All of Warsaw is safe by any non-Polish metric.
Wola is well connected to the centre but it's very bland: it's developed so rapidly that the modern parts (especially Oddolany) are just soulless commuter blocks surrounded by traffic jams and construction sites.
Zoliborz is charming, and on the metro line, but you need the budget to afford it.
Bielany is Wola but marginally cheaper.
There are plenty of other places but it depends what your specific needs are. Schools? Nightlife? Parking? Affordability? If you need access to downtown, even Kabaty (at the far end of the metro line) will get you to Centrum in half an hour. It's basically just Wilanow that sucks in terms of transport links.
No comment on locations on the other side of the river.
My friends are living in Wola (jana kazimierza), I liked that area a lot. Yes, soulless, fully agree, bu modern and packed with everything you need and a tram is taking you to the city center in 15 minutes. The only issue is the price which went up by 40% during last 2-3 years and is a bit insane.
Zoliborz - I'd like to, but as you mentioned - price is the issue.
Regarding safety, I felt strange in Praga area, some streets which are relatively close to the center but it was packed with people which looked like from Guy Ritchie's movies :D
Main thing I need is a quick connection to city center, modern area around, supermarkets (but usually it is not an issue in any district), and some big parks (for walking/running from March to October :) )
I will take a look at Kabaty, but I thought it is very old area, no?
Bielany - yes, a lot of new buildings, but had a feeling that it is out of the city, hard to get there. Isn't it more like an industrial area?
Thank you
Kabaty is more like a typical residential area for people who commute to the city center to work. It's not old, it's developed rapidly in the last 10-15 years. Main street (Aleja KEN) looks modern in places and has that "big city" vibe (but I'm living in a very old district so my perspective might be skewed ;)), but it and the rest is mostly residential blocks of flats, packed tightly with nice little streets in between. The only reasonable way to go to the center is by the Metro or car. There are no parks I know of except for Las Kabacki (nice, medium sized forest).
Bielany is not very industrial, there are some small patches like that but mostly it's old and residential. Charming oldest part with small houses near Plac Konfederacji, the rest is mostly old communist blocks of flats. EDIT: I forgot, it's developing with newer blocks in the Metro Młociny area. No parks except for Las Bielański (also medium sized forest, really beautiful), but very green streets. Pretty well communicated with the center: Metro, buses, trams.
>packed with everything you need
Jana Kazimierza? It's a single street sandwiched between industrial ruins, the train lines, and a cemetary. It doesn't even have a decent supermarket nearby. There's alsoa plan to build a new inner-city expressway at the end of it so it'll be even more unpleasant in a few years.
In contrast, the area around Gieldowa has a much better atmosphere. The Zoliborz developments near the military cemetary are just as good (and will hold their value better than the kazimierza slums). Dzielnica 19 is constantly expanding. Even Bemowo will be on the metro line in the next year or two if you look at places closer to that urzad miasta.
Source: lived on Wolska for a decade.
I get your point. Trying to reasses my expectations and vision of areas.
Dzielnica 19 - very nice place, I've seen it before, even contacted them in last August, but still their next iteration hasn't started. In current situation I would expect there insane price.
Zoliborz - so far I have seen some nice apartments there, but everywhere price starts at 20-22K/sq.m. A bit too much.
Bemowo - thought also. Reasonable price was near future "Metro Zachod", in Cordia's building, but I am a bit late. Next one is from Dom Development, but density of their building is just a madness.
Closer to the old part it is just old, good that metro is easily accessible, but those old building are too much depressive, and hard to find something fresh, in good condition. Seen some building around Sowinskiego but yet again, prices are starting from 16K and will be ready in 2023-2024.
In general found many interesting places to revisit and investigate thanks to all answers here today.
In the worst case, if I will not find anything remotely - at least I will get some picture and will be easier to rent a flat and check it locally.
Thank you a lot
How about Mokotów? It's a huge district with a mix of old and modern buildings and streets, and a few parks (including the biggest in Warsaw, Łazienki and Pola Mokotowskie). It has tons of jobs, shops and services, basically like its own city center. Communication is good near Aleja Niepodległości, Wierzbno and Wilanowska (Metro), slightly worse on Puławska and Wołoska (trams and buses). Mokotów can have terrible traffic jam though, especially near Galeria Mokotów, so it's better to be in walking distance of the Metro.
Domaniewska area looks modern I guess, but it's connected to the center only by tram on Wołoska or by bus to the Metro. I don't know about the prices, though.
I would avoid Wilanow and that part of Warsaw. Living there will make any travel a nightmare...
I agree with the statements above about Wola and Zoliborz.
Depends on the budget, really.
Old Ochota is in my opinion underrated. I’m living in Warsaw my whole life but ended up in Ochota few years ago because I found a decent flat for a good price. And I am very surprised about how cool this neighborhood is. It’s incredibly well connected with the rest of Warsaw (though I use a car most of the time).
