Property Auctions in Poland: Bidding Platforms

Published on September 30, 2025 and written by Cyril Jarnias

Poland’s real estate market is booming, and the emergence of online auction platforms is profoundly transforming the market. These platforms offer unprecedented transparency and allow potential buyers to place competitive bids from the comfort of their homes.

While the real estate sector remains a major economic pillar, online auctions are bringing democratized access to properties, changing the rules of the traditional game. These digital tools attract both international investors and young local buyers seeking their first acquisition.

In this article, explore how these innovations are redefining the Polish real estate landscape, making the purchasing process more accessible, faster, and more efficient.

Real Estate Auctions in Poland: How They Work

The legal framework for real estate auctions in Poland is primarily based on the Polish Code of Civil Procedure (Kodeks postępowania cywilnego), which governs judicial sales, as well as specific laws concerning the management and liquidation of seized assets. Non-judicial sales fall under private law, subject to compliance with general contractual rules.

Step-by-Step Process for Participating in a Real Estate Auction:

1. Initial Preparation
   • Search for public listings (on official portals or through bailiffs).
   • Review the detailed description: appraisal, photos, potential restrictions.
   • Possible property viewing on fixed dates.
2. Registration and Security Deposit
   • Registration with the organizer (online or in person).
   • Payment of a security deposit (typically 10% of the estimated price).
   • Submission of required documents (see below).
3. Auction Participation
   • Physical presence or electronic participation depending on the auction type.
   • Bidding in minimum increments set according to the estimated value.
   • Award to the highest bidder if all conditions are met.
4. Award and Transfer
   • Full payment within a set deadline after the award.
   • Signing of notarial deeds for the final property transfer.

Required Documents for Participation:

Document	Description
ID Document	National ID card/passport
Security Deposit	Bank proof of payment
Registration Form	Personal data and contact information
Special Permit*	For certain foreigners

*Foreign nationals sometimes need to obtain a specific permit issued by the relevant Polish Ministry before purchasing real estate, unless exemptions apply.

Eligibility Criteria for Bidders:

• Full legal capacity
• No specific legal prohibitions
• Meeting financial conditions (deposit)
• For certain strategic/agricultural properties: additional restrictions

Main Types of Real Estate Auctions:

• Judicial Auctions: Organized following seizure or judicial liquidation under strict court supervision
• Non-Judicial/Voluntary Auctions: Freely organized between individuals or companies, with appropriate advertising
• Charitable/Special Auctions, less common

Comparison Table:

Type	Legal Framework	Advertising	Platforms
Judicial	Civil Procedure Code + bailiff	Mandatory	Official portals
Non-Judicial	Private law	Recommended	Private/hybrid

Popular Online Platforms:

Digital platforms are rapidly developing thanks to digitization:

• Official national portal dedicated to electronic judicial sales,
• Private specialized websites facilitating voluntary transactions,

with secure registration, access to complete files, and guaranteed electronic deposits.

Partial List:

• Licytacje komornicze online (“bailiff auctions”)
• Allegro nieruchomości (“Allegro Real Estate”)

Specific Advantages:

• Increased transparency thanks to the regulatory framework
• Easier access to a wide selection via digital platforms
• Possibility to acquire a property below its market value

Particular Challenges:

For the Buyer

• Risk related to limited prior access to the property/complete documentation
• Short timeframe between award and required full payment
• Increased administrative complexity for certain profiles (especially foreigners)

Compared to Traditional Transactions

• Less flexibility in contract negotiation
• Frequent absence of post-award guarantees

Summary Table:

Advantage	Challenge
Potentially lower price	Limited viewing
Fast procedure	Short payment deadline
Wide accessible selection	Little/no recourse after sale

Current Trends in the Polish Market:

1. Strong growth in secure online sales since the COVID-19 pandemic.
2. Temporary increase in the number of assets put up for auction linked to recent economic difficulties.
3. Continuous growth among investors seeking yield/quick capital gains rather than personal occupancy.

Overall effect on the real estate sector:
Digitization is energizing this segment while increasing its professionalization; it offers an attractive but demanding alternative to the classic market – particularly valued during uncertain periods when securing “a good deal” becomes a priority for some savvy buyers/investors.

Why Buying at Auctions in Poland is a Good Deal

Purchasing real estate at auctions in Poland offers several major economic advantages, including the possibility of acquiring properties at a price significantly lower than the traditional market. In judicial or administrative sales, the starting price is often set around one-third of the property’s estimated value, allowing investors – both individuals and professionals – to obtain a particularly attractive return. This strategy thus offers the opportunity to access rare and sometimes atypical housing or commercial premises, unavailable through conventional channels.

Main Economic Advantages:

• Attractive Prices: Possible acquisition well below the average price per square meter observed in major Polish cities (examples: Warsaw ~8,000 PLN/m²; Krakow ~6,700 PLN/m²; Wrocław/Poznań ~6,000 PLN/m²).
• Increased Profitability: Strong potential for capital gains upon resale and/or high rental yield.
• Wide Selection: Access to both residential apartments and commercial buildings, offices, or warehouses.

