September 2026 brought several important changes to the Polish mortgage market. On the one hand, interest rates from the National Bank of Poland remain significantly below the levels of recent years. On the other hand, the cost of new mortgage offers has begun to rise again, and with it, clients' creditworthiness is gradually declining.

For someone planning to buy an apartment in Poland in 2026, this means one thing: You can't rely solely on salary size or one bank's calculations. With the same income, the difference between bank offers can reach several hundred thousand zlotys.

In this article, we'll examine the current creditworthiness situation in Poland in September 2026, show model calculations for different families, and explain why the mortgage market is once again being influenced by global market conditions.

What's happening with a mortgage in Poland in September 2026?

September began amid heightened uncertainty in financial markets.

A key factor was the geopolitical situation in the Middle East and the associated rise in energy prices. Higher oil prices mean potentially higher inflation, and inflation risks, in turn, affect interest rate expectations.

Reuters noted in September that rising oil and gas prices amid the conflict are increasing inflationary pressures and making central banks more cautious about further monetary easing.

This is particularly important for the Polish mortgage market, as the cost of a loan depends not only on the current RPP decision, but also on the cost of bank financing and the situation on the financial market.

At the same time NBP did not raise rates in September

On 9 September 2026, the Rada Polityki Pieniężnej kept interest rates unchanged.

The NBP reference rate remained at the level 3,75% per annum.

Therefore, it is incorrect to say that the September increase in mortgage rates was due to a direct increase in the NBP rate.

The reason is more complex: banks and the financial market react to inflation risks, funding costs, bond yields and expectations about future monetary policy.

This is why it is possible to simultaneously observe a situation where bid NBP remains unchanged, while new mortgage offers from banks become more expensive.

Mortgage rates have started to rise again.

September data shows a fairly noticeable change in the situation.

According to data Bankier.pl, Almost all banks analyzed increased their rates on periodically fixed-rate mortgages in September compared to August. The average offer level was already significantly higher than 6%.

For example, for a model loan 592,000 PLN for 25 years with LTV 80% in September comparison Bankier.pl the rates of periodically fixed loans were approximately in the range from 5,99% to 6,49% depending on the bank and conditions.

This directly affects creditworthiness.

Why?

Because the bank when calculating zdolność kredytowa Verifies whether the client can repay the loan with a given interest rate. The higher the interest rate and expected monthly interest rate, the lower the potential loan amount.

Creditworthiness in September 2026

For analysis we use fresh «"Report zdolności kredytowej ANG - kredyty hipoteczne, wrzesień 2026"».

ANG calculations were carried out September 15–16, 2026. The report examines several model family types and compares their creditworthiness at banks cooperating with ANG Odpowiedzialne Finanse.

The study examines:

• one adult without children - 1+0;
• two adults without children - 2+0;
• two adults and one child - 2+1;
• two adults and two children - 2+2.

For families with children, the model assumes receiving 800+ per child, if the relevant bank takes this benefit into account when calculating creditworthiness.

and under what conditions is the ANG calculation made?

There is a very important point here.

This not a calculation for a specific client, and a model comparison of banks.

ANG suggests that:

• income is obtained by umowa o pracę;
• clients have no other financial obligations;
• the family lives in a medium-sized city;
• the loan term is 300 months - 25 years;
• LTV is at its maximum 80%;
• Certain bank products are taken into account within the framework of cross-selling.

Therefore, a person who works on umowa zlecenie, conducts działalność gospodarczą or has active loans, should not perceive the figures given as a guaranteed amount.

One person with an income of 10,000 zł net

Let's start with the simplest example - one adult without children.

With income 10,000 zł net per month The ANG model shows the following values:

Bank	Model creditworthiness
Alior Bank	736,000 zł
Bank Millennium	659,000 zł
BNP Paribas	632,000 zł
BPS	906,000 zł
Credit Agricole	751,000 zł
Erste Bank Polska	657,000 zł
ING Bank Śląski	841,000 zł
mBank	780,000 zł
Pekao SA.	682,000 zł
PKO BP	687,000 zł
SBR	757,000 zł
VeloBank	749,000 zł

Data taken directly from the September ANG report.

The difference turns out to be very significant.