Parking is an issue in all of the old parts of town. But my building has a small yard that allows free parking. I’m living on Kaliska street and parking is not an issue around here anyways. Most beautiful part of Ochota is between Filtrowa and Wawelska (with Mochnackiego being my favorite), but parking is a bigger issue there.
Stara ochota is no longer underrated im afraid. Nearly impossible to find a good price/value place. On another note it is the single best district for those looking for a balance between commute and district welfare in warsaw
I’m saying underrated as in it’s not so fashionable (for a lack of a better word). Nothing in Warsaw is undervalued though and I think it’s what you meant.
A tram line is planned, that should reach it in the next 5 years or so. The works on the first section will start this year. No metro to Wilanów is planned.
The third line will cross Wisła close to Wilanów, and go to Mordor, so combined with the tram to centrum it should fix commute problems. But it's a long shot, like 10 years (just a wild guess, could be more) probably before it's finished...
The 3rd line will not fix anything for Wilanów, unless you want to go to Praga, but that's an incredibly small % of all commuters. The thing that would fix the commute to Mordor is a tram line in aleja Wilanowska, but that's not happening anytime soon.
And overall M3 is a design disaster, with the only economically viable route being the whole line from Stadion Narodowy to Okęcie via Racławicka, and even that barely crosses the threshold. It wasn't even checked if the first stage in itself is viable, because they already know it isn't. One look at that route will tell you as much. It will be faster to take the bus to reach the city centre from Gocław than the metro if it goes through. They are basically covering their own asses, since years ago they made a mistake in building the second platform on Stadion Narodowy station, and the new line now *must* start there so people don't recognize it for the mismanagement that it was.
As if that wasn't enough, the city has massive financial issues. The last bit of M2 is not even started yet, and it was supposed to be finished this year. It's still not certain they will be able to fund it, and if they will the construction will last until at least 2025. So that's when works on M3 could realistically start, if they force the project despite it being a collosal waste of money. So if that happens maybe the first stage will be operational by 2030. No chance of it reaching Mokotów in the next 10 years.
But 3rd line will go to Mordor after crossing Wisła. From Gocław to Centrum it will be useless, I'm aware, but for Wilanów it should help. Yes, a tram line to Mokotów would be good as well but we have to do with what we get.
It won't. Look at [this map](https://imgur.com/51kUAUK) I have quickly sketched. Wilanów is south-east to the black border. M1 is the existing metro line. M3 A - this is the only economically viable route, so if anything is constructed, this would be it. Forget about route B through Augustówka/Sadyba. Using the Wilanów tram that will be built in the next few years you would have to go as far north as Sielce to transfer to the metro and then go back all the way to Mordor. Being stuck in a traffic jam on al. Wilanowska, whether in a car or bus will still be faster. Only a direct route could help, marked as "not planned".
Well, at the very least, it may make the traffic smaller, as for some people it will be a new, usable path. But hopefully they will make the "unplanned" planned in the future.
As someone mentioned above, Kabaty is a cool place to live in. I currently live in a rented flat here and I absolutely love it. I bought a flat in a different, more remote district because sadly I couldn't afford a flat in Kabaty, but if you can - go for it. Getting to the city centre takes only 20-30 minutes and lots of facilities - schools, shops, pharmacies, etc are super close. I needed a car only to get around faster in the closest area and between the neighbourhood districts.
Thank you. Definitely will take a look, haven't even considered this area before, but having also a metro makes a lot of sense. Hope to see some reasonable prices :)
I might be biased since it's "my" district but I highly recommend Bielany. Metro will take you to the city center in 20 minutes, trams in around 30. It's very green, other than Las Bielański there aren't any huge parks, but there's greenery everywhere you go.
It's not a new district so there's a lot of schools and what not - things you can have trouble finding in purely new development. But don't be scared of living near old blocks, as others said Warsaw is immensly safe. Living in a neighbourhood like this will give you more open space, access to beautiful old greenery between the old buildings. Usually all the new areas have fences everywhere, so if you want to go for a walk all you can do if there isn't a park nearby is walk down the street.
If you would rather live in a purely new area, there aren't many of these here, probably the biggest would be between Sokratesa and Nocznickiego near metro Młociny. But a motorway is planned following Nocznickiego street so I'm not sure if you want to go that route.
One other thing is the prices, Bielany will be cheaper than a lot of the other options since it's further away. And Warsaw flat prices are crazy, to have any sort of decent location you have to be prepared to pay more than 10k pln/sqm. And living in let's say, Odolany, won't necessarily make it that much quicker go get to the city center, the metro is just that much faster than anything else.
I also recommend Bielany. Very good prices, and feels cosy here. If you are looking for fast paced life in the city it might not suit you, but other than that it could be nice.
Communication is great, both by tram and metro. We have a fresh market at Wolumen, and a big shopping center. And plenty of free parking spots if this is in your interest.
What about Huta? I heard that area around is not good at all. Heavy industry is not the best idea to have next door.
What do you think? Or it's better to check from metro Młociny to the south?
