Buying a castle in Poland
Migration Program Details & Application
Program Overview
Purchase Polish Castle
Project Description
I. Core Positioning of the Polish Castle Market
The Polish castle market can be best described as "Western European quality at Central European prices." While castle and estate prices have increased significantly over the past five years, properties are available across all price ranges, from five to seven figures, depending on location and condition.
As of 2026, clear and reliable data on castle transactions remains limited due to the significantly lower number of castle and manor properties listed compared to ordinary residential properties. However, Poland remains a strategic option that cannot be ignored for buyers seeking traditional castle properties while keeping their budgets under control.
Compared to France (where the castle market is highly sought after by global buyers, and American buyers account for 30% of all castle inquiries in Europe), Polish castles have slightly lower market visibility and international buyer attention, but their prices are significantly undervalued.
II. Market Supply Patterns – Main Categories of Polish Castles
First floor: High-end seaside castles and grand palaces (top tier)
A fully renovated waterfront estate palace in Nowe Warpno on the Baltic coast, including the renovated palace, several residences and land, is listed for €12 million (approximately US$13.05 million).
Second tier: Medium-sized Baroque and Classical castles that have been renovated or moderately restored (mainly the type of castles in circulation).
The main distribution areas are Lower Silesia, Opole, and Greater Poland, with Baroque manor houses and palaces forming the core supply in this market. For example, the Maciejowice Classical Manor in Opole is a two-story brick structure with a high basement and a steep gable roof. A Baroque castle in Nakło, Lower Silesia, built in 1770, is priced at €3,547,800; as a registered historical building, it is exempt from property tax and is unencumbered. A historical palace in the vicinity of Wrocław, Lower Silesia, is priced at approximately US$4 million. A castle and its surrounding buildings in Silesia are priced at €1,100,000.
Tier 3: Medium-sized/Affordable Castles (Most popular among overseas small and medium-sized investors)
A medieval castle in Opaleniec, Mazovia Province, is priced at approximately €400,000, negotiable. A historical palace in Lower Silesia Province, with a total floor area of 1545 square meters, includes a large park and ancillary buildings; prices are in the mid-range of seven figures in euros.
III. Market Dynamics in 2025–2026
1. The market has entered a "new normal" phase. After several years of dramatic appreciation, the Polish real estate market has entered a new phase—prices are stabilizing, with major cities such as Warsaw, Krakow, Wrocław, and Gdansk expected to see moderate but stable price growth. Castles and manor houses in Poland have seen significant listing prices over the past five years, but a diverse supply of properties at different price points and in different conditions coexists. The primary market inventory exceeds 62,000 units, with approximately 15,000 new units added in Warsaw.
2. Foreign investment continues to flow in, and attention to castles is increasing year by year. Total investment in Polish commercial real estate is projected to reach approximately €2.6 billion by 2025. A growing number of Polish buyers, as well as Polish expatriates living abroad, are focusing on castle acquisition and restoration.
3. Significant changes are planned for the laws governing the preservation of historical sites in 2025. In the first quarter of 2025, the Polish government proposed amendments to the Law on the Preservation and Care of Historical Sites to more effectively protect cultural heritage and adapt the law to current market conditions. Furthermore, starting March 1, 2025, the powers of the Warsaw Monumental Protection Officer were adjusted to streamline decision-making processes related to the preservation of historical sites in the capital.
Project Description
I. Core Positioning of the Polish Castle Market
The Polish castle market can be best described as "Western European quality at Central European prices." While castle and estate prices have increased significantly over the past five years, properties are available across all price ranges, from five to seven figures, depending on location and condition.
As of 2026, clear and reliable data on castle transactions remains limited due to the significantly lower number of castle and manor properties listed compared to ordinary residential properties. However, Poland remains a strategic option that cannot be ignored for buyers seeking traditional castle properties while keeping their budgets under control.
Compared to France (where the castle market is highly sought after by global buyers, and American buyers account for 30% of all castle inquiries in Europe), Polish castles have slightly lower market visibility and international buyer attention, but their prices are significantly undervalued.
