An agricultural and building plot is a mixed-use land plot – you can conduct agricultural activity on one part, and build a house on a designated section. It’s a popular choice for investors looking for a cheaper alternative to fully buildable plots.
Key Takeaways
- An agricultural and building plot is mixed-use land – part of the area is designated for agricultural purposes, and a separate section allows for residential development based on the local zoning plan (MPZP) or a building permit decision (WZ).
- Any non-farmer can purchase an agricultural and building plot up to 1 hectare without the consent of the National Centre for Agricultural Support (KOWR) – above this limit, additional formalities are required.
- Purchasing an agricultural and building plot without checking the local zoning plan (MPZP) or building permit decision (WZ) is risky – the advertisement might describe purely agricultural land where building a house is impossible.
- Building a house on this type of plot is feasible, but only on the part of the land that the local plan or building conditions actually designate for development – the rest of the land remains agricultural.
- Converting agricultural land to building land is an alternative for areas without building status, but the process is long, costly, and doesn’t always end with a positive decision from the commune or district office.
Definition of an Agricultural and Building Plot
An agricultural and building plot is a property where part of the land is designated for agricultural use, and a separate section is intended for residential or service development.
The definition of an agricultural and building plot does not appear directly in any act. It is a colloquial term, commonly used by real estate agents, notaries, and investors. Formally, such land is an agricultural plot with established building conditions or an entry in the local zoning plan allowing construction on part of the area.
Are you planning to build a modular home? Do you want to know the exact costs of realizing your idea? Use our free quote and receive a professional cost estimate tailored to your needs.
Agricultural, Building, and Agricultural-Building Plots
An agricultural plot is used solely for agricultural production – without a local plan or WZ decision, you cannot build a house on it. A building plot already has a designated purpose for development, while an agricultural and building plot combines both worlds: part of the land is agricultural, and a separate section allows for the construction of a residential building.
Why Do Agricultural and Building Plots Attract Investors?
Building plot prices are rising faster than inflation. According to data from Cenatorium, Puls Biznesu, and Bankier.pl, transaction prices for building plots increased year-on-year in Q2 2024 by:
- 19.2% in the Łódź Voivodeship,
- 18.1% in Lower Silesia,
- 18% in Lublin and Warmia-Masuria,
- 17.5% in Greater Poland.
Near large cities, purchasing a 1000 m² building plot today costs between PLN 300,000 and PLN 800,000. Agricultural and building plots in the same region are significantly cheaper – prices start from a few zlotys per m², although in attractive locations with utilities, they can reach over PLN 100 per m².
The price difference is real. But every such offer requires verification before purchase.
Agricultural and Building Plot vs. Building Plot – Differences
| Feature | Building Plot | Agricultural and Building Plot |
| Purpose | Entirely for development | Partially agricultural, partially building |
| Price per m² | Higher | Lower |
| Availability for non-farmers | No restrictions | Up to 1 ha without KOWR consent |
| Building conditions | Usually defined | Require verification in MPZP or WZ |
| Obligation to conduct agricultural activity | No | For areas over 1 ha – yes |
| Risk upon purchase | Low | Higher – requires thorough document analysis |
| Mortgage loan | Standard | Possible, but with a higher down payment |
| Possibility of converting agricultural land | Not applicable | Necessary if WZ or MPZP is missing |
Who Can Buy an Agricultural and Building Plot?
Since June 26, 2019, any person – regardless of whether they are a farmer – can acquire up to 1 hectare of agricultural land, both in the countryside and in the city. No consent from the National Centre for Agricultural Support (KOWR) is required.
Before this date, the limit for non-farmers was only 30 ares. The change in regulations opened up the market significantly.
Important rules:
- Up to 1 ha – no formalities and no requirement to conduct agricultural activity.
- Above 1 ha – KOWR consent is required, along with a commitment to conduct agricultural activity for 5 years.
- A non-farmer can only acquire one such agricultural plot.
If you plan to purchase an agricultural and building plot exceeding 1 hectare, contact a lawyer specializing in agricultural real estate transactions. The KOWR procedure extends the entire process by several months.
Is It Worth Buying an Agricultural and Building Plot?
It is worth it – if, before purchasing, you have the local zoning plan (MPZP) or a building permit decision (WZ) confirming the possibility of development, and you know exactly which part of the land is buildable. Without these documents, you risk paying for a plot on which you cannot build your dream home.
How to check building possibilities on an agricultural and building plot?
This is the most important step before deciding to purchase. The seller’s word is not enough – you need a document.
When the MPZP is in force
If the area is covered by a local zoning plan, go to the commune office or visit its website. Many communes publish MPZPs online. From the document, you will learn exactly:
- where the boundary between the agricultural and building parts runs,
- what building intensity index applies,
- what the maximum building height is,
- whether access to a public road is required.
When the MPZP does not exist
Submit an application for a building permit decision (WZ) to the commune office. As the plot owner, you will do this free of charge. A person who is not the owner will pay for the WZ decision.
Sellers often apply for WZ in advance to speed up the sale. Before signing a preliminary agreement, ask to see this decision. If the seller does not have it – submit the application yourself or withdraw from the purchase.
What to Check Before Buying an Agricultural and Building Plot?
Utilities
Check if the property has utility connections: electricity, water, gas, sewage. Lack of utilities means additional costs – connecting to the power grid costs between PLN 3,000 and PLN 15,000, and water supply is similar. Each missing element also extends the construction schedule.
Access to a public road
A plot without access to a public road will not obtain a building permit. Access can be direct or via an internal road or an established easement. Check this in the land and mortgage register and in the extract from the land registry map.
Boundary of the building part
Find out exactly which part of the plot is designated for development and which remains agricultural. This is visible in the MPZP or WZ decision. Based on this, assess whether building a house of the planned size is even possible.
