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Everything you need to know before buying real estate is included in our Albania Property Pack
Albania's coastline offers some of Europe's most affordable beachfront properties, with apartments starting from €700 per square meter in smaller villages.
The Albanian Riviera presents exceptional value compared to neighboring Mediterranean countries, with beachfront apartments in major cities like Durrës and Vlore costing significantly less than similar properties in Croatia or Greece. As of September 2025, foreign buyers can purchase coastal properties without restrictions, making Albania an attractive destination for both investment and relocation purposes.
If you want to go deeper, you can check our pack of documents related to the real estate market in Albania, based on reliable facts and data, not opinions or rumors.
Beachfront apartments in Albania cost between €900-€3,500 per square meter as of September 2025, with Durrës offering the cheapest options and Saranda commanding premium prices.
Foreign buyers face no ownership restrictions and can expect total purchasing costs of 4-7% above the property price, including taxes and legal fees.
| Coastal City | Price Range (€/m²) | 2-Bedroom Budget | Rental Yield |
|---|---|---|---|
| Durrës | €900-€1,600 | €90,000-€120,000 | 6-9% |
| Vlore | €1,100-€2,500 | €80,000-€150,000 | 6-9% |
| Saranda | €1,300-€3,500 | €130,000-€200,000 | 8-12% |
| Himara | €1,800-€2,800 | €150,000-€220,000 | 8-12% |
| Small Villages | €700-€1,000 | €60,000-€90,000 | Variable |
How much does a beachfront apartment in Albania actually cost right now?
Beachfront apartments in Albania cost between €1,100 and €3,500 per square meter as of September 2025.
The price varies significantly based on location, with premium seafront developments in Saranda reaching the upper end of this range. Most beachfront properties fall within the €1,200-€2,500 per square meter bracket, making Albania one of the most affordable Mediterranean coastal markets.
Newer developments with modern amenities and direct beach access command higher prices, while older apartments or those slightly further from the waterfront offer better value. The Albanian coastal property market remains approximately 40-60% cheaper than similar beachfront locations in Croatia, Montenegro, or Greece.
It's something we develop in our Albania property pack.
Which coastal cities in Albania are the cheapest to buy property in?
Durrës offers the cheapest beachfront property among major Albanian coastal cities, with prices starting from €900 per square meter.
The city benefits from its proximity to Tirana airport and established infrastructure, making it attractive for budget-conscious buyers. Vlore follows as the second most affordable option, with properties ranging from €1,100-€2,500 per square meter, particularly in areas away from the main Lungomare promenade.
Several smaller coastal towns and villages offer even lower prices, with some properties available under €1,000 per square meter. However, these locations often have limited infrastructure and fewer amenities compared to established cities.
The cheapest options typically require more renovation work or are located in buildings without modern facilities like elevators or parking.
What are the average prices per square meter in places like Saranda, Vlore, Durrës, and Himara?
| City | Price Range (€/m²) | Prime Locations |
|---|---|---|
| Durrës | €900-€1,600 | Main waterfront: €1,400-€1,600 |
| Vlore | €1,100-€2,500 | Lungomare area: €2,000-€2,500 |
| Saranda | €1,300-€3,500 | Seafront developments: €2,800-€3,500 |
| Himara | €1,800-€2,800 | Beach proximity: €2,300-€2,800 |
| Orikum | €800-€1,200 | Waterfront: €1,000-€1,200 |
| Dhermi | €1,000-€1,800 | Beach access: €1,500-€1,800 |
Are there still undiscovered towns or villages along the Albanian Riviera where prices are lower than the big tourist spots?
Several lesser-known coastal villages still offer properties under €1,000 per square meter as of September 2025.
Villages like Lukovë, Qeparo, and Vuno in the southern Albanian Riviera maintain lower prices due to limited infrastructure and smaller international visitor numbers. These locations often feature traditional stone houses and smaller apartment buildings rather than modern developments.
