data
Who builds housing in Kraków: listed giants (ATAL, Develia, Murapol, Dom Development), nationwide players and local Kraków firms. Verifiable facts only — scale, track record, listing status — with no judgements on 'build quality'.
Kraków Districts: Where to Live & Buy (2026 data guide)
Every district of Kraków, in data: price per m², estimated rental yield, time to the centre and key strengths. See where to live and where to buy — on the map and in numbers.
Investing in a Kraków New-Build 2026: Yields & Is It Worth It
Is a Kraków investment apartment worth it? Estimated rental yields by district, strategies (yield vs growth), the off-plan buying process and the real risks — no marketing fluff.
Living in Kraków 2026: Costs, Districts and the Practical Guide for Expats
What it actually costs to live in Kraków in 2026 — rent by district from our own data, a monthly budget, transport, paperwork and the rent-versus-buy maths. Written for people moving here, not for tourists.
Luxury apartments in Kraków 2026: premium flats, penthouses and kamienica townhouses
What actually counts as premium in Kraków: locations (Old Town, Kazimierz, Zwierzyniec), penthouses and restored townhouses, 2026 price levels, new-build vs secondary market — and the investment logic.
Mortgage in Poland for Foreigners 2026: Requirements, Banks, Deposit
Can a foreigner get a mortgage in Poland? Yes — the keys are a residence card and income in złoty. Requirements, the deposit, current rates and the process step by step, with payment examples.
Occasional lease in Poland: template, annexes, notary
A free .docx template and a printable version, the three mandatory annexes, the capped notary fee, the 14-day tax-office notification and the honest downsides on both sides — for foreign landlords and tenants in Kraków. Law as at August 2026.
The Polish Developer Act 2026: what it covers and who it protects
Poland's developer act (ustawa deweloperska) in plain English: scope of application, who counts as a protected buyer, developer obligations, what falls outside the act, criminal provisions, every amendment from 2023 to 2027, and when the old 2011 act still applies. Legal status: August 2026.
Rental income tax in Poland 2026: ryczałt 8.5% and 12.5%, deadlines, PIT-28
What a landlord pays on rental income in Poland: flat rates of 8.5% and 12.5%, the 100,000 zł threshold (200,000 zł for spouses), what counts as revenue, how to pay (micro-account, PPE symbol), the PIT-28 window, and how non-residents settle. Law as at August 2026.
Short-Term Rental (Airbnb) in Kraków 2026: Returns, Rules, Taxes
Does Airbnb in Kraków pay off? Current rules and the incoming regulation (registration, CWTON registry), taxes (8.5%/12.5% lump sum, 8% VAT), seasonality, which districts actually work — and an honest comparison with long-term rental.
Taxes & Notary When Buying an Apartment in Poland 2026: PCC, VAT, Fees
What buying really costs beyond the price: the full 2026 notary fee scale, PCC vs VAT, the first-home 0% exemption and court fees — with worked examples.
The questions buyers ask first
How do you properly take over an apartment from a developer in Poland?
Come prepared and do not let anyone rush you — the act limits neither the length of the inspection nor the number of defects you may enter in the protocol. Bring the umowa deweloperska with the prospectus (it fixes the scope and standard of finishing works and the method of measuring the usable floor area — art. 35 ust. 1 pkt 6 and 15), a laser measure, a spirit level, a voltage tester, a torch, a sheet of paper for the window seal test and a phone with a camera. Work room by room: walls, screed, windows and doors, installations, ventilation, damp, balcony and common parts. Measure the floor area and compare it with the contract. Write down every meter reading. Describe each defect in the protocol precisely — room, element, what is wrong, how large — never as 'snags in the kitchen', and photograph it with a tape measure in shot. Sign the protocol only once you have checked that all your remarks are in it, and take your copy with you.
How much does a handover inspection cost?
The handover itself is free: it is the developer's statutory duty under art. 41 of the developer act, preceding the transfer of title, and nobody may charge you for it. Only a private inspector costs money. Published price lists checked on 28.08.2026 start at about PLN 149 for a flat up to 60 m² and about PLN 399–499 for 100–200 m² (pewnylokal.pl); others start at PLN 399 regardless of size (bezpiecznykwadrat.pl). These are 'from' prices — travel, a thermal camera, moisture readings and a repeat visit are usually billed separately, so a typical Kraków flat of 45–70 m² realistically costs PLN 300–600. We do not sell handover inspections.
What does the technical handover look like?
It takes place after the occupancy permit becomes final and always in the buyer's presence (art. 41 ust. 1 and 2). The deadline and the manner of notifying you of it must be in the developer contract (art. 35 ust. 1 pkt 17). A protocol is drawn up and you enter your defects in it (art. 41 ust. 3). Two deadlines then run from the day the protocol is signed: 14 days for the developer to give you, on paper or another durable medium, either confirmation that the defects are accepted or a statement refusing them with reasons (ust. 4) — silence counts as acceptance (ust. 5) — and 30 days to remove the accepted defects (ust. 6). If the developer, despite due diligence, misses that, they must set a new date with reasons (ust. 7); if they set none or miss that too, you set a deadline yourself and, once it passes, may have the defects fixed at the developer's cost (ust. 8).
What do you have to do after the handover?
Take over the meters and sign your own utility contracts, register with the building manager, diarise the 14-day and 30-day deadlines, and report in writing any defect you spot after the handover but before the notarial transfer — the deadlines under ust. 4 and 6 then run from the day of that report (art. 41 ust. 19). Then sign the transfer deed before a notary and file for entry in the land register. Handover does not end the developer's liability: since 9 September 2025 art. 41a applies the Civil Code rules on rękojmia to everything art. 41 does not regulate, and a physical defect of real property is covered if discovered within five years of delivery (art. 568 § 1 of the Civil Code).
Ask us directly — in your language.
Guides answer the common questions; we answer yours. A free, no-obligation call about your situation — on new-builds the developer pays our fee.
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