City Flow — full review

We walked the site on foot and flew a drone over City Flow — a residential complex in Wola, in the Ulrychów neighborhood, on ul. Redutowa. It's one of the few plots left in this part of Warsaw where new development was still possible. From the ground and from the air, the location really stands out.

Scale. Four buildings, two phases, 746 apartments. Developer OKAM, architecture by Dedeco, general contractor Unibep. Both phases are already completed, and Phase II owners are picking up their keys right now.

• Phase I — Redutowa 11 and 11A, two buildings up to 9 floors, ~331 apartments. Occupancy permit — March 2025. From compact ~29 m² units up to penthouses around 193 m².
• Phase II — Redutowa 7 and 7A, a 4–8 floor cascade, ~409 apartments. Permit — July 7, 2026. A fountain sits between the buildings.

History of the site

Until 2016, this plot held a Danone factory and the company's office building. The land was once at the center of a legal dispute over zoning: under the city's planning documents it was originally classified as an industrial zone, but Danone won the right to residential development in court — which is what opened the door to this project.

After buying the site, developer OKAM demolished the former production building and built City Flow in its place. The old 12-story office building was left standing — its conversion to residential use is now under consideration: OKAM has spent several years seeking permission to adapt it into roughly 40 spacious, high-end apartments with upper-floor views and underground parking in a new annex. A final decision from the permitting authorities hasn't been made yet.

Location and greenery

There are three parks right next door, or four if you count Park Moczydło. Some apartments look directly onto Park Powstańców Warszawy (~8 ha), which borders the complex; Park Józefa Sowińskiego is nearby too. According to the developer, roughly 30–40% of the plot is dedicated to greenery. The Fort Wola shopping center covers everyday needs.

Transport. A tram line was completed here in 2024, and the ride to Rondo ONZ or Warszawa Centralna now takes about 10–15 minutes. Driving takes roughly the same amount of time — traffic wipes out most of the advantage. The nearest tram stop is a couple hundred meters from the buildings, and it's the one worth using day to day. The Księcia Janusza metro station is nominally ~1.3 km away, but there's no real point walking there or taking a bus: the tram is closer and faster.

Living next to a cemetery

On the southwest side, the complex borders the Wola Cemetery — not the most appealing neighbor, in view or in atmosphere. But the developer built a wide (over 12 meters) buffer strip and turned it into public space: a dog-walking area, a playground, and a small amphitheater. In the evening, this is actually the best spot in the complex — on clear days, the sunset over this strip is genuinely striking. And, somewhat paradoxically, the cemetery has a hidden upside: residents can be confident nothing new will ever be built right next to them.

A car-free courtyard

There are no parking spaces in the courtyards. All cars go into the underground garage (937 spaces for the whole complex) — no cars, exhaust, or engine noise at ground level. The courtyards themselves feel spacious, with real breathing room between the buildings.

Phase II has a fountain between the buildings. The developer also promises a lounge area with sun loungers and hammocks, a community garden, and bike and scooter rental. Lighting is a nice touch too — warm, spot lighting comes on in the courtyards in the evening, with none of the harsh contrast or "office building" feel.

Architecture

Despite fairly tall buildings, the complex doesn't feel heavy from the inside — the space reads as open and light. Many apartments, mostly on the first and second floors, have large floor-to-ceiling windows.

Quality

We were pleasantly surprised by the quality. In our view, this is one of the best projects built in Ulrychów and Odolany in recent years — the amount of greenery, the well-placed tram connection, and the thoughtfully designed courtyard all stand out immediately.

OKAM fits apartments with a SMART package (Appartme home automation, DAFI filter, Viessmann air purifier). There's photovoltaics on the roofs and rainwater irrigation for the greenery. Some of this is marketing, but not empty marketing — you can see parts of it on site.

Prices

Based on notarial deeds from Warsaw's Real Estate Price Register (RCN), recent City Flow sales cluster around a median of ~18,000 PLN/m² (roughly 17,960–18,700 PLN/m² on average across 2025–2026; the sample covers hundreds of apartment transactions from autumn 2025 through early 2026). These are prices from closed deals — mostly primary-market sales from Phase I (Redutowa 11 / 11A).

The developer has sold nearly everything: only about two units remain in the primary offering. Looking at listings on Otodom, resale asking prices run around 21,000–23,000 PLN/m² — for example, roughly 1,500,000 PLN for a ~66 m², two-room unit. Listed prices generally run higher than what RCN records in notarial deeds.

All these figures are for apartments without finishing (wykończenie) and without furniture — standard developer shell; budget for renovation and furnishing separately. Check whether the price includes a parking space and a storage unit.

Direct resale listings and assignment sales are already appearing on the secondary market — don't anchor to outlier listings (like penthouses asking 60,000 PLN/m²).

Who it's for

A good fit if you want a finished complex in Wola with parks nearby, a car-free courtyard, and a 10–15 minute tram ride downtown. Less so if the cemetery beyond the buffer strip is a dealbreaker for you.