Terrain shape
Sloping, waterlogged, or rocky terrain generates higher construction costs. Investigate this before buying the plot, not after.
Location and infrastructure
A low price for an agricultural and building plot loses its value if the nearest shop is 15 km away and commuting to work takes 2 hours. Check the distance from a school, clinic, bus stop, or train station.
Is it possible to build a house on an agricultural and building plot?
Yes – provided that formal requirements are met. Building a house on an agricultural and building plot is only possible on the part of the land that is designated for development in the MPZP or WZ decision.
You cannot erect a residential building on the agricultural part. However, you can build facilities for agricultural production – e.g., barns or farm buildings – if you conduct agricultural activity.
If the entire plot is designated for agricultural use and there is no WZ decision or entry in the MPZP allowing development, it is necessary to convert the land from agricultural to building. This is a multi-stage process that does not always end successfully and can take several months.
Converting Agricultural Land – When Is It Necessary?
Land must be converted when there are no legal grounds for development: no MPZP with building designation and no WZ decision. Conversion consists of two stages:
- Change of land use – by changing the MPZP or obtaining a building permit decision. This is decided by the commune.
- Exclusion of land from agricultural production – required for land classes I–III (so-called protected soils). The decision is issued by the district governor.
Land of classes IV, V, and VI can be excluded from agricultural production free of charge. For classes I–III, exclusion involves a one-time fee and annual payments for 10 years. Rates depend on soil class and area.
Loan for the Purchase of an Agricultural and Building Plot
Contrary to information circulating online, banks do grant loans for the purchase of agricultural and building plots. Past problems resulted from ambiguous regulations – today they have been clarified.
Potential limitations:
- Higher down payment than for a loan on a fully buildable plot – some banks require 30–40%.
- Area limit – some banks only finance land up to a certain area.
- Requirement for WZ decision or MPZP – the bank must be sure that a house can be built on the plot.
Before submitting an application, check your creditworthiness and compare the requirements of at least several banks – differences in conditions can be significant.
Advice from a PARTNER company specialist
“We regularly encounter clients who bought an agricultural and building plot without verifying the plot’s designation in the documents. It then turns out that the building part is 12 meters wide – too narrow to place a module transported by a flatbed truck, let alone a ready-made timber frame house in a standard layout.
Before purchasing an agricultural and building plot, it’s always worth taking a blueprint of the chosen house design and comparing its dimensions with the actual area designated for development. The building permit decision (WZ) provides specific numbers: building intensity index, building lines, maximum height.”
Stay up-to-date with the latest trends in modular construction and don’t miss out on unique advice. Subscribe to our newsletter on the homepage and build your knowledge with PARTNER experts.
Agricultural and Building Plot – Designation vs. Reality
Advertisement portals are full of offers for land described as “agricultural and building.” The problem is that some sellers confuse terms or consciously misuse this term. A plot described as agricultural and building may, in reality, be exclusively agricultural – with no basis for development.
Before paying a deposit, do three things:
- Check the MPZP for the area – available at the commune office or online.
- If there is no plan – ask for a building permit decision (WZ) or submit an application yourself.
- Verify the plot number in the land and mortgage register and land registry – check the land class and owner.
The cost of this verification is a few dozen zlotys and a few hours. The cost of omitting this verification – potentially several hundred thousand zlotys in wrongly invested capital.
If you need support in realizing your dream home, visit produkcjadomow.pl and see how PARTNER can make your path to your own four walls easier.
FAQ – Frequently Asked Questions
What is an agricultural and building plot?
An agricultural and building plot is land with a mixed designation – part of the area is agricultural, and on a separate section, the local zoning plan (MPZP) or a building permit decision (WZ) allows for the construction of a residential building. This term does not have a legal definition but is commonly used in real estate transactions.
Can anyone buy an agricultural and building plot?
Since 2019, any person can acquire up to 1 hectare of agricultural land without being a farmer and without the consent of the National Centre for Agricultural Support (KOWR). For purchases of land over 1 hectare, KOWR consent and a commitment to conduct agricultural activity for 5 years are required.
How to check building possibilities on an agricultural and building plot?
Check the local zoning plan (MPZP) of the given commune – available at the office or on the commune’s website. If the MPZP does not apply to the area, submit an application for a building permit decision (WZ) at the commune office or ask the seller to provide the current WZ decision.
Can a house be built on an agricultural and building plot?
Yes, but only on the part of the plot that is formally designated for development. The agricultural part remains free from residential development. The size of the available section for construction determines what kind of house you can build on it.
What is a building permit decision (WZ) and when is it needed?
A building permit decision (WZ) replaces the MPZP in areas where a local plan is not in force. The document specifies what and how can be built on a given plot – building intensity index, building lines, building height. Without a WZ or an entry in the MPZP, you will not obtain a building permit.
Can you get a loan to buy an agricultural and building plot?
Yes – banks today grant loans for the purchase of agricultural and building plots, although the conditions differ from a loan for a building plot. The down payment is often higher, and the bank frequently requires a WZ decision or an extract from the MPZP confirming building possibilities.
What are the risks of buying a plot described as agricultural and building without verifying documents?
You might acquire land with an exclusively agricultural designation, on which building a house is impossible without converting the land. Converting agricultural land is a long process, can be costly, and does not always result in a positive decision. As a result, the investor pays for a plot they cannot develop according to their plans.
How much does it cost to convert agricultural land?
Converting agricultural land of classes IV–VI (poorer soils) is free – only an administrative decision is required. For land of classes I–III, a one-time fee for exclusion from agricultural production and annual payments for 10 years must be paid. Rates depend on the soil class and the area of the excluded land – for classes I–II, they can amount to over PLN 400,000 per hectare.
