A plot in Lesznowola near Warsaw - Bargain or not?

We were offered a plot in Lesznowola (which is a suburb of Warszawa) of 1000 square meters for 135,000 Zl.

Is this a good deal or not? Anyone familiar with land prices in the area?

you would have to look into hydrogeological conditions - there can be high water table there (ground water high in the ground) - it raises the cost of building on the site - sometimes limits possibilities (no basement possible) and adds to the cost of heating especially when the basement is nevertheless built

I have no idea about going prices in Lesznowola or Warsaw but if it is an unusually low price (it quite probably is though) then you should have a very careful look at it - also if you consider buying property as an investment rather than for yourself then you should still be caucious with the worsening economic climate around

Thank you... Very sensible advice.

I have no idea about land prices in the area... This is intended for our own residence, not as an investment.

That is a good price- but like the others posted- do your research before you buy. maybe it is owned by a farmer that needs the money? or some grandkids that just inherited and want the cash. Flooding is a huge issue in that part of Warsaw (I used to live in Piaseczno it was always flooded)- see what you can find from a surveyers perspective. Also is the land deemed farm land- or something that makes it difficult to build a house.

basically- do your research.

Thank you for the advice. For sure we will have an expert look at it. We don't want to go too far away from Mysiadło in general.

the usual test is to dig a hole about 1.5 - 2m deep and wait (possibly a few days) to see if it fills up with water. other than rain water that is.

What is the status of the land at 135 PLN m2, I believe it could be rolna NOT budwlana?

Still trying to find out... I will update this thread once I find out more :)

Thanks to everyone that contributed!

Polsyr, just food for thought - Wy would you want to go through the hassle of building, when you can buy something that is already built and just do improvements or an extension. This advice may save your relationship in the future...

excellent idea. and at this moment there is lots to choose from.

I know what you guys are talking about. I am in building services related industry by trade (climate control) and I know building anything (even a shed) can be very complicated... But we really want to build our "dream home". Regardless, we will look around and see what we find...

The idea is, if we live near Lesznowola, we can be close to the construction site and supervise directly...

Too far fetched?

Nothing is ever too far fetched, if you have the power and motivation.

If I was in the market for building a house today in Warsaw, I would take into consideration that all the best plots in Warsaw have gone, you are left with lesser plots only. I would be more inclined to buy a plot with an existing house, then demolish and rebuild or refurb. Otherwise the safe option is to spend the next few months finding your ideal home and negotiate.

Polsyr, knowing Warsaw quite well LesznaWola would NOT be my ideal location, maybe PIP can enlighten you as she live quite close to that area a few years ago.

here I go. totally agree with Wedle- would not buy in Lesznowola. My number one reason is the traffic. getting too and from this part of the city is pure hell. Traffic on Pulawska during morning and evening traffic is minimum an hour- and now that they are building the bridge linking the highway it is a nightmare.

flooding. There are too many housing complexes being built and no infrastructure to support this- including sewage and roads- if there is a heavy downpour than there is flooding- guaranteed. you only need to drive on Geodetow and see the sandbags that people have put up- particularly Wieska and Geodetow. my house was flooded 3 times. and it wasn't the problem of the osiedle- which had all new plumbing- it was the city and of course they did nothing to fix it.

Auchan. some may think this is a good thing to have, however, you will notice that no matter what time of day you go it is always jam packed- a collegue of my husband told me that this is the most profitable trading centre in all of Europe. so it is not possible to just pop in for milk and bread- parking is congested and the place is always full.- some may not be bothered by this but I do not enjoy shopping in this environment. it is like christmas rush shopping but all the time.

I would recommend somewhere like chyliczki which is sort of in between piaseczno and konstancin or kierszek which is close to kabaty forest- that is if you want to stay on this end of the city. this way your rush hour traffic is on przyczolkowa which has far less traffic during the main hours.

that is just my 2 cents. I lived in Piaseczno for 5 years. I liked it at first however more and more people started to move into the area which causes so many traffic problems I was pulling my hair out. my kids were on a bus for an hour each way- it was just too much.

I get the dream home aspect but believe me dealing with such problems takes the thrill away.

Hi, i live there (near lesznowoloa). 135 000 is a good deal if its a place with buid permition (not just for farmers). This area develops very fast, in 2 Yers there will be a new highway that will change the situation (hopefuly). Normaly if you use a train from piaseczno, you are able to get to Warsaw Central station in less then 30 minutes...

WOW, I really can't thank you guys enough for your thoughtful responses! Lots to think about!

Well, it looks like the plot in Lesznowola will fall through, because supposedly the owner found a bidder offering 150/m.

However, it might just be a chance for us to really look around without a sense of urgency, which should help us find something better.

I will update this thread again once I know more :)

Well I said I would update so here we go. We ended up inheriting a place. Not the best location but! When we are ready we will buy an apartment (not a house!) in the city.