This is the English version of an article first published in Polish: read the Polish original. It refers to source material: nowawarszawa.pl. The text is our own commentary, not a translation or copy of that source.
Whenever we write about Wilanów and retail, the same plot keeps coming back: the corner of ul. Przyczółkowa and ul. Branickiego, where in the mid 2000s developer GTC planned a large shopping mall before the project was blocked by resident opposition and city hall. In our piece on Wilanów Park we only noted that this particular plot eventually went to ordinary residential blocks. Now we know exactly what that means.
Developer Robyg is preparing an estate here called Royal Avenue, stretching between ul. Przyczółkowa, ul. Branickiego, ul. Gieysztora, ul. Herbu Szreniawa, ul. Kieślowskiego and ul. Klimczaka, right next to Miasteczko Wilanów. The project, designed by the WWAA studio, calls for three multi family buildings of four to five storeys, from 525 to 585 flats, from 608 to 690 underground parking spaces and more than a thousand bicycle spaces. Plans also include a building for a youth cultural centre and green space: roughly 16,400 square metres of biologically active area, of which more than 8,000 square metres will form a public park.
The investment is being carried out under the so called lex deweloper law, which allows housing to be built on a plot zoned in the local plan for something else, in this case retail and services. That is why final approval must come from the Warsaw City Council, not just the district office.
Residents say no
Some residents of Wilanów signed an online petition opposing the use of the lex deweloper procedure at this site. They are demanding that the original retail and services zoning be kept, arguing that the junction of Przyczółkowa with Herbu Szreniawy and the Branickiego and Klimczaka axis already struggles with traffic, and another five hundred flats without new road infrastructure will only make it worse. The investor's dialogue with residents, councillors and representatives of community organisations formally concluded on 30 April 2026, but the project itself is still waiting on a decision.
At one session of the Wilanów District Council it turned out that the submitted paperwork was missing the report from the public consultations and an opinion from the Municipal Urban Planning and Architecture Commission. The topic went back onto the agenda for a later session, and a final resolution from the Warsaw City Council still has not been passed.
For residents of Wilanów this is another sign of how hard it has become to predict what will actually get built on a vacant plot in the district. Instead of a mall, a cinema or an orangery, another housing estate is the most likely outcome. Anyone following the housing market in this part of Wilanów has a good reason to keep an eye on the next sessions of both the district council and the Warsaw City Council.