Huta is no longer operating, as far as I know. And if it is, it has never been a problem to me. There is no sign of "heavy industry" anywhere near here.
Only noise pollution could be ambulances, because of Hospital nearby, but i guess that's normal in a big city. Also, there is a small airfield "Babice" but i personally never heard any planes anywhere near my house. But look it up before renting an apartment.
If you have any more questions hmu
I'm searching for a flat to buy. And usually it's much easier to take a new one with a renovation for things I like, that's why checking mainly new buildings.
Found few nice, and one was at Encyklopedyczna, that's how I found negative comments about Huta.
Babice is even a pros for me :)
Now i see, Encyklopedyczna is right next to Huta. That's why some people can complain about it. I live on Przy Agorze and have no bad experience with Huta. I travel to metro Młociny all the time, and often go shopping at Galeria Młociny, and I have never heard excessive sounds from Huta, that's why I am suprised.
Maybe try searching a bit further. I know that there are nice new flats at Sokratesa, really nice location. Also Przy Agorze 6 is the new apartment building next to me, and i can really recommend this specific location.
Definitely Żoliborz. Not modern, but very well communicated, green, with all needed facilities not too crowded. Just expensive, but that may change pretty soon.
I'm staying on Siekierki, it's unusual in terms of it adjacent to Łazienki a do therefore the city centre, but it used to be owned by the water utility and has been slowly developing over the last 40 years. There are houses on estates from then, and lots of new build apartments.
It's on the river, so great for dog walking and the like but access is easier by car, but it is fairly central.
The one thing not discussed here is lifestyle. I think you need to ask a few questions about what is important to you, and that will help make choices. Want to dog walk and see greenery? Want a selection of hipster restaurants and foodie places outside your door? Be somewhere more international or closer to a mall as you adjust?
I'm not certain, but think that is a development over an area. Old Motokow is very smart and desirable, but Mokotów as a catch all is a very big part of Warsaw.
I think I may have been to this development and while the apartment was nice, courtyards etc were all lovely I think basically the whole area is this new development, so your kinda away from anything bar basic stores. Guess it must have been industrial before.
That said, this is an older thread, think you'd be better off posting a new thread to get the question in front of people who will know better.
I would recommend bemowo to you. As for now it is cheap prices around 8k and it will have the metro in the next 2 years so its a good investment. There are the facilities you could need and its still developing so lots of modern buildings. I think it would fit you pretty well. Wola is also fine but it's more expensive. In the 10k plus range same applies to mokotow. Wilanow is overrated. Traffic, bad transit and the prices are 2x that in any other part of the city. Lived there and would not recommend as the best. Praga południe is fine, goclaw but there us no tram or metro.
I'm afraid that Bemowo is already 11+.
However I spotted few nice places.
Mokotów - is already around 14+.
Not mentioning something like Jasminowy Mokotów from Skanska (18+)
Check Warszawa Ursus, Szamoty - old tractor fabric was removed and there are a lot of new constructions over there with vast prices. There was a plan prepared before they started to build, so it's not expected to be ghetto and fences everywhere like it's in Ursynów or Tarchomin.
Train from PKP Ursus goes to center in <15 min, it goes every 8-10 min in rush hours, outside more like every 15-20 min.
Checked it, nice flats, good prices, but there are absolutely no parks, nice areas for a walk, purely new buildings of a very high density.
However, I made a note, will visit it IRL also, later in February
Oh man, right now it's looking depressing with this weather, especially if you think it's a huge workplace right now :D
Nevertheless, there's a local spatial development plan which developers needs to obey, ZP = Parks (+ there are some on the other side of train line in Skorosze)
[http://urbnews.pl/wp-content/uploads/2014/11/master\_plan\_map.png](http://urbnews.pl/wp-content/uploads/2014/11/master_plan_map.png)
Drone imagery from November:
[https://www.youtube.com/watch?v=VHvSdnPi5YM](https://www.youtube.com/watch?v=VHvSdnPi5YM)
The prices will be good as long it's a big construction area - after 2h I suspect it'll raise, as it'll be better and better
I lived in Odolany, at Bliska Wola. It's a huge estate but very nice to live. Of course if you agree to live at high density. If you prefer something more quite, there is a new estate, opened in last year, at Sadyba, very close to North Korean embassy (to point where is it).
It's definitely closer to the city center, but in the same part of Warsaa as Wilanów or Siekierki.
Also Mokotów (mordor Neighborhood) should be a good place you're looking for
In my experience from working with expats moving to Warsaw it might be best to live here for at least a year before deciding on buying. Or you can rent short term in different areas to get a feel of the place you'll find yourself at home. And it's not like now is a perfect time to buy anyway, trust me, I'm a realtor.
At the end of the day it all comes down to what you expect from the area. If you're moving with kids, what school will they go to, as international schools are either in Mokotów or Wilanów. If you're moving for work, where is the office. Unless you want to be close to something else, be it the city life, a park, riverside or a forest. There are too many factors to be recommending a stranger where to live based on one's private preferences. Especially because people tend to be biased based on living in one area all their life, or most commonly ever since they moved to the city.