II. Market Supply Patterns – Main Categories of Polish Castles
First floor: High-end seaside castles and grand palaces (top tier)
A fully renovated waterfront estate palace in Nowe Warpno on the Baltic coast, including the renovated palace, several residences and land, is listed for €12 million (approximately US$13.05 million).
Second tier: Medium-sized Baroque and Classical castles that have been renovated or moderately restored (mainly the type of castles in circulation).
The main distribution areas are Lower Silesia, Opole, and Greater Poland, with Baroque manor houses and palaces forming the core supply in this market. For example, the Maciejowice Classical Manor in Opole is a two-story brick structure with a high basement and a steep gable roof. A Baroque castle in Nakło, Lower Silesia, built in 1770, is priced at €3,547,800; as a registered historical building, it is exempt from property tax and is unencumbered. A historical palace in the vicinity of Wrocław, Lower Silesia, is priced at approximately US$4 million. A castle and its surrounding buildings in Silesia are priced at €1,100,000.
Tier 3: Medium-sized/Affordable Castles (Most popular among overseas small and medium-sized investors)
A medieval castle in Opaleniec, Mazovia Province, is priced at approximately €400,000, negotiable. A historical palace in Lower Silesia Province, with a total floor area of 1545 square meters, includes a large park and ancillary buildings; prices are in the mid-range of seven figures in euros.
III. Market Dynamics in 2025–2026
1. The market has entered a "new normal" phase. After several years of dramatic appreciation, the Polish real estate market has entered a new phase—prices are stabilizing, with major cities such as Warsaw, Krakow, Wrocław, and Gdansk expected to see moderate but stable price growth. Castles and manor houses in Poland have seen significant listing prices over the past five years, but a diverse supply of properties at different price points and in different conditions coexists. The primary market inventory exceeds 62,000 units, with approximately 15,000 new units added in Warsaw.
2. Foreign investment continues to flow in, and attention to castles is increasing year by year. Total investment in Polish commercial real estate is projected to reach approximately €2.6 billion by 2025. A growing number of Polish buyers, as well as Polish expatriates living abroad, are focusing on castle acquisition and restoration.
3. Significant changes are planned for the laws governing the preservation of historical sites in 2025. In the first quarter of 2025, the Polish government proposed amendments to the Law on the Preservation and Care of Historical Sites to more effectively protect cultural heritage and adapt the law to current market conditions. Furthermore, starting March 1, 2025, the powers of the Warsaw Monumental Protection Officer were adjusted to streamline decision-making processes related to the preservation of historical sites in the capital.
Eligibility & Requirements
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I. Advantages
1. Highly competitive entry-level prices. Castles in the €400,000–€1,000,000 price range, almost unattainable in other European countries, can be purchased in Poland as mid-range historical palaces or castles. Opaleniec Castle, priced at €400,000, and the Maciejowice Neoclassical Palace, priced in the mid-five-figure euro range, are among the most cost-effective castle options in Europe.
2. Non-EU citizens holding Polish residency permits or being married may be exempt from foreigner permit requirements. The most direct proof of "relationship with Poland" for foreign buyers applying for a purchase permit is holding a Polish residency permit (temporary, permanent, or EU long-term resident) or being married to a Polish citizen. Meeting these conditions significantly increases the likelihood of approval.
3. Property tax on historical monuments is generally exempt. Owners of historical buildings listed in the monument register are entitled to apply for exemption from property tax in the area where the property is located. Nakło Castle in Silesiania has already enjoyed this exemption.
4. Government subsidies are available for monument restoration. Provincial governments have established special funds for monument restoration. In 2025, the Cuyabi-Pomerania Provincial Government provided a total of 11.5 million zlotys (approximately €2.67 million) in support for monuments, used for conservation, restoration, and construction projects related to monument protection. For monuments with special historical, artistic, or scientific value, the maximum funding may be up to 1001 TP3T of the necessary maintenance expenditure, if necessary.
