Buying an apartment in Poland — whether for personal use or as an investment — almost always involves the necessity of obtaining a mortgage. One of the basic requirements of banks is a down payment, which is the part of the property value that the buyer finances with their own funds.
According to the recommendation of the Financial Supervision Authority (KNF), the minimum down payment is 20% of the property value, although in some cases banks accept 10% if the client purchases additional insurance.

But what to do if you don't have that cash?
From the perspective of the Atlant Estates agency, there are several real alternatives. In this article, we explain what can replace cash as a down payment and how to prepare for taking out a mortgage in Poland — especially if you are an investor or a foreigner.

What is a down payment and why is it so important?

A down payment is a form of bank security – the larger the amount that the buyer invests from their own funds, the lower the risk for the lender.
In practice, this means that a person who has, for example, 200,000 zł to buy an apartment for 1,000,000 zł only needs a loan for 800,000 zł, which affects better loan conditions, lower interest rates, and a greater chance of a positive decision from the bank.

On the other hand, accumulating such a large amount can be a challenge — especially for young buyers or foreign investors. Therefore, it is worth knowing about alternative forms of down payment that are accepted by banks.

Alternatives to cash as a down payment

1. The value of a plot or property

One of the most commonly used solutions is replacing the down payment with the value of a plot or other property you own.
If you plan to build a house and the plot belongs to you, its market value can constitute even 100% of the required down payment.

Conditions to be met:

the plot must have a regulated legal status,
it cannot be encumbered by a mortgage,
it must have a current valuation report prepared by a property appraiser,
it should comply with the local spatial development plan (MPZP).

💡 Example:
If the value of the plot is 200,000 zł, and you are building a house for 800,000 zł, the bank may consider this amount as your down payment and finance the remaining 80%.

2. The value of another property as collateral

Some investors wonder if they can use another apartment as a form of down payment.
Yes — provided that the property is free of debt and its value covers part or all of the required down payment.

The bank may establish an additional mortgage on it, which reduces your cash obligations when purchasing a new property.
This solution is particularly popular among investors who already have a portfolio of apartments in the secondary market.

3. Funds accumulated in IKE or IKZE

Banks are increasingly accepting savings accumulated in investment forms, such as:

Individual Retirement Account (IKE)
Individual Retirement Security Account (IKZE)

It is important that these funds can be documented as your own and are available if needed.

4. BGK guaranteed programs – Apartment without a down payment

Under the government program “Apartment without a down payment” (Family Housing Loan, RKM), part of the down payment can be replaced by a guarantee from the Bank Gospodarstwa Krajowego (BGK).

This solution allows you to take out a loan for up to 100% of the property value, if you meet certain conditions:

Program conditions:

the loan application concerns the first apartment,
the buyer cannot own another property at the time of purchase,
the property cannot exceed the established price limit per m²,
the maximum guarantee amount is 20% of the property value, but not more than 100,000 zł.

💡 Example:
You are buying an apartment in Kraków for 600,000 zł, you have no down payment. BGK can guarantee 120,000 zł (20%), and the bank will grant a loan for 480,000 zł.

5. Contribution in the form of expenses incurred for construction

If you are building a house using your own resources, your down payment can be documented expenses for materials or construction work, such as:

purchase of bricks, cement, wood,
payment for the construction crew,
execution of connections.

The condition is to document the incurred costs with VAT invoices.

6. Family assistance and donations

Banks also accept donations from close family members as a source of down payment — provided that the funds are transferred to the borrower's account and documented by a transfer and a donation agreement.

💡 Note: