Most of us dream of owning our own home. Fortunately, achieving this goal is quite easy nowadays. In recent years it has become more profitable to buy a house than an apartment. I have been lucky enough to buy both apartments and houses in my life. The situation in Zakopane is no different.
To make sure that the purchase of your dream house in Zakopane is successful, it is important to learn a few things. Don’t rely only on the seller’s words, it is necessary to be cautious. You should ask for an appraisal of the house, as it can save you a lot of money. Also, when buying a plot of land, it is necessary to check the building conditions and the type of land.
Overview of Zakopane – Districts
Although Zakopane is not a large city (the number of permanent residents does not exceed 30,000), it is divided into almost 20 districts. Before buying a house in Zakopane, it is worthwhile to learn more about these districts.
Krupówki in Zakopane doesn’t need any introduction. Here tourists can find restaurants, taverns, cafes, clubs and other attractions, such as the main building of the Tatra Museum, the Municipal Art Gallery and monuments of Zakopane style architecture. The center of Zakopane is a perfect place for tourists looking for a night out and entertainment. This is the most expensive district in terms of buying real estate in Zakopane.
↳ Make sure to check out my guide to ALL attractions in Zakopane, so you don't overlook anything interesting: 66 Best Attractions in Zakopane 2023 – What to Do – Interesting Places
Please read more about best attractions you can find near Krupówki: Discovering the Best Sites of Krupówki: Zakopane’s Old Town
Skibkówki is located in the southwestern part of Zakopane and is the perfect destination for those who appreciate peace and quiet. A great advantage of this district is the proximity of the Pod Reglami trail and the Tatra National Park – you can reach some of the Tatra valleys in a short time. The Strążyska Valley, for example, is the starting point for some amazing adventures, such as a trip to Sarnia Skała or Giewont.
The district of Jaszczurówka is located in the south-eastern part of Zakopane. An important landmark of this part of the city is the Chapel on Jaszczurówka, built in the early 1900s according to the plans of Stanislaw Witkiewicz. If you like skiing, you can go to the Nosal ski resort, and if you like hiking, you can go to the Olczyska Valley and explore the surrounding areas such as Kopieniec, Nosal and Hala Gąsienicowa.
Other Districts of Zakopane – Table
|Hill of the same name, 940m above sea level
|Beautiful view of Tatra Mountains, winter ski lift
|Eastern part of Zakopane
|Quiet location, Sanctuary of Our Lady Revealing the Miraculous Medal
|Highest and easternmost part of Zakopane, entrance to the city from Morskie Oko and Bukowina Tatrzańska
|Green tourist trail to Polana Kopieniec and Psia Trawka, good starting point for mountains
|Northwesternmost district of Zakopane
|Historic wooden church from the 15th century, Museum and Mausoleum of Jan Kasprowicz, skiing in „Harenda” ski complex
|Buildings on the slopes of Gubałowski range
|Phenomenal view of Tatra Mountains, numerous attractions (restaurants, rope park, quad rental, zip line) on the top of Gubałówka, great for family relaxation.
Where to Look for Houses in Zakopane
Before you begin your house hunt in Zakopane, it’s a wise idea to figure out how much you can afford. Calculate your contribution, the loan amount and how much more you will have to pitch in over the years. Keep in mind that the cost of buying a home doesn’t end with the negotiated price. You will still have to come up with money for renovations, furniture and other items, so it can add up quickly.
Now that you have a better idea of your budget, it’s time to start looking for a home that meets your criteria. There are a lot of houses on the market in Zakopane, so decide on the size, surrounding area and so on. The purchase price will also depend on these factors, as locations close to the Krupówki, good transportation links and good schools can significantly increase the value of the house.
Places To Find Your Dream Home in Zakopane
Don’t be surprised if your first step is online. That’s where the most action is, with the most compelling ads and exclusive deals. Make social media a top priority. Look for groups on platforms that contain advertisements for houses for sale in the Zakopane region that you are interested in. Communication on such platforms is usually the most advantageous, as you can quickly get an answer to your questions without worrying about the seller’s reaction.