5. Mandatory Notary Public Intervention – Strong Guarantee of Legal and Compliance in Transactions. In Poland, the transfer of real estate ownership must be certified by a notary public on the notarized deed (akt notarialny) to ensure the validity of the contract, anti-money laundering compliance, and the final updating of the land register.
6. The conditions for exemption from inheritance and gift taxes among immediate family members are favorable. Under Polish tax law, heirs belonging to tax group I (spouse, children, grandchildren, parents, grandparents, etc.) are completely exempt from inheritance and gift taxes, provided they meet the reporting requirements. The Polish government has passed a draft amendment to the Inheritance and Gift Tax Law, further simplifying procedures and facilitating estate planning.
7. Castles have significant commercial potential. With Poland's tourism industry experiencing steady growth, castles can be transformed into boutique hotels, wedding venues, or cultural centers. Osetno Castle is a positive example of a castle sold with accompanying hotel planning and design. Poland is attracting international investors to transform their castles into high-end commercial assets.
II. Major Risks and Costs
1. EU Citizens: No Restrictions on Purchases. Polish law imposes no restrictions on the purchase of real estate by EU/EEA citizens and Swiss citizens—apartments and detached houses require no additional permits. For agricultural and forest land, permit requirements were eliminated on May 1, 2016.
2. Non-EU citizens: Generally, a special permit is required from the Polish Ministry of the Interior and Administration (MSWiA). According to Article 1, Paragraph 1 of the Law on Foreigners Purchasing Real Estate (AREF), foreigners purchasing real estate generally require a special permit issued by the Minister of the Interior in the form of an administrative ruling. This permit, issued based on an administrative ruling, is valid for two years from the date of issuance.
Important note: Castles are classified as "detached houses," not apartments. Foreigners typically do not need a permit to purchase apartments; however, castles, as independent buildings, are classified as houses and require MSWiA approval. Sales contracts signed without permission are legally invalid, even if payment has been made.
The review period for license applications typically takes 3 to 6 months or even longer. It is recommended to purchase a preliminary contract that includes a clause guaranteeing a refund of the deposit if the license is rejected, to mitigate the risk of contract invalidity and financial loss.
3. The specific cost breakdown for foreigners purchasing castles:
Additional transaction fees for purchasing a Polish castle mainly include:
• Civil Transaction Tax (PCC): 2% is levied on existing home sales; value-added tax applies to newly built properties.
Notary fees: Approximately 0.1%–3% of the transaction price, with the fee decreasing as the property price increases.
• Land registration fee: approximately PLN 200–800 (€45–185)
• Agent commission: The seller typically bears approximately 3.571 TP3T, or it can be agreed that each party bears half.
• Legal fees: approximately 0.51-11% of the transaction price.
Compared to France (7%–8%) and the UK (over 12% in complex combinations), Poland's total transaction costs are approximately 4%–6%, which is significantly lower.
4. Foreign Buyers and Estate Tax – Overall, intergenerational transfer costs are manageable. Heirs who are immediate family members (spouse, children, etc.) are completely exempt from estate tax, provided they declare the inheritance or gift to the tax authorities. Heirs outside Group I (distant relatives, non-blood relatives) are subject to higher tax rates, up to 20%.
5. High costs of restoration and ongoing maintenance – a significant hidden expense. Recent restoration projects in Poland can serve as a reference: the reconstruction and terrace modernization of the north wing of the Szczecin Dukes' Castle of Pomerania (construction began in 2022) cost nearly 85 million złoty (approximately €19.5 million); the Brennik Palace (18th century) in Lower Silesia province had its facade restoration alone put out to tender; and the reconstruction of the Bełcz Wielki Palace after the fire in Silesia province is estimated to cost several million złoty.
Because castle buildings have a large total area (commonly exceeding 1500㎡), and because the restoration of historical sites requires the use of special traditional techniques and materials, the project costs far exceed those of modernizing a regular residential building. Annual operating costs (heating, landscaping, cleaning, security, etc.) are typically at least tens of thousands of euros, depending on the size of the building and the land area.
