Holiday Inn Express Sobieskiego: Investment Apartments in Warsaw
- Michal Polesný
- Jul 4
- 3 min read
Holiday Inn Express Sobieskiego is a new condo hotel project in Warsaw's Mokotów district, offering 368 investment apartments for sale. The development operates under the Holiday Inn Express brand, part of the InterContinental Hotel Group network of over 6,000 hotels in 100 countries.
Project Details
Location: Intersection of Sikorskiego and Sobieskiego streets, Warsaw MokotówApartments: 368 units ranging from 18m² to 24m²Starting Price: 307,200 PLN net (plus finishing and equipment)Brand: Holiday Inn Express (IHG)Completion: No specific completion date announced by developer
Investment Structure
Revenue Share: 70% of gross income to apartment owners
Lease Term: 20 years with 5-year extension option
Personal Use: 14 days per year for owners
VAT: 23% deduction possible
Management: Full professional hotel operations included
Important Note: This investment offers no guaranteed rental yield. Returns depend entirely on the hotel's operational performance. Owners participate in actual hotel revenues, which can fluctuate based on occupancy rates, room rates, and market conditions.
Price Comparison with Warsaw Residential Market
The project's pricing structure shows interesting contrasts with Warsaw's residential market:
Holiday Inn Express Sobieskiego: From 307,200 PLN net (plus finishing) for 18-24m² units
Estimated price per m²: Approximately 17,000-18,500 PLN per m² (including finishing estimates)
Mokotów district average: 20,288 PLN per m² for new residential developments
Warsaw city average: 17,867 PLN per m² for new residential apartments
The condo hotel units appear competitively priced relative to traditional residential apartments in the area, particularly considering the included professional management and hotel amenities.
Location and Access
The project is strategically located at the intersection of Sikorskiego and Sobieskiego streets in Warsaw's Mokotów district, providing excellent connectivity to the city center and key destinations.
Access Points:
Warsaw city center: 10 minutes by tram
Wilanowska Metro: 10 minutes by bike
Chopin Airport: 20 minutes by car
Royal Łazienki Park: 10 minutes by bike
Arkadia Park: 20 minutes walking
Potential Returns and Market Context
While the project offers no guaranteed yields, Warsaw's rental market context provides useful benchmarks:
Warsaw residential rental yields: 6-7% typical for buy-to-let properties
Poland national average: 6.13% gross rental yield (Q1 2025)
Serviced apartments: Generally achieve higher occupancy rates than traditional hotels
Performance Risk: Unlike traditional rental properties, condo hotel returns depend on hotel performance including occupancy rates, average daily rates, and operational efficiency. Revenue sharing means owners benefit from strong performance but also bear the risk of poor performance.
Hotel Amenities and Facilities
The property includes:
Restaurant and bar
Fitness center
Rooftop jacuzzi with Warsaw views
Conference rooms
Bike and scooter rental
Parking facilities
Developer Background
Oaza Investment brings 14 years of experience in Polish real estate development. Completed projects include:
Oaza Mokotów: 69 apartments in Warsaw (7,200 m²)
Kraków Stańczyka: 370 apartments (17,000 m²)
Oaza Tyniecka: Single-family homes in Kraków
The developer has additional projects in development including a five-star hotel in Szczyrk and Holiday Inn Express in Poznań.
Investment Considerations
Advantages | Risks |
Professional hotel management | No guaranteed returns |
Global brand recognition (IHG) | Performance-dependent income |
No direct tenant management required | Hotel market volatility |
Personal use privileges (14 days/year) | Long-term lease commitment (20+5 years) |
Potential VAT benefits (23% deduction) | Limited liquidity compared to traditional real estate |
International hotel standards | Operational risks beyond owner control |
Shared hotel amenities | Revenue sharing reduces total returns |
Next Steps
Interested investors can contact the development team through hisobieskiego.pl for detailed unit information, financial projections, and contract terms. Due diligence should include reviewing the management agreement, understanding the revenue-sharing structure, and evaluating the hotel market outlook for Warsaw. We at Solacity can certainly help with that.
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