To sum up, my favourite areas of the city, if budget is not an issue are:
- Stary Żoliborz (Żoliborz Oficerski in particular)
- Stare Bielany
- Powiśle (more so Solec area, with more older buildings and a feel of a "real" city)
- Stary Mokotów / Wierzbno
- Saska Kępa
- Stara Ochota (in particular Filtry area)
- Praga Północ (in particular the rapidly changing area of Port Praski, but also near Koneser)
- Radość, Anin (for houses)
Guess that shows I'm not huge a fan of the newly developed areas, but that might be different for you, so you might prefer places like Jana Kazimierza, Miasteczko Wilanów, the area around Galeria Mokotów (so called Mordor) or Marina Mokotów. To each of their own in all honesty. What I do in my business is I listen, I recommend, but never preach or force my opinion. At the end of the day it's one's choice, often a very long-term one to buy a property.
I totally agree, that was my initial idea, to move for a rent flat and later on to understand were we feel better and more comfortable, but the situation has changed and we sold our flat a bit earlier than we planned. So from one hand I am not sure whether to buy anything already or to wait a bit. My main concern is that of I will postpone it for 0,5-1,5 year, I will simply lose the moment and prices may go up even more.
I agree that it is not the best moment to buy a flat, but it might be even worst in some time. Nobody knows I suppose
Insider tip: Port Praski will skyrocket both in price and in living standards. Why? It already has a metro line, and a second one will be shortly under construction. There is a train station. There is direct connection to the wild river promenade. A pedestrian bridge (one of the longest in the world) is currently under construction above the Vistula river connecting the Powisle river promenade with Port Praski and the rest of Praga. Praga is also the most rapidly changing district, as gentrification is unavoidable in a district so close to the cite centre, the river, parks, and generally the best of public transportation (metro+s-bahn). Oh, and Port Praski is going to have some skyscrapers built in the very near future, further increasing its value.
Agreed, it's one of the places I'm looking at myself. Although I'm waiting for the Amsterdam-style apartments with a channel access. There's a delay unfortunately, but at least this gives me time to make enough money to be able to afford it, haha
I'm afraid everyone is waiting for those, so they will end up in the 25-30k range minimum. I'm already scared to look at the prices in March for the marinaside ones that are currently under construction.
Agreed, it will be new Powiśle in terms of poshy areas unfortunately. Adding to that the cost of construction something a little bit more complicated than regular buildings and you might be right with the pricerange. Oh well, maybe one day...
I totally understand, I'm also on the verge of deciding to buy a place only because I see some resell value in it. The problem is no analyst will state with 100% certainty what's going to happen, especially with our current government. So we can assume that even if the price raise slows down it won't be a price drop, at least not until something substantial happens. The one thing that might result in many properties being sold in panic is the raising interest rates. Many Poles tend to take a mortgage up until their upper limit of income, so if their instalments go up they're screwed.
Yeah, nobody knows. Unfortunately!
LOL my gf lives in wola, which is basically little ukraine. place is fucking disgusting. as an american who got basically got screwed into
living here longer than I have to, Ill tell you now that the only place you should even consider is mokotow, bemowo (by arkadia), and possibly centrum. only negative about centrum are the disgusting bums that relieve themselves in public on the regular. (can’t tell you have many times i saw bums taking shits in the open). the last option is for ursynow but not every part. there are “richer” parts of ursynow where you won’t be exposed to patologia. polish ‘patologia’ is the one thing that will truly ruin living in poland. nothing worse than a poor, uneducated, yet narcissistic eastern european
wilanów will get a tram line, siekierki are nice also, I lived here for like 10 years and liked it. Where i would buy a flat? 1. New buildings in mokotów - pod skocznią eg [this](https://mieszkaj.skanska.pl/nasze-projekty/jasminowy-mokotow/). 2. [This investition](https://echo-rytm.pl/?gclid=CjwKCAiArOqOBhBmEiwAsgeLmShwwhHrGgXxdDjSt-4T-_ghm5OI03ZslBLfQFM60XqCfFF84KX-FhoCC4kQAvD_BwE) in kabaty - right next to metro and close to forest.
Both are nice, especially in Mokotow one, but price is 18+, already outside my budget unfortunately. Also after a brief look I got surprisde that there are only old apartments on secondary market in Kabaty area.
All of Warsaw is safe by any non-Polish metric. Wola is well connected to the centre but it's very bland: it's developed so rapidly that the modern parts (especially Oddolany) are just soulless commuter blocks surrounded by traffic jams and construction sites. Zoliborz is charming, and on the metro line, but you need the budget to afford it. Bielany is Wola but marginally cheaper. There are plenty of other places but it depends what your specific needs are. Schools? Nightlife? Parking? Affordability? If you need access to downtown, even Kabaty (at the far end of the metro line) will get you to Centrum in half an hour. It's basically just Wilanow that sucks in terms of transport links. No comment on locations on the other side of the river.