6. The protection of historical sites is subject to numerous restrictions and time-consuming approval processes. The Law on the Protection and Care of Historical Sites, passed in 2003, comprehensively regulates the management, research, and restoration of historical sites. Any restoration or alteration involving historical sites requires approval from the provincial historical site protection bureau; otherwise, the site may be ordered to be restored to its original state and face administrative fines. This law was revised again in 2025, imposing even stricter constraints on the modification of cultural relics.
7. Complex Property Rights Issues. Polish castles have undergone post-war nationalization, multiple land readjustments, and partial privatization. Some castles still have former owners (former noble families, religious groups, etc.) claiming rights, or the property rights chain is incomplete. A very small number of castles are involved in ongoing court proceedings. During due diligence, it is crucial for lawyers to obtain the land and mortgage registers (Księga Wieczysta).
8. Volatility risk when converting GBP/EUR to ZLOTI. Chinese buyers pay in RMB → EUR → ZLOTI, and exchange rate fluctuations may increase the total cost by 5%–10%.
I. Advantages
1. Highly competitive entry-level prices. Castles in the €400,000–€1,000,000 price range, almost unattainable in other European countries, can be purchased in Poland as mid-range historical palaces or castles. Opaleniec Castle, priced at €400,000, and the Maciejowice Neoclassical Palace, priced in the mid-five-figure euro range, are among the most cost-effective castle options in Europe.
2. Non-EU citizens holding Polish residency permits or being married may be exempt from foreigner permit requirements. The most direct proof of "relationship with Poland" for foreign buyers applying for a purchase permit is holding a Polish residency permit (temporary, permanent, or EU long-term resident) or being married to a Polish citizen. Meeting these conditions significantly increases the likelihood of approval.
3. Property tax on historical monuments is generally exempt. Owners of historical buildings listed in the monument register are entitled to apply for exemption from property tax in the area where the property is located. Nakło Castle in Silesiania has already enjoyed this exemption.
4. Government subsidies are available for monument restoration. Provincial governments have established special funds for monument restoration. In 2025, the Cuyabi-Pomerania Provincial Government provided a total of 11.5 million zlotys (approximately €2.67 million) in support for monuments, used for conservation, restoration, and construction projects related to monument protection. For monuments with special historical, artistic, or scientific value, the maximum funding may be up to 1001 TP3T of the necessary maintenance expenditure, if necessary.
5. Mandatory Notary Public Intervention – Strong Guarantee of Legal and Compliance in Transactions. In Poland, the transfer of real estate ownership must be certified by a notary public on the notarized deed (akt notarialny) to ensure the validity of the contract, anti-money laundering compliance, and the final updating of the land register.
6. The conditions for exemption from inheritance and gift taxes among immediate family members are favorable. Under Polish tax law, heirs belonging to tax group I (spouse, children, grandchildren, parents, grandparents, etc.) are completely exempt from inheritance and gift taxes, provided they meet the reporting requirements. The Polish government has passed a draft amendment to the Inheritance and Gift Tax Law, further simplifying procedures and facilitating estate planning.
7. Castles have significant commercial potential. With Poland's tourism industry experiencing steady growth, castles can be transformed into boutique hotels, wedding venues, or cultural centers. Osetno Castle is a positive example of a castle sold with accompanying hotel planning and design. Poland is attracting international investors to transform their castles into high-end commercial assets.
II. Major Risks and Costs
1. EU Citizens: No Restrictions on Purchases. Polish law imposes no restrictions on the purchase of real estate by EU/EEA citizens and Swiss citizens—apartments and detached houses require no additional permits. For agricultural and forest land, permit requirements were eliminated on May 1, 2016.
2. Non-EU citizens: Generally, a special permit is required from the Polish Ministry of the Interior and Administration (MSWiA). According to Article 1, Paragraph 1 of the Law on Foreigners Purchasing Real Estate (AREF), foreigners purchasing real estate generally require a special permit issued by the Minister of the Interior in the form of an administrative ruling. This permit, issued based on an administrative ruling, is valid for two years from the date of issuance.
