From plot to home, step by step

Pick what you want to build. On every listing this path adapts to that plot: it skips what is done and adds “Check” steps where something is missing.

Before you buy

1
Check the land registerTo do
Who owns it, any mortgages, rights of way or claims.
Free, you can check it online yourself
Where to check:Land register searchsite in Polish
Enter the register number from the listing. Mortgages are in section IV, rights of way and restrictions in section III.
Time: a few minutesCost: free
2
Check what you may buildTo do
An extract from the local zoning plan at the council office: what, how high and how much you may build.
A small fee at the council, or ask the seller
Where to check:
Who helps: ArchitectTime: 1-2 weeksCost: about €10-60
3
Get building conditions (WZ)Only if: When there is no zoning plan
A council decision on what may be built. Once the council adopts its general plan, WZ is issued only in designated areas, so ask the council first. Ideally buy only once the decision is issued, or make the preliminary contract depend on it.
Anyone may apply, but ideally the seller sorts it out before selling
You apply at the council office (the form is usually on the council's BIP website or via ePUAP). Anyone may apply, even before buying.
Who helps: Architect, plannerTime: 1-3 monthsCost: PLN 598 stamp duty
4
Check access to a public roadOnly if: When access crosses someone else's land
Without legal access you will not get a building permit. A right of way must be entered in the land register.
Free, you can check it online yourself
Where to check:Land register searchsite in Polish
A right of way shows in section III of the register. The boundary map shows whether the plot touches a road.
Time: a few minutesCost: free
5
Check hazards and restrictionsOnly if: When the plot is in or next to a zone
See on the map whether the plot is in a zone. Each restriction is explained in the box “Hazards and restrictions”.
Free, you can check it online yourself
Where to check:Wody Polskie flood portalsite in Polish
Time: a few minutesCost: free
6
Release from agricultural useOnly if: When the soil is class I-III
On class I-III soil outside towns you need a decision releasing it from farming and a fee. Check the class in the land registry extract.
The soil class is in the land registry extract. Inside town limits the release is usually not needed.
Who helps: Surveyor, councilTime: 1-2 monthsCost: depends on class and area
7
Soil surveyTo do
Boreholes show if the ground is stable and how deep the water is. Foundation costs depend on it.
Paid and optional. Worth doing before signing, especially for a pricier plot
Who helps: Soil engineerTime: 1-2 weeksCost: about PLN 1,500-3,000
8
Sign the deed at a notaryTo do
First a preliminary contract with conditions (e.g. getting WZ), then the notarial deed. See the cost calculator.
Useful:
Who helps: Notary, mortgage brokerTime: 2-6 weeksCost: see calculator

Design and permits

9
Construction mortgageTo do
The bank pays out in stages as the build progresses.
Useful:
Who helps: Mortgage brokerTime: 1-2 monthsCost: broker usually paid by the bank
10
Survey map for the designTo do
A surveyor prepares an up-to-date map with utilities. The architect draws the house on it.
Who helps: SurveyorTime: 2-6 weeksCost: about PLN 1,500-3,000
11
House designTo do
A catalogue design adapted to the plot, or a bespoke one.
Who helps: ArchitectTime: 1-4 monthsCost: about PLN 8-40k

Utilities

12
ElectricityTo do
Useful:
Who helps: ElectricianTime: 2-12 monthsCost: about PLN 2-5k
13
WaterTo do
Useful:
Who helps: Plumber, well drillerTime: 1-6 monthsCost: about PLN 3-20k
14
SewageTo do
Useful:
Who helps: PlumberTime: 1-6 monthsCost: about PLN 5-25k
15
HeatingTo do
Who helps: Installer

Design and permits

16
Building permit or notificationTo do
A house up to 70 m² footprint needs only a notification; a larger one needs a permit. The office has 65 days.
Useful:Apply online (e-Budownictwo)site in Polish
Who helps: Architect, site managerTime: 1-3 monthsCost: usually free for a house

Construction

17
ShellTo do
Electronic site log, site manager, foundations, walls, roof.
Who helps: Builder, site managerTime: 4-8 monthsCost: the largest part of the budget
18
Installations and finishingTo do
Windows, installations, heat pump or boiler, solar panels, plaster, floors.
Who helps: Installers, finishersTime: 3-9 monthsCost: depends on the finish
19
Fence, driveway, gardenTo do
Who helps: Paver, gardenerTime: 1-2 monthsCost: from a few thousand PLN

Completion

20
CompletionTo do
Notice of completion, utility acceptance, a street number, and registering the building.
Who helps: Site manager, surveyorTime: 1-2 monthsCost: as-built survey about PLN 1-2k

Draft to be reviewed by an architect and a lawyer. Costs and times are approximate.

Selling a plot

1
Check the land register
Remove old entries such as a repaid mortgage. Buyers check this first.
2
Zoning extract or WZ
A plot with a clear zoning sells faster and for more.
3
Re-marking the boundaries
A surveyor marks the corners on site. Buyers prefer plots with visible markers.
4
Listing with the plot number
Boundaries, size and zoning load from the registers.
5
Owner verification
The “Verified” badge builds buyer trust.
6
Preliminary contract and deed
Put the deposit, date and conditions in the preliminary contract.
7
Tax after the sale
Selling within 5 years from the end of the year you bought it means 19% tax on the gain.