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How Much Down Payment Do You Need for a Mortgage in Poland?
If you're planning to take out a mortgage, you'll inevitably ask yourself: How much down payment do I really need to get the best deal? Is 10% enough? Is it worth saving up 20%, or even more? And what if you don't have any savings yet — is it still possible to get a mortgage? This article gives you clear, practical answers to those questions, based on real-world experience and hundreds of cases I’ve worked on as a mortgage expert.
What Exactly Is a Down Payment?
The down payment is the portion of the property’s value that you cover from your own funds. For example, if you're buying an apartment for 500,000 PLN and plan to borrow 400,000 PLN from the bank, your down payment is 100,000 PLN.
What Counts as a Down Payment?
Most commonly, it's cash — that’s what banks prefer and what you'll see in about 95% of all cases. But cash isn't the only option. Your down payment can also include:
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A plot of land (if you're building a house),
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An existing property that you own (used as additional collateral),
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Funds in your PPK (Employee Capital Plans) or a housing savings account.
If you already own the land where you're building your home, that value can always be used as part of your down payment — that’s standard across all banks. Using another property as collateral is rare, and currently only one bank in Poland allows it. PPK funds are accepted by some banks, but not all. Important: you can’t use movable assets, like a car, as your down payment.
How Much Should You Actually Put Down?
10% is the minimum required to qualify for a mortgage in most cases. Going below that is generally not possible, though there are a few exceptions (more on that below).
20% is the sweet spot. Why?
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You gain access to the full range of banks and mortgage offers (some require at least 20% down).
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You’ll get better interest rates and terms — lower margins, better overall conditions.
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Anything beyond 20% usually doesn’t make a big difference in terms of better deals, so putting down 30% or 40% doesn’t typically pay off further.
Can You Get a Mortgage With No Down Payment?
Technically, yes — but only in specific, limited situations.
One example is the Family Housing Loan (“Rodzinny Kredyt Mieszkaniowy”) – a government-backed program where your missing down payment is replaced by a guarantee from BGK (a state development bank). This guarantee can cover up to 20% of the property’s value, capped at 100,000 PLN. That means your property can't cost more than 500,000 PLN. Unfortunately, local price limits per square meter are quite low, making it difficult for most buyers to qualify.
Another option is the “naStart” mortgage – also known as the “0% loan.” As of today, that program is not active, and its future is uncertain. It might be replaced by a new government initiative called “First Keys”.
Bottom line: getting a mortgage without a down payment is technically possible, but not realistic for most people. In general, plan to have at least 10%, and ideally 20%, if you want better terms and more choices.
What Else Should You Know About Down Payments?
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Only have 10%? That’s okay — don’t wait too long. If you can't save 20% anytime soon, don’t delay buying. Property prices tend to rise, so buying now with a smaller down payment might be smarter than waiting and paying more later.
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Keep a financial cushion. Don’t use all your savings for the down payment. You'll also need cash for taxes, notary fees, and unexpected expenses.
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You don’t need the down payment at the time of application. It’s only required after your mortgage is approved and before the bank disburses funds. This is important if you're waiting on a deposit, gift, or maturing investment.
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The bank always uses your money first. The down payment always goes to the seller — not to the bank. In some cases, you can negotiate split financing, where your full down payment isn’t needed until before the last mortgage installment is paid out.
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Already paid a deposit? That counts. If you paid a reservation fee or a deposit after signing a preliminary agreement, it’s included as part of your down payment.
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A higher property valuation won’t replace your down payment. If you buy a home for 500,000 PLN and the appraiser says it's worth 550,000 PLN, the bank will still treat 500,000 PLN as the base for calculating your down payment.
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Your land may be enough. If you're building a house and already own the land, that might fully cover your required down payment. If some construction has already started (like foundations), that can also count as part of your contribution.
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Consider rolling renovation costs into the loan. Instead of using your own cash to renovate or finish the home, you could finance that through the mortgage and use your cash as the down payment to secure better loan conditions.
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Gifts are okay. You can use gifted money from your parents or others — just make sure to transfer it through your own account and report it properly to the tax office.
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Don’t use another loan as your down payment. That’s illegal. You’ll be asked to declare that your down payment comes from your own funds — using borrowed money is a breach of your mortgage agreement.
One last note: there are cases where a bank might require more than the standard 10% or 20% down — for example, if you’re taking a second mortgage with the same bank, or the property is unusual or high-risk. That’s why it’s always a good idea to talk through your options with an experienced mortgage advisor who can look at your situation individually.
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