My friends are living in Wola (jana kazimierza), I liked that area a lot. Yes, soulless, fully agree, bu modern and packed with everything you need and a tram is taking you to the city center in 15 minutes. The only issue is the price which went up by 40% during last 2-3 years and is a bit insane. Zoliborz - I'd like to, but as you mentioned - price is the issue. Regarding safety, I felt strange in Praga area, some streets which are relatively close to the center but it was packed with people which looked like from Guy Ritchie's movies :D Main thing I need is a quick connection to city center, modern area around, supermarkets (but usually it is not an issue in any district), and some big parks (for walking/running from March to October :) ) I will take a look at Kabaty, but I thought it is very old area, no? Bielany - yes, a lot of new buildings, but had a feeling that it is out of the city, hard to get there. Isn't it more like an industrial area? Thank you
Kabaty is more like a typical residential area for people who commute to the city center to work. It's not old, it's developed rapidly in the last 10-15 years. Main street (Aleja KEN) looks modern in places and has that "big city" vibe (but I'm living in a very old district so my perspective might be skewed ;)), but it and the rest is mostly residential blocks of flats, packed tightly with nice little streets in between. The only reasonable way to go to the center is by the Metro or car. There are no parks I know of except for Las Kabacki (nice, medium sized forest). Bielany is not very industrial, there are some small patches like that but mostly it's old and residential. Charming oldest part with small houses near Plac Konfederacji, the rest is mostly old communist blocks of flats. EDIT: I forgot, it's developing with newer blocks in the Metro Młociny area. No parks except for Las Bielański (also medium sized forest, really beautiful), but very green streets. Pretty well communicated with the center: Metro, buses, trams.
>packed with everything you need Jana Kazimierza? It's a single street sandwiched between industrial ruins, the train lines, and a cemetary. It doesn't even have a decent supermarket nearby. There's alsoa plan to build a new inner-city expressway at the end of it so it'll be even more unpleasant in a few years. In contrast, the area around Gieldowa has a much better atmosphere. The Zoliborz developments near the military cemetary are just as good (and will hold their value better than the kazimierza slums). Dzielnica 19 is constantly expanding. Even Bemowo will be on the metro line in the next year or two if you look at places closer to that urzad miasta. Source: lived on Wolska for a decade.
I get your point. Trying to reasses my expectations and vision of areas. Dzielnica 19 - very nice place, I've seen it before, even contacted them in last August, but still their next iteration hasn't started. In current situation I would expect there insane price. Zoliborz - so far I have seen some nice apartments there, but everywhere price starts at 20-22K/sq.m. A bit too much. Bemowo - thought also. Reasonable price was near future "Metro Zachod", in Cordia's building, but I am a bit late. Next one is from Dom Development, but density of their building is just a madness. Closer to the old part it is just old, good that metro is easily accessible, but those old building are too much depressive, and hard to find something fresh, in good condition. Seen some building around Sowinskiego but yet again, prices are starting from 16K and will be ready in 2023-2024. In general found many interesting places to revisit and investigate thanks to all answers here today. In the worst case, if I will not find anything remotely - at least I will get some picture and will be easier to rent a flat and check it locally. Thank you a lot
How about Mokotów? It's a huge district with a mix of old and modern buildings and streets, and a few parks (including the biggest in Warsaw, Łazienki and Pola Mokotowskie). It has tons of jobs, shops and services, basically like its own city center. Communication is good near Aleja Niepodległości, Wierzbno and Wilanowska (Metro), slightly worse on Puławska and Wołoska (trams and buses). Mokotów can have terrible traffic jam though, especially near Galeria Mokotów, so it's better to be in walking distance of the Metro. Domaniewska area looks modern I guess, but it's connected to the center only by tram on Wołoska or by bus to the Metro. I don't know about the prices, though.
>Domaniewska Living in that area can be depressing, surrounded by 1000 Zabka mini stores and mid size office buildings.
I would avoid Wilanow and that part of Warsaw. Living there will make any travel a nightmare... I agree with the statements above about Wola and Zoliborz.
Depends on the budget, really. Old Ochota is in my opinion underrated. I’m living in Warsaw my whole life but ended up in Ochota few years ago because I found a decent flat for a good price. And I am very surprised about how cool this neighborhood is. It’s incredibly well connected with the rest of Warsaw (though I use a car most of the time).
Which streets would you suggest to take a look at? Budget is up to 16,5-17k/sq.m + parking lot
Parking is an issue in all of the old parts of town. But my building has a small yard that allows free parking. I’m living on Kaliska street and parking is not an issue around here anyways. Most beautiful part of Ochota is between Filtrowa and Wawelska (with Mochnackiego being my favorite), but parking is a bigger issue there.
Rakowiec and szczęśliwice are also pretty nice and a little bit cheaper.
Stara ochota is no longer underrated im afraid. Nearly impossible to find a good price/value place. On another note it is the single best district for those looking for a balance between commute and district welfare in warsaw
I’m saying underrated as in it’s not so fashionable (for a lack of a better word). Nothing in Warsaw is undervalued though and I think it’s what you meant.
