Saska Nad Jeziorem — full review

Saska Nad Jeziorem is our second favorite residential complex from Dom Development. Just like Żoliborz Artystyczny, which we reviewed last week, this complex has been fully completed for a while now — it was finished ten years ago, back in 2016. It sits on a plot of about 65,000 m², designed by the HRA studio.

The project was split into two parts: the first was built between 2009 and 2014, and the second, closer to the lake, between 2014 and 2016. The second part is definitely much more attractive, with the lake right under the windows and lower buildings. We also really like that the developer made the buildings near the lake cascading, so some apartments have large terraces.

Construction history

We couldn't find a good quality masterplan of the complex — only one schematic image. So let's turn to historical Google Earth images to trace how this area changed over time.

• 2009 — the whole plot is still covered in greenery, with only old buildings on site and new construction just beginning. The developer seems to have taken on several construction phases right away, building multiple houses in parallel.
• 2011 — the first part of the complex is already built, and work continues further.
• 2014 — the first part is fully completed and residents start receiving keys. Around the same time construction of the next phase begins — in March 2014, work starts on two buildings at once.
• 2015 — the pace of construction picks up significantly, with buildings nearly ready within half a year.
• 2016 — the area takes on a look close to what we see today.

Today, small business centers that appeared later stand on one side of the complex. On the other side, individual houses that look like summer cottages remain, and their legal status stays unclear.

Architecture and site planning

The number of floors here varies a lot: the first part has buildings with 8–10 floors, while the second phase, closer to the lake, has only 4 floors. This lets owners in the first phase enjoy the lake view — a great example of smart planning.

What we didn't like about this complex is that there are almost no car-free courtyards — you can drive almost everywhere, and in our opinion there's too much surface parking around the buildings. This mostly applies to the first part with the taller buildings.

In the second part (Saska 2), the inner courtyards feel much cozier, with no parking spaces at all. Instead, as mentioned earlier, there are very large and beautiful terraces and loggias — a big plus.

Overall the architecture is very good: despite the tall buildings of the first phase, the cascading layout of the second part with lower buildings creates a cozy atmosphere. The area between the buildings is full of greenery, with even a small promenade lined with mature trees.

Location

The complex sits on the other side of the river, so getting here can be quite difficult, especially during rush hour, from five to six in the evening, when people are heading back to Gocław. During that time nearly this whole area is stuck in traffic, and the commute can take half an hour or more.

On the other hand, there are a lot of parks around. Lake Gocławskie is nearby. There's also a very nice park along Bałatońska street, with a large playground. On this side there's another park, also located quite close to the residential complex. You can even walk through this park to the riverside promenade and take a stroll there.

From a nature standpoint this is a really nice place — the complex is a great fit for families with children and for anyone who enjoys spending more time outdoors and walking.

Prices and growth prospects

Analysis of past transactions

We used secondary-market records for this estate only: odd numbers 45–51 (Saska 1) and even 42–52 (Saska 2, by the lake). Neighbouring buildings on the same street (4–15, 53…) belong to other complexes and are left out.

From Q2 2023 the median was about 15,500 PLN/m². It had reached ~20,100 by late 2024, and ~20,600 in Q1 2026. Three- to four-room flats typically trade around 1,100,000–1,600,000 PLN.

Two records we do not treat as a market reference: 10,000 PLN/m² at no. 51 (November 2023), and 15,365 PLN/m² at no. 48 on 10 January 2025 — the latter is the same outlier we already flagged.

The first part still sits a little below the lake-side buildings, but the gap has narrowed. A fair current range:

• first part — roughly 20,000–20,500 PLN/m²;
• second part — roughly 20,500–21,300 PLN/m².

Current listings

Looking at listings currently posted on Otodom, there aren't that many options in this complex right now.

First part. The price is 20,600 PLN/m², or 1,619,000 PLN for a four-room apartment. The renovation is very nice, with a large living room and a spacious three-room section, a nice bathroom, and wooden floors. In our opinion the price could be lowered a bit — since this is the first construction phase, a small discount is probably possible.

There was also a listing that at first seemed to be from the same complex but turned out to be a different one — the Saska complex, built in 2015 (confirmed by the logo). The price on this apartment seems a bit too high given the state of the renovation, which is quite old — likely this apartment was rented out.

Another option is a two-room apartment in decent condition, on a high floor: 21,200 PLN/m², or 1,500,000 PLN plus 60,000 PLN for a parking space. In our opinion, that's too expensive.

There was one more listing from a private seller, from the first part of the complex, with a lake view from a long building — noticeably more appealing than the previous option from the first part.

Best options closer to the lake

Two apartments in that same long building closer to the lake turned out to be even cheaper than some options in the first part of the complex (for example, an eighth-floor apartment for 1,050,000 PLN, around 20,000 PLN/m², which didn't stand out in any particular way). Apartments closer to the lake naturally look more appealing, both because of the better location and because this part of the complex was built two years later than the first one.

Apartamenty Saska — 3 rooms, high standard Price: 1,368,000 PLN (19,542.86 PLN/m²) View listing

This 68 m² apartment is in the cascading building, which we particularly like for its smart layout: a large kitchen and living room with a partially separated kitchen area, two bathrooms, a toilet, and a nice balcony (though it looks more like a loggia — an air conditioner is already installed). Wooden floors, decent renovation. Compared to the option for 1,600,000 PLN for 80 m² in the first phase, this apartment looks significantly more appealing, both closer to the lake and at a better price per square meter.

2 rooms, 54 m², close to the lake Price: 1,060,000 PLN (~19,000 PLN/m²) View listing

A very large bedroom, good layout — kitchen separated from the living room, large balcony (exact size not listed, but it looks quite spacious).

Out of all the listings reviewed, these two apartments look like the best choice — they're in the more attractive part of the complex, and despite that they're cheaper than some options from the first phase.

Pros and cons at a glance