Report SkanMieszkania - ul. Kochanowskiego, Warsaw Bielany (Piaski)

Facility rating

Synthesis 10 analysis sections · 32 sources · 92% confidence

Property profile

Certainty of analysis 92%

Overall rating

7.4

/ 10

🔵 High attractiveness

Transport9/10

Infrastructure9/10

Education9/10

Estate8/10

Market7/10

Building6/10

🔵
High attractiveness - 7.4 / 10

            Two-room premises in the Rama H technology in the Piaski WSM housing estate - a rare layout with a separate kitchen on 38 m². Słodowiec metro station in 11-14 minutes on foot, kindergarten literally next door. The price of PLN 16,184/m² is ambitious compared to the Piaski median (+13.5%), but below Bielany in general (−1.6%). Main risk factors: no elevator and noise S8. The decision is yours.
          

➕ Strengths

🏠Full layout: 2 independent rooms + separate kitchen of 38 m² - unique at this price

🚇Metro Słodowiec ~950 m (11-14 min on foot) - center in 11 min

🛒Biedronka 150 m, Żabka 80 m - shopping without a car

🏫Kindergarten No. 105 literally next to the building (30 m) - unique for families

🌳Olszyna Park 750 m, Bielański Forest 1.9 km, Forty Bema 1.4 km

➖ Weaknesses

🔊S8 route approx. 250 m - constant background noise, especially with open windows

🛗No elevator in a 4-story building - 3rd floor; barrier for seniors and families with strollers

🅿️Parking deficit - a housing estate from the 1970s without underground garages

💡Risk of old aluminum cables in the premises - replacement recommended during renovation

Analytical assessment

Property o high market resistance — a 2-room layout with a separate kitchen is the most desirable functional model for areas of 35–45 m² in Warsaw. The price of PLN 16,184/m² reflects the premium for the unique layout. Assuming replacement of windows with triple-glazed ones (Rw > 40 dB) the risk of S8 noise is effectively reduced. Sales time for similar apartments in Piaski: 28-45 days - the leading liquidity of the Warsaw secondary market.

Market analysis

Price position against the market · Domiporta, SonarHome, NBP data · April 2026

Offer price compared to the market
16 184 PLN/m²
−1.6% vs. Bielany in total (PLN 16,451) · −13.5% vs. Warsaw (PLN 18,713)

Price comparison/m²

Price position

Object (offer)

16 184 PLN/m²

Mediana - Bielany

PLN 16,451/m² (−1.6% ✓)

Mediana - Piaski

PLN 14,261/m² (+13.5%)

Słodowiec district (metro)

PLN 15,758/m² (+2.7%)

Warsaw (entire city)

PLN 18,713/m² (−13.5% ✓)

Bielany Trend (half-year)

+1,6%

Forecast end 2026

16 422 PLN/m²

Comparable offers in micro-locations

Address	Square footage	Price	PLN/m²	Comments	Status
street Kochanowskiego 10 (offer)	38 m²	~615,000	16 184	Piaski, Frame H, 3rd floor, 2 rooms	Analysis
street Literary	42 m²	590 000	14 048	Piaski, needs renovation	Market
street Kochanowski	47 m²	635 000	13 511	Larger area, 3 rooms	Market
Słodowiec region	37 m²	710 000	19 200	Newer construction, closer to the subway	Market
street At Agora	48 m²	760 000	15 833	Spindle, by the subway	Market

Source: Domiporta, Otodom, SonarHome - data April 2026.

Factors affecting value

2-room layout with a separate kitchen

+12%

Management Board of WSM Piaski (renown)

+5%

Thermal modernization (styrofoam 15 cm)

+3%

No elevator (4-story building)

−7%

Neighborhood of the S8 route (noise)

−8%

Building analysis

WSM Piaski · H-frame technology · 1970s

Technical data

Cooperative/manager

WSM Piaski (56 buildings)

Technology

H frame (reinforced concrete frame + brick)

Year of construction

~1975 (1970s)

Number of storeys

4 floors (no elevator)

Energy class

D (after thermal modernization)

Thermal insulation

Styrofoam 15 cm

Rent (38 m²)

650 – 700 PLN/month

Form of ownership

Cooperative ownership

First floor of the premises

3. (last in the building)

Standard and equipment

🏗️

H frame

More durable and quieter than a "clean" large slab

🔧

Installations

Replaced water and sewage lines, central heating, remote meters

🏠

Staircase

After renovation: stoneware, LED lighting with sensors

🔑

Basement

There is a basement space ~2.5 m²

🅿️

Parking

Terrestrial public access; space rental possible

💡

Electrics

Recommended verification - risk al. cables in the premises

✅

H Frame Technology — prefabricated reinforced concrete frame filled with Żerań bricks. The internal walls are not load-bearing (apart from columns and beams), which allows for almost any rearrangement of the premises. Acoustic parameters are much better than in large-panel closed systems. WSM Piaski is considered one of the best managed cooperatives in Warsaw.