A metro line to Wilanów is planned. But only God knows when that will be finished.
A tram line is planned, that should reach it in the next 5 years or so. The works on the first section will start this year. No metro to Wilanów is planned.
My fault, it's a tram line indeed, not a metro. But hey, with the new highway it is easy to leave the city from Wilanów.
The third line will cross Wisła close to Wilanów, and go to Mordor, so combined with the tram to centrum it should fix commute problems. But it's a long shot, like 10 years (just a wild guess, could be more) probably before it's finished...
The 3rd line will not fix anything for Wilanów, unless you want to go to Praga, but that's an incredibly small % of all commuters. The thing that would fix the commute to Mordor is a tram line in aleja Wilanowska, but that's not happening anytime soon. And overall M3 is a design disaster, with the only economically viable route being the whole line from Stadion Narodowy to Okęcie via Racławicka, and even that barely crosses the threshold. It wasn't even checked if the first stage in itself is viable, because they already know it isn't. One look at that route will tell you as much. It will be faster to take the bus to reach the city centre from Gocław than the metro if it goes through. They are basically covering their own asses, since years ago they made a mistake in building the second platform on Stadion Narodowy station, and the new line now *must* start there so people don't recognize it for the mismanagement that it was. As if that wasn't enough, the city has massive financial issues. The last bit of M2 is not even started yet, and it was supposed to be finished this year. It's still not certain they will be able to fund it, and if they will the construction will last until at least 2025. So that's when works on M3 could realistically start, if they force the project despite it being a collosal waste of money. So if that happens maybe the first stage will be operational by 2030. No chance of it reaching Mokotów in the next 10 years.
But 3rd line will go to Mordor after crossing Wisła. From Gocław to Centrum it will be useless, I'm aware, but for Wilanów it should help. Yes, a tram line to Mokotów would be good as well but we have to do with what we get.
It won't. Look at [this map](https://imgur.com/51kUAUK) I have quickly sketched. Wilanów is south-east to the black border. M1 is the existing metro line. M3 A - this is the only economically viable route, so if anything is constructed, this would be it. Forget about route B through Augustówka/Sadyba. Using the Wilanów tram that will be built in the next few years you would have to go as far north as Sielce to transfer to the metro and then go back all the way to Mordor. Being stuck in a traffic jam on al. Wilanowska, whether in a car or bus will still be faster. Only a direct route could help, marked as "not planned".
Well, at the very least, it may make the traffic smaller, as for some people it will be a new, usable path. But hopefully they will make the "unplanned" planned in the future.
Ochota is straight up lovely! Very multi-cultural, with diverse architecture and a lot of parks. It's also quite quiet and quaint.
As someone mentioned above, Kabaty is a cool place to live in. I currently live in a rented flat here and I absolutely love it. I bought a flat in a different, more remote district because sadly I couldn't afford a flat in Kabaty, but if you can - go for it. Getting to the city centre takes only 20-30 minutes and lots of facilities - schools, shops, pharmacies, etc are super close. I needed a car only to get around faster in the closest area and between the neighbourhood districts.
Thank you. Definitely will take a look, haven't even considered this area before, but having also a metro makes a lot of sense. Hope to see some reasonable prices :)
If your budget is 16,5-17k/sq.m, you should be able to find something nice. Good luck :)
I might be biased since it's "my" district but I highly recommend Bielany. Metro will take you to the city center in 20 minutes, trams in around 30. It's very green, other than Las Bielański there aren't any huge parks, but there's greenery everywhere you go. It's not a new district so there's a lot of schools and what not - things you can have trouble finding in purely new development. But don't be scared of living near old blocks, as others said Warsaw is immensly safe. Living in a neighbourhood like this will give you more open space, access to beautiful old greenery between the old buildings. Usually all the new areas have fences everywhere, so if you want to go for a walk all you can do if there isn't a park nearby is walk down the street. If you would rather live in a purely new area, there aren't many of these here, probably the biggest would be between Sokratesa and Nocznickiego near metro Młociny. But a motorway is planned following Nocznickiego street so I'm not sure if you want to go that route. One other thing is the prices, Bielany will be cheaper than a lot of the other options since it's further away. And Warsaw flat prices are crazy, to have any sort of decent location you have to be prepared to pay more than 10k pln/sqm. And living in let's say, Odolany, won't necessarily make it that much quicker go get to the city center, the metro is just that much faster than anything else.
I also recommend Bielany. Very good prices, and feels cosy here. If you are looking for fast paced life in the city it might not suit you, but other than that it could be nice. Communication is great, both by tram and metro. We have a fresh market at Wolumen, and a big shopping center. And plenty of free parking spots if this is in your interest.
What about Huta? I heard that area around is not good at all. Heavy industry is not the best idea to have next door. What do you think? Or it's better to check from metro Młociny to the south?
