CASE 1

Residential Real Estate. Long-Term Rental. Subsequent Resale

The case is based on calculating the parameters of a real investment deal using current market data on property prices, rental rates, and Warsaw’s market growth dynamics. The case is provided as a demonstration of the investment approach and does not represent the only available investment opportunity.

The work focuses on residential properties located in Warsaw districts that have historically demonstrated strong and consistent rental demand. These areas are characterized by stable liquidity, allowing properties to be rented and sold without prolonged exposure on the market. In addition, they show above-average growth in property values, outperforming the general market over time.

Asset and Strategy

Asset type: apartment in a new development
Strategy: long-term rental + sale driven by market growth

Property parameters:

Area: 85.8 m²
Segment: business / upper-middle
Format: investment renovation + turnkey rental-ready product
Investment horizon: 6 years

Key Investment Metrics

  • IRR: ~9–10% per annum
  • Equity Multiple: ~1.7x
  • Cash-on-Cash Return: ~4–5% per annum
  • Net profit: ~2,078,700 PLN

Asset and Strategy

Investment Entry:

  • Purchase price:
    2,755,596 PLN
  • Transaction costs:
    10,000 PLN
  • Investment renovation:
    214,500 PLN
  • Total investment:
    < 2,980,096 PLN



    • Rental Income

  • Monthly rent:
    13,000 PLN
  • Gross income:
    156,000 PLN per year
  • Reserve (vacancy, maintenance, minor expenses):
    ≈ 10%
  • Net Operating Income (NOI):
    ≈140,400 PLN per year
  • Over 6 years:
    ≈842,400 PLN

    • Capital Growth and Exit

  • Current market price of comparable properties:
    ≈ 36,000 PLN per m²
  • Projected market growth:
    ≈ 6% per year
  • Projected value in 6 years:
    ~4,378,000 PLN
  • Selling costs (3.69%):
    ~161,600 PLN
  • Net proceeds from sale:
    ~4,216,400 PLN

    • Investment Math

  • Cash flows Investment:
    −2,980,096 PLN
  • Rental income (6 years):
    +842,400 PLN
  • Sale:
    +4,216,400 PLN
      • Summary
    • Total proceeds:
      ≈5,058,800 PLN
    • Net profit:
      ≈2,078,700 PLN

    Key Considerations

    The calculation:
    * is based on current market data,
    * uses conservative assumptions,
    * does not include rental rate growth,
    * does not use leverage.

    The case demonstrates an investment structuring model rather than a guaranteed financial result.

    Strategy Applicability

    he approach is used to structure investment deals across Warsaw, with a focus on districts with stable value growth and consistent rental demand.

    Property selection is based on:
    * market dynamics,
    * asset liquidity,
    * exit predictability,
    * long-term demand sustainability.

    Stages of Preparing an Investment Proposal

    • Investment Inquiry
    • Preliminary Assessment
    • In-Depth Investment Analysis
    • Selection and Structuring of the Investment Solution
    • Presentation of the Investment Proposal
    • Implementation Support

    Investment Request

    The process starts with an investment request. It allows us to assess the feasibility of cooperation, define the working format, and outline potential investment scenarios. This approach is designed for investors who view Polish real estate as an investment asset and are ready to operate within a structured strategy and financial modeling framework

    Contact us to schedule an initial online meeting

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    OC NR PON 00009482

    Strategic real estate investments in Poland focused on Warsaw. Analytics, structured deals and off-market opportunities for investors.

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