A mortgage: the most expensive decision of your life
This is the cheapest loan on the market (RRSO usually 7.6–7.9%) and also the longest (20–30 years is the norm, up to 35 in some products). Half a point of RRSO over 30 years on a 500 000 PLN loan adds up to roughly 60 000 PLN of total cost.
Fixed or variable. Fixed for 5–10 years buys you peace of mind: you know exactly what you pay each month for the fixed window. Variable, tied to WIBOR 3M or (from 2025) to WIRON, looks attractive today, but it recalculates every time the NBP reference rate moves. If you plan to keep the loan to the end, look at fixed even when it costs half a point more.
<strong>CHF („Frankowicze") — a quick note:</strong> if you have an active loan denominated or indexed to CHF, this page is not for you. It's a separate topic, with detailed guidance from KNF and UOKiK and lawsuits still being decided in court. Talk to a lawyer who specialises in CHF cases and check the official statements from <a href='https://www.uokik.gov.pl/' target='_blank' rel='noopener nofollow'>UOKiK</a> and <a href='https://www.knf.gov.pl/' target='_blank' rel='noopener nofollow'>KNF</a>.
Four banks dominate the mortgage market in 2026: PKO BP with the largest mortgage portfolio, Pekao SA with the widest government programme, mBank with the fastest digital process, ING Bank Śląski with the cheapest RRSO for clients with an active account. Santander Bank Polska and Alior Bank round out the top six. The pick depends on the client profile, not the brand.
Mortgage process time in 2026: 6-12 weeks from application to disbursement. Digital banks (mBank, ING) sit closer to the lower edge, traditional banks (PKO, Pekao) closer to the upper edge. The valuation is done by a bank-appointed surveyor, cost 500-1 200 PLN. Bridging insurance (until the mortgage is registered) runs 0.5-1% of the amount per year.
- ✓Term usually: 60–420 months
- ✓Minimum down payment: 10% (sweet spot 20%)
- ✓Mid-market bank RRSO: 7.6–7.9%
- ✓Fixed vs variable: think about your horizon