18.08.2026 - Testowa
Down payment for an apartment in 2026 - how much is it, how to save for it and can it be avoided?
What is a down payment for an apartment and why does the bank require it?
A down payment is the part of the property value that the borrower covers from their own funds. The bank finances the remaining amount in the form of a mortgage. The higher the down payment, the lower the risk for the bank and the more favourable the financing terms may be for the buyer.
This requirement stems from Recommendation S issued by the Polish Financial Supervision Authority, which sets minimum safety standards for granting mortgage loans. Banks apply it to make sure that the borrower has a real financial contribution to the property being purchased.
How much is the down payment for an apartment in 2026?
The minimum down payment for an apartment in 2026 is usually 20% of the property value. Some banks accept 10%, but only if additional conditions are met, such as a higher margin or low down payment insurance.
To illustrate how much down payment is needed in specific cases, it is worth looking at examples.
Apartment value | 10% down payment | 20% down payment | Loan amount (with 20%) |
| PLN 300,000 | PLN 30,000 | PLN 60,000 | PLN 240,000 |
| PLN 450,000 | PLN 45,000 | PLN 90,000 | PLN 360,000 |
| PLN 600,000 | PLN 60,000 | PLN 120,000 | PLN 480,000 |
| PLN 650,000 | PLN 65,000 | PLN 130,000 | PLN 520,000 |
| PLN 700,000 | PLN 70,000 | PLN 140,000 | PLN 560,000 |
| PLN 750,000 | PLN 75,000 | PLN 150,000 | PLN 600,000 |
| PLN 800,000 | PLN 80,000 | PLN 160,000 | PLN 640,000 |
What down payment gives you the best negotiating position? Definitely 20% or more. A higher contribution reduces the monthly instalment, lowers the total cost of the mortgage and makes it easier to obtain a lower margin.
What can be used as a down payment for an apartment?
Cash is the most common form, but it is not the only one accepted by banks. Depending on the institution, the down payment may include:
- funds held in a savings account or term deposit,
- savings in IKE, IKZE or PPK accounts,
- a building plot on which a house is to be constructed,
- an earnest money deposit paid under a preliminary agreement,
- a donation from close family, documented by bank transfer,
- funds from the sale of another property,
- Polish Treasury bonds.
It is also worth knowing what banks will not accept. Funds from a consumer loan, bank or non-bank loan, credit card limit or overdraft cannot be used as a down payment. Banks require the source of the down payment to be documented and credible.
When and to whom do you pay the down payment?
You do not transfer the down payment to the bank. It goes to the seller, and in the case of a primary-market purchase, to the housing escrow account maintained for the specific development. The bank releases the mortgage only after the development agreement has been signed in the form of a notarial deed and, in most cases, only after your own contribution has been used up. This means that the first instalments are paid from your savings, while the bank begins financing at a later stage of construction.
This sequence works in the buyer’s favour. A payment schedule linked to the progress of construction spreads the down payment over several instalments made over time, rather than requiring the entire amount on one day.
How to document a down payment with the bank?
The bank will not accept a simple declaration that you have the funds. Each source of the down payment must be documented in writing, and the required documents depend on where the money comes from.
Source of down payment | Required documents |
| Cash in a bank account | Bank statement or transfer confirmation, often together with account history from the last few months |
| Donation from family | Donation agreement, transfer confirmation, SD-Z2 notification submitted to the tax office within 6 months |
| Sale of another property | Notarial deed of sale and confirmation that the funds were credited to the account |
| Earnest money or advance payment | Preliminary or development agreement, transfer confirmation, account number matching the agreement |
| Building plot | Extract from the land and mortgage register and a valuation report prepared by a property valuer |
| Funds from PPK, IKE or IKZE | Account balance certificate issued by the institution managing the account |
Prepare these documents before submitting your application. Credit analysts pay particular attention to funds that appeared in the account shortly before the mortgage application and may ask for an explanation of their origin. Cash deposits without receipts may be questioned, so earnest money and donations should be transferred by bank transfer only.
How to save for a down payment on an apartment? Practical ways
Regular saving is the foundation, but it is worth knowing all the available options. If you are wondering how to get a mortgage for an apartment without waiting for many years, the following solutions may shorten the process:
- PPK (Employee Capital Plans) – participants under the age of 45 can withdraw funds from PPK to cover a down payment. The withdrawal is treated as a loan that must be repaid between the 5th and 15th year from the date of withdrawal;
- IKE and IKZE – banks may recognise savings held in Individual Retirement Accounts and Individual Retirement Security Accounts as a documented down payment;
- donation from family – funds transferred within the zero tax group are exempt from inheritance and donation tax after being reported on the SD-Z2 form. The amount of the donation must be documented by transfer confirmation;
- earnest money – paid under a preliminary agreement, usually amounting to 10% of the property value, is generally recognised by banks in full as part of the down payment.
The developer can also make part of the process easier for the buyer. J.W. Construction divides payments into instalments linked to the progress of construction, so buyers do not need to have the full down payment available at the moment the agreement is signed.
Can you avoid a down payment for an apartment? Family Housing Loan
Yes, there is a legal way to obtain a mortgage without having your own savings. The Family Housing Loan programme allows the missing down payment to be covered by a guarantee from Bank Gospodarstwa Krajowego. The programme is available until 31 December 2030.
A no-down-payment mortgage under this programme can be taken out with selected banks, including PKO Bank Polski, Pekao S.A. and Alior Bank. The programme is primarily intended for families and individuals who have not managed to accumulate the required capital but want to finance the purchase of their first property.
However, it is important to remember that a BGK guarantee does not mean there is no financial obligation. The borrower takes out the full amount of the mortgage and repays it under standard terms, but without having to provide the down payment in cash in advance.
Down payment and mortgage terms - what should you know before applying?
How much the down payment is matters, but it is equally important to understand how its amount affects the mortgage as a whole. A higher down payment translates into:
- a lower loan amount and lower monthly instalments,
- lower total interest costs,
- a better chance of obtaining a lower margin,
- no need to purchase low down payment insurance.
With a 10% down payment, banks often apply a higher margin until the outstanding mortgage balance falls below 80% of the property value. For example, at PKO BP the increase in the margin is around 0.25 percentage points, while at BOŚ Bank it may reach as much as 0.60 percentage points.
FAQ - frequently asked questions
How much down payment do you need for your own apartment?
The minimum down payment for an apartment is 10% of its value, although most banks require 20%. For an apartment worth PLN 400,000, this means PLN 40,000 or PLN 80,000 respectively.
What is the minimum down payment for an apartment?
In 2026, the minimum down payment for an apartment is 10% of the property value, but with such a contribution banks require additional security. The market standard is 20%.
Does the down payment have to be 20%?
No. Some banks accept a 10% down payment, although this usually involves a higher margin or the need to purchase low down payment insurance.
How much is the down payment for an apartment in 2026?
In 2026, the standard down payment for an apartment is 20% of the property value. Banks that accept a 10% down payment require additional conditions to be met.