With the same income 10,000 zł netto the model shows creditworthiness from 632,000 to 906,000 zł.

That is, the difference between individual banks is more than 270,000 zł.

For an apartment buyer, this could be the difference between an apartment worth 700,000 zł and one worth almost 1 million zł.

Income per person: 5,000–13,000 zł

If you look at the entire table for one adult, it becomes clear how creditworthiness increases with income.

With income 5,000 zł netto:

• Alior — 348,000 zł;
• Millennium — 286,000 zł;
• BNP Paribas — 308,000 zł;
• BPS — 370,000 zł;
• Credit Agricole - 372,000 zł;
• Erste — 342,000 zł;
• ING — 364,000 zł;
• mBank — 356,000 zł;
• Pekao — 241,000 zł;
• PKO BP — 334,000 zł;
• SBR — 291,000 zł;
• VeloBank — 288,000 zł.

At 7,000 zł netto model values are approximately in the range 438–612 thousand zł.

At 10,000 zł — 632–906 thousand zł.

At 13,000 zł - approximately 606 thousand–1.178 million zł.

This clearly shows how much a particular banking model can influence the outcome.

Two adults without children - 2+0

Now let's look at a more common situation: two people work, no children.

ANG used total family income:

8,000 / 11,000 / 15,000 / 20,000 zł netto.

Total income 11,000 zł net

Model result:

Bank	Creditworthiness
Alior Bank	800,000 zł
Millennium	726,000 zł
BNP Paribas	697,000 zł
BPS	831,000 zł
Credit Agricole	827,000 zł
Erste	753,000 zł
ING	925,000 zł
mBank	858,000 zł
Pekao	637,000 zł
PKO BP	717,000 zł
SBR	832,000 zł
VeloBank	824,000 zł

Already with family income 11,000 zł the difference between individual banks is almost 290,000 zł.

What if the family earns 15,000 zł?

This is where the amounts get even more interesting.

For a family of 2+0 with income 15,000 zł netto ANG shows:

• Alior — 1,045,000 zł;
• Millennium — 998,000 zł;
• BNP Paribas — PLN 956,000;
• BPS — 1,359,000 zł;
• Credit Agricole - 1,130,000 zł;
• Erste — 1,027,000 zł;
• ING — 1,261,000 zł;
• mBank — 1,170,000 zł;
• Pekao — 1,092,000 zł;
• PKO BP — 1,000,000 zł;
• SBR — 1,135,000 zł;
• VeloBank — 1,124,000 zł.

That is, a family with the same income 15,000 zł netto Depending on the bank, the model calculation may be within completely different lending limits.

Family income: 20,000 zł net

With total income 20,000 zł netto The model creditworthiness 2+0 looks like this:

Bank	Creditworthiness
Alior Bank	1,393,000 zł
Millennium	1,337,000 zł
BNP Paribas	1,280,000 zł
BPS	1,812,000 zł
Credit Agricole	1,510,000 zł
Erste	1,315,000 zł
ING	1,681,000 zł
mBank	1,559,000 zł
Pekao	1,460,000 zł
PKO BP	1,333,000 zł
SBR	1,513,000 zł
VeloBank	1,499,000 zł

In the model calculation, the difference between the minimum and maximum results exceeds 500,000 zł.

This is one of the best examples of why you can't base your mortgage decision in Poland solely on your salary.

Family 2+1: What changes after the birth of a child?

The next scenario is two adults and one child.

The ANG study uses the same range of total income: 8,000, 11,000, 15,000 and 20,000 zł netto. Moreover, 800+ may be included in the calculation, depending on the rules of the specific bank.

With family income 11,000 zł netto:

Bank	2+1
Alior Bank	648,000 zł
Millennium	653,000 zł
BNP Paribas	697,000 zł
BPS	819,000 zł
Credit Agricole	763,000 zł
Erste	753,000 zł
ING	760,000 zł
mBank	681,000 zł
Pekao	667,000 zł
PKO BP	636,000 zł
SBR	802,000 zł
VeloBank	771,000 zł

With income 15,000 zł the values already amount to approximately 956,000 to 1.304 million zł.