Important note: Castles are classified as "detached houses," not apartments. Foreigners typically do not need a permit to purchase apartments; however, castles, as independent buildings, are classified as houses and require MSWiA approval. Sales contracts signed without permission are legally invalid, even if payment has been made.
The review period for license applications typically takes 3 to 6 months or even longer. It is recommended to purchase a preliminary contract that includes a clause guaranteeing a refund of the deposit if the license is rejected, to mitigate the risk of contract invalidity and financial loss.
3. The specific cost breakdown for foreigners purchasing castles:
Additional transaction fees for purchasing a Polish castle mainly include:
• Civil Transaction Tax (PCC): 2% is levied on existing home sales; value-added tax applies to newly built properties.
Notary fees: Approximately 0.1%–3% of the transaction price, with the fee decreasing as the property price increases.
• Land registration fee: approximately PLN 200–800 (€45–185)
• Agent commission: The seller typically bears approximately 3.571 TP3T, or it can be agreed that each party bears half.
• Legal fees: approximately 0.51-11% of the transaction price.
Compared to France (7%–8%) and the UK (over 12% in complex combinations), Poland's total transaction costs are approximately 4%–6%, which is significantly lower.
4. Foreign Buyers and Estate Tax – Overall, intergenerational transfer costs are manageable. Heirs who are immediate family members (spouse, children, etc.) are completely exempt from estate tax, provided they declare the inheritance or gift to the tax authorities. Heirs outside Group I (distant relatives, non-blood relatives) are subject to higher tax rates, up to 20%.
5. High costs of restoration and ongoing maintenance – a significant hidden expense. Recent restoration projects in Poland can serve as a reference: the reconstruction and terrace modernization of the north wing of the Szczecin Dukes' Castle of Pomerania (construction began in 2022) cost nearly 85 million złoty (approximately €19.5 million); the Brennik Palace (18th century) in Lower Silesia province had its facade restoration alone put out to tender; and the reconstruction of the Bełcz Wielki Palace after the fire in Silesia province is estimated to cost several million złoty.
Because castle buildings have a large total area (commonly exceeding 1500㎡), and because the restoration of historical sites requires the use of special traditional techniques and materials, the project costs far exceed those of modernizing a regular residential building. Annual operating costs (heating, landscaping, cleaning, security, etc.) are typically at least tens of thousands of euros, depending on the size of the building and the land area.
6. The protection of historical sites is subject to numerous restrictions and time-consuming approval processes. The Law on the Protection and Care of Historical Sites, passed in 2003, comprehensively regulates the management, research, and restoration of historical sites. Any restoration or alteration involving historical sites requires approval from the provincial historical site protection bureau; otherwise, the site may be ordered to be restored to its original state and face administrative fines. This law was revised again in 2025, imposing even stricter constraints on the modification of cultural relics.
7. Complex Property Rights Issues. Polish castles have undergone post-war nationalization, multiple land readjustments, and partial privatization. Some castles still have former owners (former noble families, religious groups, etc.) claiming rights, or the property rights chain is incomplete. A very small number of castles are involved in ongoing court proceedings. During due diligence, it is crucial for lawyers to obtain the land and mortgage registers (Księga Wieczysta).
8. Volatility risk when converting GBP/EUR to ZLOTI. Chinese buyers pay in RMB → EUR → ZLOTI, and exchange rate fluctuations may increase the total cost by 5%–10%.
Application Process & Advice
suggestion
I. Clarify the castle classification and prepare a budget.
Before purchasing, it is recommended to first assess the type of castle: is it a complete palace-style manor, a medium-sized castle, or a medieval tower ruin, and then calculate the later investment according to the restoration stage.
Recommended budget framework:
Recommendation on the proportion of the project cost to the purchase price
Castle purchase price (including agent commission): 55%–65%
Transaction costs (notary + PCC 2% + legal fees) = 4%–6% of the purchase price
The budget for renovation/emergency repair is 35%–60% (125% or more is required for ruin-type repairs).