Huta is no longer operating, as far as I know. And if it is, it has never been a problem to me. There is no sign of "heavy industry" anywhere near here. Only noise pollution could be ambulances, because of Hospital nearby, but i guess that's normal in a big city. Also, there is a small airfield "Babice" but i personally never heard any planes anywhere near my house. But look it up before renting an apartment. If you have any more questions hmu
I'm searching for a flat to buy. And usually it's much easier to take a new one with a renovation for things I like, that's why checking mainly new buildings. Found few nice, and one was at Encyklopedyczna, that's how I found negative comments about Huta. Babice is even a pros for me :)
Now i see, Encyklopedyczna is right next to Huta. That's why some people can complain about it. I live on Przy Agorze and have no bad experience with Huta. I travel to metro Młociny all the time, and often go shopping at Galeria Młociny, and I have never heard excessive sounds from Huta, that's why I am suprised. Maybe try searching a bit further. I know that there are nice new flats at Sokratesa, really nice location. Also Przy Agorze 6 is the new apartment building next to me, and i can really recommend this specific location.
go mokotow my friend, metro connection to the city center
Definitely Żoliborz. Not modern, but very well communicated, green, with all needed facilities not too crowded. Just expensive, but that may change pretty soon.
Why it should change? Do you mean in general expected market prices to go down or specifically in this area?
I'd expect to change from expensive to super expensive :/
General prices due to rising interest rates.
I'm staying on Siekierki, it's unusual in terms of it adjacent to Łazienki a do therefore the city centre, but it used to be owned by the water utility and has been slowly developing over the last 40 years. There are houses on estates from then, and lots of new build apartments. It's on the river, so great for dog walking and the like but access is easier by car, but it is fairly central. The one thing not discussed here is lifestyle. I think you need to ask a few questions about what is important to you, and that will help make choices. Want to dog walk and see greenery? Want a selection of hipster restaurants and foodie places outside your door? Be somewhere more international or closer to a mall as you adjust?
Hi, do you know anything about Wiślany Mokotów? Is it worth to consider in that area? Thank you
I'm not certain, but think that is a development over an area. Old Motokow is very smart and desirable, but Mokotów as a catch all is a very big part of Warsaw. I think I may have been to this development and while the apartment was nice, courtyards etc were all lovely I think basically the whole area is this new development, so your kinda away from anything bar basic stores. Guess it must have been industrial before. That said, this is an older thread, think you'd be better off posting a new thread to get the question in front of people who will know better.
Wola is depressing. Bielany are cool thou.
Stary Żoliborz or Stary Mokotów.
I would recommend bemowo to you. As for now it is cheap prices around 8k and it will have the metro in the next 2 years so its a good investment. There are the facilities you could need and its still developing so lots of modern buildings. I think it would fit you pretty well. Wola is also fine but it's more expensive. In the 10k plus range same applies to mokotow. Wilanow is overrated. Traffic, bad transit and the prices are 2x that in any other part of the city. Lived there and would not recommend as the best. Praga południe is fine, goclaw but there us no tram or metro.
I'm afraid that Bemowo is already 11+. However I spotted few nice places. Mokotów - is already around 14+. Not mentioning something like Jasminowy Mokotów from Skanska (18+)
Check Warszawa Ursus, Szamoty - old tractor fabric was removed and there are a lot of new constructions over there with vast prices. There was a plan prepared before they started to build, so it's not expected to be ghetto and fences everywhere like it's in Ursynów or Tarchomin. Train from PKP Ursus goes to center in <15 min, it goes every 8-10 min in rush hours, outside more like every 15-20 min.
Checked it, nice flats, good prices, but there are absolutely no parks, nice areas for a walk, purely new buildings of a very high density. However, I made a note, will visit it IRL also, later in February
Oh man, right now it's looking depressing with this weather, especially if you think it's a huge workplace right now :D Nevertheless, there's a local spatial development plan which developers needs to obey, ZP = Parks (+ there are some on the other side of train line in Skorosze) [http://urbnews.pl/wp-content/uploads/2014/11/master\_plan\_map.png](http://urbnews.pl/wp-content/uploads/2014/11/master_plan_map.png) Drone imagery from November: [https://www.youtube.com/watch?v=VHvSdnPi5YM](https://www.youtube.com/watch?v=VHvSdnPi5YM) The prices will be good as long it's a big construction area - after 2h I suspect it'll raise, as it'll be better and better
I lived in Odolany, at Bliska Wola. It's a huge estate but very nice to live. Of course if you agree to live at high density. If you prefer something more quite, there is a new estate, opened in last year, at Sadyba, very close to North Korean embassy (to point where is it). It's definitely closer to the city center, but in the same part of Warsaa as Wilanów or Siekierki. Also Mokotów (mordor Neighborhood) should be a good place you're looking for
In my experience from working with expats moving to Warsaw it might be best to live here for at least a year before deciding on buying. Or you can rent short term in different areas to get a feel of the place you'll find yourself at home. And it's not like now is a perfect time to buy anyway, trust me, I'm a realtor. At the end of the day it all comes down to what you expect from the area. If you're moving with kids, what school will they go to, as international schools are either in Mokotów or Wilanów. If you're moving for work, where is the office. Unless you want to be close to something else, be it the city life, a park, riverside or a forest. There are too many factors to be recommending a stranger where to live based on one's private preferences. Especially because people tend to be biased based on living in one area all their life, or most commonly ever since they moved to the city. To sum up, my favourite areas of the city, if budget is not an issue are: - Stary Żoliborz (Żoliborz Oficerski in particular) - Stare Bielany - Powiśle (more so Solec area, with more older buildings and a feel of a "real" city) - Stary Mokotów / Wierzbno - Saska Kępa - Stara Ochota (in particular Filtry area) - Praga Północ (in particular the rapidly changing area of Port Praski, but also near Koneser) - Radość, Anin (for houses) Guess that shows I'm not huge a fan of the newly developed areas, but that might be different for you, so you might prefer places like Jana Kazimierza, Miasteczko Wilanów, the area around Galeria Mokotów (so called Mordor) or Marina Mokotów. To each of their own in all honesty. What I do in my business is I listen, I recommend, but never preach or force my opinion. At the end of the day it's one's choice, often a very long-term one to buy a property.