With income 20,000 zł — from 1.280 million to 1.880 million zł.

A family with two children - 2+2

In the case of a family of two adults and two children, the impact of family maintenance costs becomes even more noticeable.

With income 11,000 zł netto The ANG model shows:

• Alior — 498,000 zł;
• Millennium — 478,000 zł;
• BNP Paribas — 588,000 zł;
• BPS — 754,000 zł;
• Credit Agricole - 667,000 zł;
• Erste — 714,000 zł;
• ING — 689,000 zł;
• mBank — 542,000 zł;
• Pekao — 574,000 zł;
• PKO BP — 492,000 zł;
• SBR — 749,000 zł;
• VeloBank — 712,000 zł.

With total income 15,000 zł:

• from 926,000 zł in PKO BP
• up to 1,239,000 zł in BPS.

With income 20,000 zł:

• from 1,280,000 zł to BNP Paribas
• up to 1,846,000 zł in BPS.

Why does the number of children affect zdolność kredytową?

The bank evaluates not only the family's income, but also its expenses.

A 2+2 family has more people to support than a 2+0 family.

In this case, banks may take into account the following in different ways:

• expenses for children;
• 800+;
• minimal maintenance costs;
• other regular income.

Therefore, the presence of children in itself does not allow us to say in advance how much creditworthiness will change.

What happens to creditworthiness due to rising rates?

This is one of the most important questions of September 2026.

In its September creditworthiness analysis, Bankier.pl notes that the average model creditworthiness of clients has decreased by approximately 8 thousand zł compared to the previous month and amounted to about 1.155 million zł In the profile under consideration, more expensive mortgages led to an increase in the estimated monthly debt burden and, consequently, a decrease in the ability to incur debt.

In another September analysis, the average creditworthiness for the group in question was about 1.161 million zł, which is still higher than the figure for the previous year, but already lower than in previous months.

This is an important point.

Creditworthiness did not collapse in September 2026, but after a period of improvement, the market began to show a reverse movement.

How is the conflict in the Middle East related to mortgages in Poland?

At first glance, the connection may seem very distant.

A person buys an apartment in Gdansk, Warsaw, or Krakow. What does oil have to do with the global market?

The connection goes through inflation and the cost of money.

The simplified chain looks like this:

Geopolitical tensions → increased risk of oil supply disruptions → rising oil and energy costs → inflationary pressures → changing interest rate expectations → changing funding costs → changing bank mortgage offerings.

In September, Reuters wrote specifically about the impact of higher oil and gas prices on inflation risks and the monetary policy of central banks.

Therefore, international events may have an impact on the Polish mortgage market even if the RPP does not directly change the rate.

But the stakes NBP you haven't grown up, have you?

Exactly.

This is important to emphasize.

In September 2026, the RPP maintained the rate NBP at the level of 3,75%.

However, banks' mortgage rates may change for other reasons.

Banks take into account the cost of raising and financing, the situation on the bond market, expectations regarding future rates, and their own lending policies.

Therefore, you cannot use the simple formula:

«"The NBP didn't raise the rate, which means mortgages can't get more expensive.".

In September 2026, the market demonstrated just the opposite.

Why does the interest rate have such a strong impact on zdolność kredytową?

Let's imagine two clients with the same income.

If the bank believes that the loan will cost less, the monthly burden on a given amount will be lower.

If the cost of credit increases, the same loan amount becomes more of a burden on the family budget.

For example, conditionally:

800,000 zł loan → a certain monthly rate at the rate of X.

If the bet becomes higher, the rata increases.

The bank must ensure that after paying this rata the family has enough money left to live on.

Therefore, raising interest rates can simultaneously:

1. increase the future cost of the loan;
2. increase the monthly payment;
3. reduce the maximum amount the bank is willing to lend;
4. reduce the budget of the real estate buyer.

This is why it is important to monitor rate movements not only for those who already have a mortgage, but also for those who are just planning to apply.

What's more important: a high salary or choosing the right bank?

In reality, both factors are important.

But the September calculations clearly show that the same income does not guarantee the same creditworthiness.

For example, with a family income of 2+0 at the level 15,000 zł netto:

• in one bank the model shows less than 1 million zł;
• in another - more than 1.3 million zł.

