Ursus Centralny — full review

Ursus Centralny is the largest multi-stage estate on Szamoty — and one of the clearest examples of how the old Ursus factory land is turning into a full neighbourhood. Developer Ronson Development planned six phases and about 18 buildings with 1,500–1,600 apartments around ul. Gierdziejewskiego, a short walk from the Warszawa Ursus SKM station.

This review sits under our Szamoty district guide — start there if you want the wider neighbourhood context.

Location and everyday life

The estate sits in the heart of Szamoty’s redevelopment zone. On foot you can reach:

• Warszawa Ursus station — roughly 7 minutes
• Park Haasów — about 5 minutes
• Lidl and other daily shops nearby
• Factory Ursus outlet — a short drive

Inside the completed stages the Bulwar Atrakcji (Boulevard of Attractions) ties together recreation and food spots, playgrounds, outdoor gyms, and landscaped courtyards. That “small-city” feel is the main selling point versus denser Szamoty blocks that only offer a courtyard and a gate.

Architecture and public space

Ronson kept a coherent look across stages: brick accents on the façades, clear entrance halls, and mid-rise heights (mostly 6–8 floors). Courtyards are car-light, with paved walking paths, lawns, and seating. In our photos you can see the fountain / recreation pocket and the newer green promenades — this is where Ursus Centralny feels more finished than neighbouring construction sites.

The trade-off is density. Eighteen buildings on a former industrial plot means you will always share space with many neighbours — and some outer edges still look onto active construction until the final stage wraps up.

Construction stages and timeline

Ronson planned six phases and about 1,500–1,600 apartments in total.

• Phase I — completed; first residential buildings, ~138 apartments (Taylora 5, 7).
• Phase II (Phase E) — completed; occupancy permits granted, ~250–282 flats (Taylora 6, 6A).
• Phase III — finished; further residential blocks (Taylora 1, 3).
• Phase IV — completed along ul. Kazimierza Gierdziejewskiego (Taylora 2, 4, 4A).
• Phase V — finished around ul. Giserska and ul. Edwarda Habicha.
• Phase VI — the last stage is underway, completing the masterplan around the Bulwar Atrakcji; handover planned Q1 2027 (~185 apartments).

If you buy on the primary market now, you are mostly choosing from this closing chapter — not from the early, already-sold phases.

Prices

Otodom’s average offer price for the estate was 7,622 PLN/m² in March 2020, rose through 2022–2023 and peaked at 13,194 PLN/m² in December 2023, then 12,483 in February 2024. Last-stage list prices now sit roughly in the 14,400–16,300 PLN/m² band (mid-2026), depending on floor and layout. Typical units are compact 2–3 room flats around 42–62 m². Underground parking and storage are usually extra.

That still undercuts central left-bank Warsaw, but it is no longer “bargain Ursus.” Compare with secondary listings in finished stages: ready flats with fit-out can trade close to primary once you add finishing costs.

Who is it for?

A strong fit if you want a large, amenity-rich estate with rail access and you accept that Szamoty will keep changing for a few more years. Less ideal if you need absolute quiet or a tiny boutique complex.

Also read our sibling review of Osiedle Ursa (Ursa Sky) nearby — different developer, already fully completed.