In short
A unit in a Polish condo hotel or aparthotel is usually a commercial unit, not a flat. Some banks finance it like commercial premises: usually with a 20–30% deposit, a higher margin and often a shorter term, while others do not finance it at all. The developer price includes 23% VAT instead of 8%, but an owner who rents the unit to the hotel operator with VAT invoices can usually recover it. Check the land register, the operator agreement and whether you can pay the instalment without the rent.
What you are actually buying
The Polish consumer protection office UOKiK describes condo hotels and aparthotels as investments in commercial property that involve buying a commercial unit (lokal użytkowy). The hotel operator manages the unit under a contract with the owner, usually for a fixed term such as 10 years, and pays rent or a share of revenue. An "investment apartment" in an ordinary residential building is different: if the land register shows a residential unit, you can buy it with a standard mortgage.
| Feature | Commercial unit in a condo or aparthotel | Flat bought to let |
|---|---|---|
| Status in the land register | non-residential (service) unit | residential unit |
| VAT from the developer | 23% | 8% (up to 150 m²) |
| Developer act and DFG fund | usually no protection | protected |
| Loan | as for a commercial unit, at some banks | a regular home mortgage |
| BGK-guaranteed programmes | no | depending on the programme's terms |
| Who manages the letting | the operator, a contract for years | you or a company you choose |
Typical case. Check the status of a specific unit in section I of the land register and in the developer agreement.
Will a bank lend
Yes, but fewer banks do. Banks treat a hotel unit like commercial premises: they usually finance 70–80% of its value, so you need a 20–30% deposit, and the margin is higher than for a flat. Some banks do not finance units in hotel buildings at all. Rent from the operator usually does not raise your borrowing capacity at the start, so the bank checks whether you can pay the instalment from your current income. Family housing programmes with a BGK guarantee do not apply to commercial units.
VAT 23% and how to recover it
Renting the unit to a hotel operator is subject to 23% VAT, according to a 2020 individual tax ruling. An individual who rents to the operator can therefore register as an active VAT payer before the first payment to the developer and deduct the VAT on the purchase. The bank finances the gross price, so you pay the VAT first and get it back later. If you change the use of the unit within 10 years, the deduction is adjusted.
| Example | Flat | Condo hotel apartment |
|---|---|---|
| Gross price | 432,000 zł | 492,000 zł |
| Down payment | 86,400 zł (20%) | 147,600 zł (30%) |
| Loan amount | 345,600 zł | 344,400 zł |
| VAT that may come back | 0 zł | 92,000 zł |
Illustrative example, net price 400,000 zł. The deposit and share financed depend on the bank; notary costs and taxes are extra.
What the developer act does not cover
The Polish developer act protects buyers of flats and houses. It covers a commercial unit only when you buy it together with a flat in the same project. UOKiK warns that buyers of condo hotel units are in most cases not protected by it, so there is no mandatory escrow account and no Developer Guarantee Fund. When the operator agreement ends, all costs and risks pass to the owner.
The full description in Polish, with an example of costs and a checklist: Kredyt na condohotel i apartament inwestycyjny.
Frequently asked questions
Can I get a mortgage for a condo hotel unit in Poland?
Yes, but only from some banks and on terms similar to commercial premises: usually a 20–30% deposit, a higher margin and often a shorter term. Ask the bank before you sign a reservation agreement.
Is a condo hotel unit a flat?
Usually not. UOKiK describes it as a commercial unit. The land register and the developer agreement decide, not the name in the advert.
Can I recover the 23% VAT?
Usually yes, if you rent the unit to the operator with VAT invoices and register as an active VAT payer before the first payment.
Sources
- UOKiK: condo hotels, 20.07.2026 (Polish)
- Developer act of 20 May 2021, art. 2 (Polish)
- EY: renting an apartment to an operator is subject to 23% VAT (Polish)
This guide describes general rules and typical bank practice as of October 2026. Details
It is not legal or tax advice and not a bank offer. Each bank sets its own criteria, and the lending decision is always made by the bank.
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