The difference amounts to hundreds of thousands of zlotys.

Therefore, the person to whom the bank had previously informed:

«"You can get 950,000 zł",

should not automatically assume that this is his absolute maximum.

This may be the maximum a specific bank for a specific calculation model.

The result may be different in another bank.

Particularly important for umowa zlecenie and działalność gospodarcza

Here it is necessary to once again pay attention to the original data of the report.

ANG calculated model clients with income based on umowa o pracę.

Therefore, the tables cannot be directly applied to a person who receives income from:

• umowa zlecenie;
• umowa o dzieło;
• JDG;
• contracts;
• several types of income at the same time;
• foreign employment contract.

For such clients, banks can:

• take a different period to calculate the average salary;
• do not take into account all income;
• require a certain length of service;
• analyze PIT;
• take into account the stability of income;
• impose additional requirements on documents.

This is where individual calculation becomes especially important.

Why is one preliminary calculation not yet a bank decision?

Predlość zdolność kredytowa — this is a guideline.

The final amount depends on the full verification of the client.

The bank may additionally check:

• BIK;
• existing credit obligations;
• credit card limits;
• form of employment;
• work experience;
• income documents;
• PIT;
• age;
• loan term;
• number of family members;
• cost and type of real estate;
• own contribution;
• real estate appraisal.

Therefore, the ANG model table cannot be perceived as a promise by the bank to issue the specified amount.

What should someone do if they are planning a mortgage in Poland in 2026?

First of all - Don't choose an apartment based on creditworthiness alone..

It is better to act consistently.

1. Determine real income

It is necessary to count not just the amount that comes into the account, but the income in the form in which the bank recognizes it.

2. Check all obligations

Even a small credit card with a high limit can affect your bill.

3. Calculate several banks

The same client can get significantly different results.

4. Determine the required own contribution

The higher the down payment, the lower the LTV and, depending on the offer, the loan terms may change.

5. Don't take the maximum possible loan automatically

Even if the bank is willing to provide a certain amount, it is important to independently assess whether such a monthly burden will be comfortable.

6. Monitor the market

The situation in September shows how quickly mortgage offers can change.

What does September 2026 show?

The September market gives several important signals.

First: The NBP rate remained unchanged - the reference rate remained at 3.75%.

Second: Interest rates on new mortgages with periodically fixed rates have increased. According to Bankier.pl, the increase occurred at almost all banks analyzed.

Third: The rise in mortgage costs has already begun to impact creditworthiness calculations, with September's model values down from the previous month.

Fourth: The international situation and rising energy costs create additional inflation risks, which the financial market takes into account in the price of money.

og: how much can you realistically get in September 2026?

There is no single universal number.

According to the ANG model:

• one person with income 10,000 zł netto - approximately 632–906 thousand zł depending on the bank;
• 2+0 family with income 15,000 zł - approximately 956 thousand–1.359 million zł;
• 2+1 family with income 15,000 zł - approximately 956 thousand–1.304 million zł;
• 2+2 family with income 15,000 zł - approximately 926 thousand–1.239 million zł.

But these values apply to model clients with umowa o pracę, without other obligations, with a loan term of 25 years and an LTV of up to 80%.

Therefore, the main conclusion of September 2026 is not a specific figure for a specific bank.

The main thing is that creditworthiness must be calculated individually and several banks must be compared.

With mortgage rates on the rise again and the global situation creating additional uncertainty for inflation and financing costs, doing your homework before you start your property search is especially important.

For the buyer, this allows him to understand in advance, what kind of apartment can he really afford, what kind of down payment will be needed, and what size of monthly payment will be acceptable for the family budget.

Planning a mortgage in Poland?

If you are planning to buy an apartment or a house and want to know, for what amount you can count on a loan, you shouldn’t rely only on the calculations of one bank.

I'll help you analyze your situation, check your creditworthiness at several banks, and select options based on your income, type of employment, number of family members, your own savings, and the value of your property.

If you are planning to take mortgage in Poland — Contact me.
We'll calculate the cost, compare available options, and discuss loan terms before you apply.

📩 Write to me - we'll start with a preliminary calculation of your creditworthiness.