Annual operating reserve purchase price of 1%–3%/year
II. Non-EU Buyers – Apply for MSWiA License in Advance to Avoid Contract Invalidity
Submit an MSWiA license application before signing the purchase agreement. The application must include:
• Preliminary sales contract or development agreement: This is a key document for evaluating the transaction.
Passport and other identity documents
• Documents proving legal residency in Poland (if applicable)
Non-Polish documents must be translated by a sworn interpreter before submission.
It is recommended to make licensing approval a prerequisite when contacting a lawyer, and to ensure that the contract stipulates that the deposit should be fully refunded to the buyer if the license is not approved. From January 1, 2025, license applications can be submitted electronically, shortening waiting times.
III. Establishment of a Professional Team
Purchasing a castle in Poland requires hiring the following key personnel:
Polish Real Estate Lawyer (Radca Prawny / Adwokat): Provides full-process agency services including title searches, contract review, and MSWiA license application.
Polish Notary Public (Notariusz): The final executor of the deed, certifying signatures and responsible for submitting changes to the land register.
• Heritage Conservation Expert/Architectural Conservation Officer: Provides guidance on restoration plans and communication with the Provincial Heritage Conservation Bureau.
• RICS Chartered Surveyor: Cost Estimates for Structural Survey and Repair
• Polish tax consultant (Doradca podatkowy): Estate planning, property tax exemptions, and corporate shareholding structure design.
IV. Due Diligence – Dual Verification of Ownership and Status of Historic Sites
It is recommended to complete the following investigations before signing a preliminary contract:
• Obtain land and mortgage registers to verify the absence of hidden mortgages and easements.
• Verify whether the castle is listed in the Historic Register and its restriction level.
• Confirm all approval records for past renovations with the Provincial Bureau of Antiquities.
• If the castle is located in a border or agricultural area, verify whether it falls within an area requiring approval from the Internal Security Service.
V. Actively utilize subsidies for the restoration of historical sites and exemptions from property tax.
If the castle you are considering purchasing has a monument registration certificate, it is recommended to proactively apply to the provincial monument protection agency for annual restoration grants, which can reach up to 50% or even 100% for necessary expenses. Simultaneously, apply to the local government for a property tax exemption. Nakło Castle has successfully implemented this tax optimization. A portion of the restoration costs (materials, labor) can be deducted from Polish personal income tax.
VI. Plan ahead for zloty exchange rate risk management
It is recommended to use a foreign exchange forward contract to lock in a large proportion of the transaction amount after issuing an offer, thereby reducing the cost changes caused by fluctuations in the zloty exchange rate.
Purchasing a Polish Castle
Polish real estate transactions rely heavily on the notary system. Transfer of ownership is marked by the signing of a notarized deed and its registration in the land registry. Non-EU citizens must complete an additional MSWiA (Member of the Securities and Exchange Commission) permit application process, which extends the processing time.
Phase 1: Funding and Team Preparation (4–8 weeks)
• Determine the total budget, including the purchase price, transaction-related costs, repair budget, and annual reserves.
• Hire Polish lawyers, notaries, surveyors, and tax experts
• Identify financing channels and obtain approval for loans in principle.
Phase Two: Search, Site Visits, and Quotations (2–8 months)
• Contact castle listing information through professional historical property brokers such as REALPORTICO; some castles are sold through court auctions.
• Issue a written offer specifying the purchase price and preconditions (licenses, loans, inspections).
Phase 3: Signing a preliminary sales contract (Umowa Przedwstępna) (Highly recommended)
For complex assets like castles, it is recommended to sign a preliminary sales contract stipulating:
• Purchase price, settlement date, and deposit amount, typically 51 TP3T–101 TP3T of the transaction price.
MSWiA License Application Terms – Deposit Refund if License Rejected
Phase 4: MSWiA License Application for Non-EU Citizens (3–9 months)
• The lawyers submitted a license application to MSWiA, along with a preliminary sales contract and supporting documents.