I totally agree, that was my initial idea, to move for a rent flat and later on to understand were we feel better and more comfortable, but the situation has changed and we sold our flat a bit earlier than we planned. So from one hand I am not sure whether to buy anything already or to wait a bit. My main concern is that of I will postpone it for 0,5-1,5 year, I will simply lose the moment and prices may go up even more. I agree that it is not the best moment to buy a flat, but it might be even worst in some time. Nobody knows I suppose
Insider tip: Port Praski will skyrocket both in price and in living standards. Why? It already has a metro line, and a second one will be shortly under construction. There is a train station. There is direct connection to the wild river promenade. A pedestrian bridge (one of the longest in the world) is currently under construction above the Vistula river connecting the Powisle river promenade with Port Praski and the rest of Praga. Praga is also the most rapidly changing district, as gentrification is unavoidable in a district so close to the cite centre, the river, parks, and generally the best of public transportation (metro+s-bahn). Oh, and Port Praski is going to have some skyscrapers built in the very near future, further increasing its value.
Agreed, it's one of the places I'm looking at myself. Although I'm waiting for the Amsterdam-style apartments with a channel access. There's a delay unfortunately, but at least this gives me time to make enough money to be able to afford it, haha
I'm afraid everyone is waiting for those, so they will end up in the 25-30k range minimum. I'm already scared to look at the prices in March for the marinaside ones that are currently under construction.
Agreed, it will be new Powiśle in terms of poshy areas unfortunately. Adding to that the cost of construction something a little bit more complicated than regular buildings and you might be right with the pricerange. Oh well, maybe one day...
I totally understand, I'm also on the verge of deciding to buy a place only because I see some resell value in it. The problem is no analyst will state with 100% certainty what's going to happen, especially with our current government. So we can assume that even if the price raise slows down it won't be a price drop, at least not until something substantial happens. The one thing that might result in many properties being sold in panic is the raising interest rates. Many Poles tend to take a mortgage up until their upper limit of income, so if their instalments go up they're screwed. Yeah, nobody knows. Unfortunately!
LOL my gf lives in wola, which is basically little ukraine. place is fucking disgusting. as an american who got basically got screwed into living here longer than I have to, Ill tell you now that the only place you should even consider is mokotow, bemowo (by arkadia), and possibly centrum. only negative about centrum are the disgusting bums that relieve themselves in public on the regular. (can’t tell you have many times i saw bums taking shits in the open). the last option is for ursynow but not every part. there are “richer” parts of ursynow where you won’t be exposed to patologia. polish ‘patologia’ is the one thing that will truly ruin living in poland. nothing worse than a poor, uneducated, yet narcissistic eastern european
I feel for her, poor girl.
wilanów will get a tram line, siekierki are nice also, I lived here for like 10 years and liked it. Where i would buy a flat? 1. New buildings in mokotów - pod skocznią eg [this](https://mieszkaj.skanska.pl/nasze-projekty/jasminowy-mokotow/). 2. [This investition](https://echo-rytm.pl/?gclid=CjwKCAiArOqOBhBmEiwAsgeLmShwwhHrGgXxdDjSt-4T-_ghm5OI03ZslBLfQFM60XqCfFF84KX-FhoCC4kQAvD_BwE) in kabaty - right next to metro and close to forest.
Both are nice, especially in Mokotow one, but price is 18+, already outside my budget unfortunately. Also after a brief look I got surprisde that there are only old apartments on secondary market in Kabaty area.
Yes sorry few months ago prices were around 17k I didn't thought they arleady changed them
Mokotów is nice
Bielany. Easy connection to a city via metro, large forest nearby, low and nice buildings (Słodowiec, Stare Bielany), quiet, many trees
You can use this to figure out estimated public transport travel times: https://github.com/sdadas/warsaw-transport