Can a foreigner get a mortgage in Poland? Yes — and at the same rates as Poles. Three things are key: a residence card (karta pobytu), income in złoty, and a deposit of 10–20%. EU citizens follow the same path as Poles; Ukrainians and other non-EU citizens have one extra document to show. Below: the requirements, current rates, payment maths and the process step by step.
As of July 2026. NBP reference rate: 3.75% (after the March 2026 cut), typical mortgage offers ~5.5–6%, direction — downward. Bank conditions shift quarterly — treat the numbers as indicative and confirm before applying.
What banks require — the table
| Requirement | Why | Without it |
|---|---|---|
| Residence card (temporary/permanent) | proves legal, stable residence | 30–40% deposit, guarantors, or a decline |
| Income in PLN (ideally employment contract) | affordability + loan-currency rule | a loan only in your income currency — almost no such offers |
| PESEL | identification, taxes | get it before applying (easy) |
| BIK credit history | scoring | no history ≠ decline, but it’s harder; a credit card 6–12 months before applying helps |
| Deposit 10–20% | regulator’s requirement (Recommendation S) | below 10% there are no offers |
The currency catch few mention: under Recommendation S a loan is issued in the currency of your income. Earn in EUR/USD/UAH → the bank may only offer a loan in that currency, and such offers barely exist. In practice: PLN income is the baseline condition. Self-employment (B2B/JDG) — banks want 12–24 months of history.
The deposit — three scenarios
- 20% or more — the standard and the comfortable path: full choice of banks, better margins. For a 700,000 zł apartment that’s 140,000 zł.
- 10–19% — possible with low-deposit insurance (a margin add-on). Not every bank, but there’s choice.
- No residence card — banks that consider the application at all will ask 30–40%. It’s usually cheaper to obtain the residence card first.
Rates — what a loan costs now
| Indicator (07/2026) | Value |
|---|---|
| NBP reference rate | 3.75% |
| Typical mortgage offers | ~5.5–6% |
| Direction | downward (forecasts: NBP at 3.25–3.50% by end-2026) |
Fixed or variable? Periodically fixed (usually 5 years) buys payment predictability; variable wins if the cutting cycle continues. With falling rates it’s a genuine dilemma — we show both calculations; the decision is yours (this is not financial advice).
What it means per month — payment examples
At 5.6% (annuity):
| Scenario | Loan | 30 years | 25 years |
|---|---|---|---|
| 700,000 zł apartment, 20% deposit | 560,000 zł | ~3,215 zł/mo | ~3,470 zł/mo |
| 525,000 zł apartment (value districts), 20% deposit | 420,000 zł | ~2,410 zł/mo | ~2,605 zł/mo |
Where those budgets are realistic — see Kraków apartment prices 2026. Note: the bank stress-tests affordability (a KNF buffer above the current rate) — your income must carry a payment higher than today’s.
Which banks lend to foreigners
PKO BP, Pekao, mBank, Santander, ING, Millennium, Alior, BNP Paribas — all lend to foreigners, but differ on the residence-card type, employment tenure and paperwork. The list and terms change — hence the standard tactic: apply to 2–3 banks in parallel (it doesn’t hurt your scoring, and it buys choice and negotiating position).
The process, step by step
- PESEL + an account at a Polish bank (if you don’t have one) — a day or two.
- Building BIK history — optional, but a credit card repaid for 6–12 months before applying genuinely helps.
- Documents: passport, residence card, income certificate / employment contract (tenure usually 3–12 months), 3–6 months of bank statements, the reservation or developer agreement.
- Applications to 2–3 banks. From a complete application the bank has 21 days by law for a credit decision.
- Loan agreement → notarial deed → mortgage entry (200 zł + 19 zł PCC — all the fees are calculated in Taxes & notary).
Realistic total horizon: 4–8 weeks. What the purchase itself looks like — step by step in How a foreigner buys an apartment.
Mortgages for Ukrainians — what to watch
The largest group of foreign buyers in Kraków. The key nuances:
- Temporary protection (PESEL UKR) is not a residence card. Most banks won’t lend on temporary protection alone, or set prohibitive terms. A temporary residence card (e.g. work-based) opens the standard path.
- PLN income from an employment contract — the strongest profile. Income from Ukraine is in practice not accepted (currency + verification).
- BIK history builds fast — a credit card or instalment plan repaid on time makes a difference within six months.
- Mixed marriages (PL+UA) and joint applications by two residence-card holders — treated as standard.
The full cost of the loan — look beyond the rate
- APRC (RRSO) — compare offers by APRC, not the headline rate.
- Bank commission: 0–2% of the loan (often negotiable or traded for insurance).
- Insurance: life, property, low-deposit — check which are mandatory.
- Property valuation: a few hundred złoty.
- Purchase-side fees: mortgage entry 200 zł + 19 zł PCC; the full list is in Taxes & notary, and you can add them up alongside the notary fee in the purchase costs calculator (tick the mortgage option).
Frequently asked questions
Do foreigners pay a higher rate? No — rates are the same as for Poles. The difference lies in documentation requirements and sometimes the deposit.
Can I get a loan for an off-plan apartment from a developer? Yes — the bank releases tranches to the escrow account as construction progresses. It’s a standard product.
Do I need a Polish co-borrower? No. A residence card + PLN income are enough. A co-borrower can, however, improve affordability.
I’m buying in cash — does this guide matter to me? Partly: skip the bank, but the sections on transaction costs and the buying process still apply.
Yuri Kan — Founder, KrakowInvestThis material is for information only and is not legal, tax, financial or investment advice. Figures are indicative as of the publication date. Consult licensed professionals before making decisions. →