Buying an apartment? It’s not just the price! Hidden transaction costs you need to know (practical guide 2026)

When you see a listing saying “apartment for PLN 650,000”, it rarely means you’ll actually pay exactly that amount.
In practice, most buyers spend 8–15% more, because they don’t account for hidden costs: notary fees, court fees, mortgage costs, legal checks, renovation, or logistics.

This guide presents a clear and practical overview of real purchase-related costs, based on reliable Polish sources such as government websites, legal and banking portals, and market experts — plus practical insights you won’t usually find on developer blogs.

1. Before you pay: transaction costs many buyers don’t expect

These costs are mandatory and usually appear at the notary stage — or just before. Many buyers only notice them at the final settlement.

1) Tax: PCC or VAT

• On the secondary market, a 2% PCC tax applies (based on market value).
• Since 31 August 2023, first-time buyers on the secondary market may be exempt from PCC (if legal conditions are met).
• On the primary market, PCC does not apply — the price includes VAT (8% or 23%).

This single item can increase the purchase price by several thousand PLN.

2) Notary fees + copies + VAT

Notary costs include:

• notary fee (regulated maximum rates),
• document copies,
• 23% VAT.

For apartments priced PLN 600,000–800,000, notary costs are usually PLN 2,000–3,500.

3) Court fees: land register entries

• ownership entry,
• mortgage entry (if financed with a loan).

These fees usually total several hundred PLN.

Important: many buyers don’t realize that new developments often require creating a land register from scratch, which can extend the mortgage process and increase costs.

4) Agent commission (if applicable)

Typical market rates:

• 2–3% + VAT of the purchase price.

For a PLN 700,000 apartment, this may mean PLN 20,000–25,000 — often not clearly stated in listings.

2. Buying with a mortgage? This is where “hidden” costs grow

Most buyers are surprised not by the loan installment, but by everything around it.

1) Bank fees and valuation

• bank commission: 0–2% of the loan amount,
• property valuation by an appraiser: PLN 400–1,200,
• security setup fees.

These costs appear before the loan is even paid out.

2) Bridge insurance (often underestimated)

Until the mortgage is entered in the land register, banks increase the margin.
This can mean PLN 100–400 extra per month, which goes entirely to the bank.

3) Mandatory insurance

• property insurance (required),
• sometimes life insurance,
• additional bank products.

Individually small, but over 20–30 years they add up to tens of thousands of PLN.

3. Transaction safety costs: legal and technical risks

This determines whether you’re buying safely — or inheriting problems.

1) Legal verification

Risks include:

• mortgages,
• enforcement proceedings,
• easements,
• third-party claims.

Legal analysis of documents often costs PLN 500–2,000, but can save far more.

2) Technical inspection

• cost: PLN 400–1,500,
• can reveal defects like moisture, installation issues, insulation problems.

Often prevents renovation costs of PLN 20,000–80,000 later.

4. Post-purchase costs that affect the real price

1) Renovation or finishing

• new apartments: PLN 2,000–3,000 per m²,
• secondary market: PLN 1,500–4,000 per m².

A common mistake:

“We bought for PLN 500,000… but the final cost was PLN 620,000 and the kitchen still isn’t done.”

2) Monthly fees

• new developments: higher service fees,
• older buildings: high renovation funds.

Differences can reach PLN 200–600 per month, which means PLN 20,000–70,000 over 10 years.

3) Moving and transition costs

• overlap of rent and mortgage,
• storage,
• moving, appliances.

Small individually, but together add several thousand PLN.

5. The biggest hidden cost: lack of knowledge

Experts repeatedly point out that buyers often:

• don’t fully understand land registers,
• don’t analyze documents,
• don’t calculate total costs,
• don’t verify real market value.

This leads to overpaying and bad investment decisions.

6. How does Estify help reduce hidden cost

Estify doesn’t replace legal or technical checks — but it eliminates the biggest financial risk: overpaying.

With Estify, you can:

• compare real value vs asking price,
• analyze scenarios after renovation,
• calculate full investment cost,
• estimate rental or resale returns,
• avoid properties overpriced by 10–20%.

Hidden costs become visible — and decisions become informed.

Summary

• the listing price is only the beginning,
• total purchase cost is usually 8–15% higher,
• the biggest risks are lack of analysis and overpaying.

Before you buy — check the property with Estify.

Reliable valuation is just the starting point.
Estify also saves time, reduces stress, and builds real investment knowledge — helping you make better, safer decisions and avoid costly mistakes.