⚠️

No elevator — 3rd floor (top) in a 4-story building. In 2026, the lack of an elevator reduces the price compared to modern apartment buildings by an estimated 5-10%. It constitutes a barrier for elderly people and families with strollers. The lack of an elevator reduces the cooperative's operating costs (lower base rent).

Analysis of the estate

Osiedle Piaski (WSM) · Bielany · gentrification and natural infrastructure

Characteristics of the district

District

Bielany (Piaski)

Trend

Intense gentrification

Demographic profile

Growing % 25–39 years (IT, services)

Security

Wysokie (monitoring, police station 900 m)

Noise (S8)

Medium (2nd building line, greenery buffers)

Airplane noise

None - outside the Chopin Airport zone

Increase in value (3 years)

+35% nominal

Green areas (2 km radius)

Zbigniew Herbert Park

600 m - skate park, gym

Olszyna Park

750 m - playgrounds, running routes

Chomicz Park

1.2 km — fountain, sports

Bema Forts

1.4 km - the largest playground in Warsaw

Bielański Forest

1.9 km - nature reserve, Kampinos

Planned urban investments

The city is planning modernization of the street Jan Kochanowski — expansion of bicycle paths and illumination of pedestrian crossings at al. Reymont.

The local development plan protects existing squares and green areas against aggressive commercial development. No risk of high-altitude dominants obscuring light - maximum height of new buildings 24 m.

Clean Transport Zone, stage II (from January 1, 2026) — the border runs along S8, which will indirectly increase the demand for apartments near the Słodowiec metro station.

Infrastructure - shops and services

The density of retail outlets eliminates the need to have a car for everyday operations

Shops within 500 m
4 stores
Biedronka 150 m · Żabka 80 m · Bazaar 400 m · local store 300 m

Kochanowskiego / Reymont junction (immediate neighborhood)

🛒

Frog

street Kochanowskiego 51A

80 m · 1 min

🛍️

Ladybird

street Kochanowskiego 45/47

150 m · 2 min

🥖

Neighbor Store (general food)

al. W. Reymonta 10C

300 m · 4 min

🍷

The World of Alcohol

al. W. Reymonta 7

350 m · 4 min

🏪

Bazaar na Piaski (vegetables, dairy products)

street Broniewskiego / Reymont

400 m · 5 min

Broniewskiego junction and Słodowiec

🏬

Carrefour Market

street Broniewskiego 65

750 m · 9 min

🛍️

Lidl

street Conrad 1

900 m · 11 min

🌿

Bio/Organic Store

street area Staffa

950 m · 12 min

🏪

Delikatesy Centrum

street Kasprowicza 15

1100 m · 14 min

Shopping malls

Galeria Żoliborz

1.4 km - Rossmann, services, optician

Bemowo Shopping Center (Carrefour, Leroy, Cinema City)

2.1 km

Galeria Młociny (200+ stores, multiplex cinema)

2.8 km / 8 min by public transport

Public transport

Excellent transport connections - metro, tram, bus within 400 m

🚇 Metro

Metro Słodowiec

11–14

min on foot

Distance: 950–1000 m
or 2 stops by bus 103/197
To the center (Świętokrzyska): 11 min
Interval: every 2:20 min on peak, every 4 min off peak

🚃 Tram

Kochanowski (Broniewski)

min on foot

Distance: 400 m
Lines: 22, 28, 33, 35
Total peak interval: 2–3 min
Centrum, Rondo ONZ, Old Town, Prague

🚌 Bus

Kochanowskiego 01/02

min on foot

Distance: 120 m
Daily: 103, 114, 180, 197
Night: N41, N91
L. 180: Trakt Królewski, Wilanów · L. 114: UKSW

Key connections

Purpose of the trip	Means of transport	Time	Line/Notes
Center (Śródmieście)	Subway	11 min	from the Słodowiec metro station
Rondo ONZ / Mordor	Tram 33	18 min	the fastest way to Wola
Gdański Railway Station	Tram 28	12 minutes	connection with the Old Town
Metro Młociny (M1)	Bus 114	20 min	change to M2 or park&ride
UKSW (Dewajtis)	Bus 114	18 min	direct connection
AWF Warszawa	Bus 197	12 minutes	direct connection
Chopin Airport	Metro + SKM	35–40 min	transfer in the center

Education and health

Complete social infrastructure - kindergarten literally next door

Unique on the market
Kindergarten no. 105 - 30 meters
Literally next door · Public · highly rated by parents

Nurseries and kindergartens (500 m radius)

Kindergarten No. 105 "Wesoła Stopiątka"

30 m - near the block

Nursery No. 17 "Rainbow Land"

250 m · public

Kindergarten No. 318 "Zielony Zakątek"

200 m · public

Primary schools

Primary School No. 187 named after Adam Mickiewicz

750 m · 257th place in Waw.

— Polish 67.96%, Math. 55%, English 75.82%

results 2025

Primary School No. 369 named after Dobrowolski

1.2 km · 54th place in Waw.