During this period, property rights investigation, surveying and inspection, and approval for the protection of historical sites will be completed.
The final contract can only be signed after formal permission is granted.
Phase 5: Signing the final notarized deed (Akt Notarialy) – Transfer of Ownership
• To sign the final contract in person at the notary's office, you must present the original of your valid identification document.
• Pay civil transaction tax (2%), notary fees, and land registration fees.
• A notary public authenticates the transaction on the spot, legally transferring ownership to the buyer.
Note: The Polish Civil Code stipulates that the contract must be signed by a notary public to be valid—any contract not signed by a notary public is legally invalid.
Phase 6: Land Registry Registration (approximately 2–8 weeks)
The notary public submits the notarized deed and application documents to the district court's land registry.
The court registered the buyer's information as the owner of the land and buildings.
• Complete the land register update and obtain a certified land register extract (odpis KW).
Phase 7: Completion (Przekazanie nieruchomości) and Key Delivery
• On the agreed completion date, the seller will hand over the vacant property and keys to the buyer.
• Both parties signed the handover record (protokół zdawczo-odbiorczy)
Overall Time Frame
Estimated time for each stage
Financial preparation + team building + loan pre-approval: 4-8 weeks
Castle search + on-site inspection + quote 2–8 months (limited castle supply)
Preliminary sales contracts signed within 1–3 weeks
MSWiA license review for non-EU citizens takes 3–9 months.
Notarized contract preparation and signing: 2–4 weeks
Land Registry Registration: 2–8 weeks
From the initial quote to final completion, the total time for Polish or EU citizens is approximately 4–6 months; for non-EU citizens, due to the requirement of an MSWiA license, the total time is approximately 8–16 months.
I. Clarify the castle classification and prepare a budget.
Before purchasing, it is recommended to first assess the type of castle: is it a complete palace-style manor, a medium-sized castle, or a medieval tower ruin, and then calculate the later investment according to the restoration stage.
Recommended budget framework:
Recommendation on the proportion of the project cost to the purchase price
Castle purchase price (including agent commission): 55%–65%
Transaction costs (notary + PCC 2% + legal fees) = 4%–6% of the purchase price
The budget for renovation/emergency repair is 35%–60% (125% or more is required for ruin-type repairs).
Annual operating reserve purchase price of 1%–3%/year
II. Non-EU Buyers – Apply for MSWiA License in Advance to Avoid Contract Invalidity
Submit an MSWiA license application before signing the purchase agreement. The application must include:
• Preliminary sales contract or development agreement: This is a key document for evaluating the transaction.
Passport and other identity documents
• Documents proving legal residency in Poland (if applicable)
Non-Polish documents must be translated by a sworn interpreter before submission.
It is recommended to make licensing approval a prerequisite when contacting a lawyer, and to ensure that the contract stipulates that the deposit should be fully refunded to the buyer if the license is not approved. From January 1, 2025, license applications can be submitted electronically, shortening waiting times.
III. Establishment of a Professional Team
Purchasing a castle in Poland requires hiring the following key personnel:
Polish Real Estate Lawyer (Radca Prawny / Adwokat): Provides full-process agency services including title searches, contract review, and MSWiA license application.
Polish Notary Public (Notariusz): The final executor of the deed, certifying signatures and responsible for submitting changes to the land register.
• Heritage Conservation Expert/Architectural Conservation Officer: Provides guidance on restoration plans and communication with the Provincial Heritage Conservation Bureau.
• RICS Chartered Surveyor: Cost Estimates for Structural Survey and Repair
• Polish tax consultant (Doradca podatkowy): Estate planning, property tax exemptions, and corporate shareholding structure design.
IV. Due Diligence – Dual Verification of Ownership and Status of Historic Sites
It is recommended to complete the following investigations before signing a preliminary contract:
• Obtain land and mortgage registers to verify the absence of hidden mortgages and easements.