Unfortunately, these sites also have their disadvantages. When these ads appear, they are often among dozens, if not hundreds, of other ads that you have to go through to find the one that is right for you. This can take some time. We’re not out of the Internet yet, as many classifieds’ sites now have „houses for sale” as a separate category, so you can specify exactly what you want in a house and find it.
There are at least a couple of major classifieds sites, so it’s worth checking them out and seeing if anything catches your interest. Often people are able to find their desired houses and apartments here, since on these websites you can specify the location, number of rooms, amenities, or you can get knowledge about the installations in the houses and what condition they are in. In addition to these characteristics, there are many others that will help you choose the perfect home.
Houses For Sales in Zakopane – Gratka.pl
This is one of the most popular websites for real estate in Poland. Here is your dream location of Zakopane:
Real Estate in Zakopany by Morison
Not as big as the previous one, but definitely worth a look:
Otodom – One of The Biggest for Zakopane Region
This is one of the most important websites to check if you are looking for real estate in Poland in general or in Zakopane in particular:
Other Websites Worth Checking Out
You will definitely want to check out these sites as well:
A House From the Secondary or Primary Market in Zakopane?
After choosing the area where you want to buy a house, it is important to decide whether you want to buy a property from the secondary market or a newly built house from a developer. If you are located in a certain part of the city of Zakopane, your options may be limited. But if you have a choice, think carefully about which option is best for you. Houses on the primary market often come in the developer’s standard.
This means you can customize it to your own taste and needs. However, you may have to wait a few months for the keys, as homes in popular locations often sell before construction is complete. So if you need to move quickly, this may be less suitable. In addition, homes on the primary market often come with small lots that need to be landscaped.
Secondary Market Home
When buying a secondary market home, you should be aware that the inventory may include a variety of structures – from recently built homes to pre-war wood and brick structures. While some may be ready to move in, others may require minor or major renovations, which can affect the cost of the purchase and the time it takes to move in.
On the plus side, you may find some true architectural gems – for example, homes with larger, well-maintained lots and mature trees that provide welcome shade on hot summer days. To make sure you’re making the right choice, it’s best to enlist the help of a real estate professional who can assess the building’s condition and estimate the cost of repairs and renovations.
Don’t forget to check the roof, foundations and walls, as restoring these elements can be expensive and can significantly increase the total cost.
Checking The Legal Status of The Property
You must remember to keep your feet on the ground when looking to buy a home on the secondary market. Don’t be enchanted by the interior layout, garden or location as it is important to check the legal status of the property. Start by checking the Land and Mortgage Register and its Sections III and IV.
These sections are particularly important as they may contain easements and passageways through the part of the property on which the house is located, or mortgage encumbrances due to debts of previous owners. If these sections are free of encumbrances, you can proceed with the next steps to purchase the house. However, if there are encumbrances, it’s best to consult with a real estate professional, such as a broker or attorney, before making your decision.
After checking the land and mortgage records, it is also worth looking at other documents that confirm the legality of the construction. The owner should provide a building permit, a house plan, and an occupancy permit, which will be the most solid evidence that there won’t be any problems with building inspections after you buy the house.
It is also advisable to read the local zoning plan, where you will find details regarding the purpose of the nearby land and the requirements associated with the building in case of plans for its possible expansion.
It is the local zoning plan that can dampen your elation at finding a great location, because it may turn out that the current tranquility will soon be replaced by an expressway, the route of which is specified in this document.
So it’s a good idea to check all this information before you buy a home, not after you’ve signed the deed and suddenly wake up to excavators starting a major construction project.
Finalizing Your Home Purchase
If you have done your due diligence, the property meets your standards and you have obtained favorable terms, you are ready to complete the purchase of your home. If you are buying a home with cash, a title transfer agreement is sufficient, but if you are taking out a mortgage, a preliminary agreement is required.
This is to ensure that the bank will grant you the loan and then the final agreement can be signed. In terms of paperwork, buying a house is no different than buying any other property.
If you are already a Polish citizen, you will have to pay 2% PCC tax, a notary fee and the cost of copies of the notary deed and applications to the Land and Mortgage Registry Court if you are buying a house on the secondary market.
The previous owner of the property only has to pay for the services of a real estate agent, if they used one. You should also pay a commission to your agent if you used their services.