Property Type	Residential	Commercial	Specific/Exceptional
Availability	Yes	Yes	Yes
Lower Prices	Frequent	Frequent	Frequent
Rarity/Originality	Sometimes	Often	Very frequent

Auction sales also guarantee increased transparency compared to the traditional secondary market. The entire process is governed by strict regulations and subject to official advertising (publication on specialized platforms), which limits the risk of irregularities and ensures enhanced legal security for the buyer. Clarity on the origin of funds and the allocation method is a significant asset for securing one’s investment.

Legal & Transparency Strengths:

• Strict formalism requiring prior publication.
• Sale conducted before a notary or competent court.
• Technical files accessible before the sale.

Purchase Process at Auctions in Poland

1. Property search via official platforms or recognized specialized websites (for example: Krajowa Rada Komornicza, komornik.pl).
2. Detailed review of the technical file (mortgage status, diagnostics…).
3. Prior deposit of a security deposit (“wadium” typically equivalent to 10% of the starting price).
4. Physical or online participation on the day with progressive bidding.
5. Award to the highest bidder followed by official signing before a notary after full payment within the regulatory deadline.

The growing diversity of properties offered is partly explained by the dynamic evolution of the Polish real estate market in recent years:

• Sustained growth despite economic cycles,
• Recent stabilization after a strong post-pandemic rise,
• Structurally high demand in all major urban areas,
• Constant modernization thanks to national/European investments in new housing and urban renovations.

This currently creates a favorable context where it may be opportune to invest via real estate auctions, both to potentially benefit from a temporary correction and to bet on future continuous appreciation driven by persistent Polish economic growth.

Key Takeaway:

Real estate auction sales offer a rare combination: substantial savings on the initial cost, transparent and secure access thanks to the rigorous legal framework, and significant diversity covering all types of residential and professional needs – all factors explaining their growing popularity among savvy investors in Poland today.

Tips for Succeeding in Your Real Estate Auctions in Poland

To participate and succeed in real estate auctions in Poland, it is essential to follow specific procedures and adopt rigorous preparation.

Prior Preparation

• Establish a list of properties to monitor: Regularly consult the official website www.licytacje.komornik.pl to spot available auction listings throughout Poland.
• Check the property’s condition: Contact the responsible bailiff to obtain the appraisal report, review the documentation, and, if possible, visit the property. Some reports may lack photos or not allow visits; be wary then of the risk of buying a property without complete information.
• Study the sale conditions: Carefully read all documents related to the property (potential charges, occupancy of the dwelling, etc.).

Set a Maximum Budget

Frame your bids by strictly defining a maximum amount never to be exceeded during the sale. This helps avoid any bidding frenzy or impulsive overbidding.

Key Step	Description
Identification	Select and track relevant listings
Verification	Request reports/files from the bailiff
Viewing	Attempt a physical visit; otherwise study all documents meticulously
Risk Analysis	Consider absence of photos/visit
Budget Setting	Determine your ceiling before the auction

Specific Procedures in Poland

• Mandatory Guarantee (Deposit): Before any participation, pay a deposit corresponding to 10% of the starting price of the desired property. This payment must precisely mention the reference number provided by the bailiff.
• Required Documents:
  • ID card for individuals
  • Notarized power of attorney if acting on behalf of someone else

1. The first starting price corresponds to three-quarters (75%) of the estimated value.
2. If unsold in the first round, a second sale may be organized with a minimum price reduced to 50%.
3. The presence of a single bidder is sufficient for the sale to take place.

Modalities: Physical & Online Auctions

In Poland, you can participate either physically before a bailiff or via the official electronic platform:

• To register for electronic sales: precisely follow all instructions on the dedicated portal (creation of a secure user account).
• Prepare your supporting documents before each session.

Local Real Estate Research and Valuation

Before any offer:

• Systematically compare with similar transactions in the same geographical area;
• Consult notarial databases or specialized portals;
• Objectively assess rental potential or future resale value based on the actual condition observed during viewings;

Practical “To-Do” List Before Each Auction:

• Consult all official sources regarding charges/enjoyment/occupation
• Inquire about potential disputes attached to the property
• Simulate different financial scenarios based on possible award

Emotional Management During the Auction

To maximize chances without taking too many risks:

1. Keep your written budget in sight throughout the entire session
2. Breathe calmly after each significant bid increase
3. Do not engage in any new bids under external pressure

Tip: Some platforms now offer virtual simulators allowing you to “train” your reactivity to the typical stress of real sales.

Additional Recommendations:

Consult a local professional
A specialized lawyer or Polish real estate agent can analyze the complex legal file associated with the targeted property.

Participate in practical workshops
Many organizations now offer short training sessions dedicated to the specific mechanisms of Polish judicial sales – don’t hesitate to attend them to improve both strategy and overall understanding of the local market!