Location is only the starting point
A sea view and proximity to the beach should not replace legal and technical due diligence. For a house or plot on the Polish coast, the possibility of using, extending or adapting the property may depend on planning and coastal regulations.
Buyers can compare houses for sale in Poland and review houses for sale in Kołobrzeg. Listings are only a starting point and do not replace document checks.
Local plans and development conditions
Before buying, check the local spatial development plan. If no plan applies, a decision on development conditions may be relevant. According to the Ministry of Development and Technology, from 1 September 2026, as a general rule, new development-condition decisions will not be issued and local plans will not be adopted or amended in a municipality without an applicable general plan.
Confirm whether the property is covered by a general plan, a local plan or an existing development-condition decision. This is particularly important when the purchase is connected with construction, extension or a change in the house’s use.
Technical and protective coastal strips
A property close to the shore may lie within a technical or protective coastal strip. Using the technical strip for purposes other than shoreline maintenance requires consent from the competent maritime office director. This status can affect construction and extension opportunities.
Check whether the land is subject to nature protection. An environmental procedure may be required before planned works can proceed. Properties in technical strips, ports, marinas or areas with a special legal status may also fall under the competence of the voivode.
Flood risk
Locate the property on the flood-hazard and flood-risk maps provided by Polish Waters. The maps cover the coast and river-mouth sections and can help determine whether a house or plot is exposed to flooding from the sea or a river.
Energy performance certificate
When a house is sold or rented, the owner must provide the buyer or tenant with an energy performance certificate. The buyer cannot waive this right. The certificate is generally valid for 10 years unless building or installation works change the building’s energy performance. Required energy indicators should be included in the listing.
Buyer checklist
- Check the local plan, general plan and any development-condition decision.
- Establish whether the property lies within a technical or protective coastal strip.
- Verify restrictions resulting from nature protection.
- Check the property on flood-hazard and flood-risk maps.
- Request the energy performance certificate.
- For planned alterations, confirm which approvals are required.
Disclaimer: The information on planning, building procedures and energy certificates is general in nature. Before completing a transaction, obtain current information from the relevant authorities and have the documents reviewed by an appropriate professional.