• Verify whether the castle is listed in the Historic Register and its restriction level.
• Confirm all approval records for past renovations with the Provincial Bureau of Antiquities.
• If the castle is located in a border or agricultural area, verify whether it falls within an area requiring approval from the Internal Security Service.
V. Actively utilize subsidies for the restoration of historical sites and exemptions from property tax.
If the castle you are considering purchasing has a monument registration certificate, it is recommended to proactively apply to the provincial monument protection agency for annual restoration grants, which can reach up to 50% or even 100% for necessary expenses. Simultaneously, apply to the local government for a property tax exemption. Nakło Castle has successfully implemented this tax optimization. A portion of the restoration costs (materials, labor) can be deducted from Polish personal income tax.
VI. Plan ahead for zloty exchange rate risk management
It is recommended to use a foreign exchange forward contract to lock in a large proportion of the transaction amount after issuing an offer, thereby reducing the cost changes caused by fluctuations in the zloty exchange rate.
Purchasing a Polish Castle
Polish real estate transactions rely heavily on the notary system. Transfer of ownership is marked by the signing of a notarized deed and its registration in the land registry. Non-EU citizens must complete an additional MSWiA (Member of the Securities and Exchange Commission) permit application process, which extends the processing time.
Phase 1: Funding and Team Preparation (4–8 weeks)
• Determine the total budget, including the purchase price, transaction-related costs, repair budget, and annual reserves.
• Hire Polish lawyers, notaries, surveyors, and tax experts
• Identify financing channels and obtain approval for loans in principle.
Phase Two: Search, Site Visits, and Quotations (2–8 months)
• Contact castle listing information through professional historical property brokers such as REALPORTICO; some castles are sold through court auctions.
• Issue a written offer specifying the purchase price and preconditions (licenses, loans, inspections).
Phase 3: Signing a preliminary sales contract (Umowa Przedwstępna) (Highly recommended)
For complex assets like castles, it is recommended to sign a preliminary sales contract stipulating:
• Purchase price, settlement date, and deposit amount, typically 51 TP3T–101 TP3T of the transaction price.
MSWiA License Application Terms – Deposit Refund if License Rejected
Phase 4: MSWiA License Application for Non-EU Citizens (3–9 months)
• The lawyers submitted a license application to MSWiA, along with a preliminary sales contract and supporting documents.
During this period, property rights investigation, surveying and inspection, and approval for the protection of historical sites will be completed.
The final contract can only be signed after formal permission is granted.
Phase 5: Signing the final notarized deed (Akt Notarialy) – Transfer of Ownership
• To sign the final contract in person at the notary's office, you must present the original of your valid identification document.
• Pay civil transaction tax (2%), notary fees, and land registration fees.
• A notary public authenticates the transaction on the spot, legally transferring ownership to the buyer.
Note: The Polish Civil Code stipulates that the contract must be signed by a notary public to be valid—any contract not signed by a notary public is legally invalid.
Phase 6: Land Registry Registration (approximately 2–8 weeks)
The notary public submits the notarized deed and application documents to the district court's land registry.
The court registered the buyer's information as the owner of the land and buildings.
• Complete the land register update and obtain a certified land register extract (odpis KW).
Phase 7: Completion (Przekazanie nieruchomości) and Key Delivery
• On the agreed completion date, the seller will hand over the vacant property and keys to the buyer.
• Both parties signed the handover record (protokół zdawczo-odbiorczy)
Overall Time Frame
Estimated time for each stage
Financial preparation + team building + loan pre-approval: 4-8 weeks
Castle search + on-site inspection + quote 2–8 months (limited castle supply)
Preliminary sales contracts signed within 1–3 weeks
MSWiA license review for non-EU citizens takes 3–9 months.
Notarized contract preparation and signing: 2–4 weeks
Land Registry Registration: 2–8 weeks
From the initial quote to final completion, the total time for Polish or EU citizens is approximately 4–6 months; for non-EU citizens, due to the requirement of an MSWiA license, the total time is approximately 8–16 months.