— mat. 73.69% - TOP result in Bielany

results 2025

Universities

AWF Warszawa

12 min (bus 197)

UKSW (ul. Dewajtis)

18 min (public transport)

WATT

15 min (bus 197)

Healthcare

Pharmacy (Biedronka)

150 m

Medicover (Metro Słodowiec)

1.1 km

24-hour pharmacy

500 m · street Broniewskiego 71

National Health Fund clinic (SPZOZ Bielany)

1.2 km · stoma., rehab.

Bielański Hospital (ED)

1.9 km · 5 min by car

Local Development Plan and legal risks

Stable planning situation - no risk of aggressive development

Planning status

Local zoning plan status

✓ The applicable local development plan

Destiny

MW - multi-family residential development

Max. height of new buildings

24 m (~6–8 floors)

Greenery protection

Yes - squares protected from development

Risk of dominant height

Low - The plan limits height

Plan: Marymont and Piaski

Resolution No. 780/XXXVI/02

Form of ownership and legal risks

Legal form

Cooperative ownership right to the premises

Possibility of invoice

Yes - you can set up a KW

Land under the building

Settled (WSM carried out the buyout)

Mortgage loan

Possible without legal obstacles

Condition of WSM Piaski

Good - no bankruptcy proceedings

Decree claims

None in this area

✅

Legal Risk: Low. The WSM Piaski cooperative carried out land purchase processes, which allows the buyer to easily take out a mortgage loan. No decree claims. Planning stability excludes aggressive development within green areas.

Risk matrix

Investment and operational risk assessment

Risk

Probability

Influence

Road noise (Route S8)

Constant sound emission. Mitigation: triple-glazed windows Rw > 40 dB. Building in the 2nd building line - natural barrier ~250 m.

High

Mediocre

No elevator (3rd floor)

A sure factor. Reduces market liquidity by 5-10% on resale. Barrier for seniors, disabled people and families with strollers.

Certain

Tall

Increase in interest rates

Increases the cost of credit over the cost of rent. Recommended own contribution: 25% or cash purchase.

Average

Tall

Condition of the electrical installation in the premises

The risk of old aluminum cables. Recommended verification before purchase and replacement during renovation.

Average

Mediocre

Local oversupply

The sands are densely built-up. No space for new development investments nearby. Local development plan protects greenery.

Low

Short

Liquidity risk (SCT)

The Clean Transport Zone (from 01/2026) along S8 will limit the traffic of older cars, which will increase the demand for apartments near the Słodowiec metro station - it works TO THE BENEFIT of the value of the premises.

Low

Short

Investment potential

A "defensive" asset that maintains value in times of inflation

Estimated rent

2 900–

3 300

PLN / month

Gross Yield

5,2–

5,7%

above average Vav. (4.8–5.2%)

Increase in value (3 years)

+35%

Bielany nominally

Sale time

28–45

days - leading liquidity

Lease profitability analysis

Monthly rent (estimate)

2 900 – 3 300 PLN

Annual rent

34 800 – 39 600 PLN

Gross Yield

5,2 – 5,7%

Wed. Gross Yield Warsaw

4,8 – 5,2%

Rent WSM Piaski (38 m²)

650 – 700 PLN/month (owner's cost)

Price forecast end 2026

16 422 PLN/m²

Bielany price trend

Final rating: The property is attractive to both the end user (first-time buyer) and the investor. The layout of 2 independent rooms with an area of 38 m² guarantees almost zero vacancy when renting "per room" or for a couple. Price/Rent ratio below 20 indicates high profitability of purchase vs. lease. The sales time of 28-45 days places the premises at the forefront of the liquidity of the secondary market in Warsaw.

Air and water

Environmental parameters determined by the proximity of the "lungs of Warsaw" - Kampinos and Bielański Forest

Air quality

Average annual level of PM2.5

~16 μg/m³ (one of the lowest in Warsaw)

GIOŚ measuring station

Warszawa-Bielany (ul. Cegłowska 80)

Smog days 2023

−30% vs. 2017

Clean Transport Zone

Stage II from January 1, 2026 (border: S8)

Road noise (S8)

~55–60 dB (2nd building line)

Airplane noise

None - outside the Chopin Airport corridor

Water quality (MPWiK)

Source

Zegrze Lake (Northern Plant)

Treatment

Ozonation + carbon filters

Quality

To drink from the tap - 24/7 monitoring

Hardness

Average: 226.7–271 mg/l (12.7–15.2 °dH)

Attention

May cause scale deposits in household appliances

Ecological context: Bielany is a district with one of the best air quality in Warsaw, which is due to the proximity of the Bielański Forest (nature reserve) and the Kampinos National Park. The only constant environmental factor is traffic noise from S8 - with appropriate window joinery (Rw > 40 dB) reduced to the urban background level. SCT Phase II will further improve the air quality in the district.

Sources

32 verified sources · data as of April 2026

Morizon.pl - Piaski Bielany apartments Warsaw

Offers and prices - April 2026

WSM Piaski — official website of the cooperative

Technical data of the building, rent, management

Biedronka - ul. J. Kochanowskiego 45/47, Warsaw

Store location - 150 m

SonarHome - transaction prices of Piaski apartments

Market data April 2026

NBP - Real estate market report 4Q 2025

Transaction prices, Gross Yield, trends