Coastal areas near Orikum, south of Vlore, also present opportunities for budget buyers, with some properties available from €700-€900 per square meter. However, these areas typically lack modern amenities, reliable internet, and year-round services that international buyers expect.
The supply in these villages remains limited, and prices are rising as road improvements and tourism development increase accessibility. Early buyers in these areas may benefit from future appreciation as infrastructure develops.
How much do closing costs, taxes, and legal fees usually add on top of the property price in Albania?
Total closing costs in Albania typically add 4-7% to the property purchase price.
- Property transfer tax: approximately 3% of the purchase price
- Notary fees: €200-€500 depending on property value
- Real estate agent commission: 1-2% for local agencies, 2-3% for international brokers
- Legal due diligence and translation: €500-€1,500
- Property registry fees: €50-€150
Legal representation is strongly recommended for foreign buyers to ensure proper title verification and contract review. Additional costs may include property surveys, building permits verification, and utility connection transfers.
Using local Albanian agencies reduces commission costs compared to international real estate networks, though language barriers may require additional translation services.
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What are the annual property taxes and maintenance costs like for a small beach apartment there?
Annual property taxes in Albania range from €30-€120 per year for a typical beach apartment.
Property tax calculations are based on the property's construction value rather than market value, resulting in relatively low annual obligations. Small apartments (40-60 square meters) typically incur taxes at the lower end of this range.
Monthly building maintenance fees range from €10-€40 for older buildings, rising to €40-€80 for newer developments with amenities like elevators, security, or swimming pools. Annual utility costs for occasional use average €300-€600, including electricity, water, and waste collection.
Owners should budget approximately €500-€1,200 annually for total carrying costs, excluding major repairs or renovations. Buildings without professional management may require additional coordination for common area maintenance.
Is it cheaper to buy through a local Albanian agency or an international real estate agent?
Local Albanian agencies are typically 1-2% cheaper in commission costs compared to international real estate agents.
Local agencies charge 1-2% commission, while international brokers or networks often require 2-3% or higher minimum fees. However, international agents provide additional services including English-language support, comprehensive due diligence, and post-purchase assistance.
Local agencies offer better access to off-market properties and direct relationships with developers, potentially providing better negotiation leverage. International agents excel in legal guidance, financing connections, and understanding foreign buyer needs.
The cost difference typically amounts to €1,000-€3,000 on a €100,000 property purchase. Many buyers combine both approaches, using local agents for property identification and international services for legal and financial guidance.
It's something we develop in our Albania property pack.
How do prices compare between off-plan developments and already built apartments on the coast?
Off-plan developments in Albania are typically 10-20% cheaper than completed apartments in similar locations.
Pre-construction properties often require lower initial deposits (20-30%) with staged payments during construction, making them more accessible for buyers with limited upfront capital. However, off-plan purchases carry completion risks, potential delays, and uncertainty about final finishes.
Completed apartments provide immediate rental income potential and allow buyers to inspect actual conditions, views, and building quality before purchase. Ready properties also eliminate construction timeline uncertainty and developer reliability concerns.
The price difference narrows in premium locations like Saranda, where demand for completed properties remains strong. Off-plan buyers should verify developer track records, construction permits, and completion guarantees before committing.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Albania versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What kind of budget do you realistically need for a two-bedroom apartment within walking distance of the beach?
A realistic budget for a two-bedroom beach apartment in Albania ranges from €80,000 to €180,000 as of September 2025.
| Location | Budget Range | Distance to Beach |
|---|---|---|
| Durrës (older buildings) | €90,000-€120,000 | 2-5 minutes walk |
| Vlore (mixed areas) | €80,000-€150,000 | 1-8 minutes walk |
| Saranda (various) | €130,000-€200,000 | 1-10 minutes walk |
| Himara (boutique) | €150,000-€220,000 | 1-5 minutes walk |
| Small villages | €60,000-€90,000 | Direct beach access |
These budgets assume properties of 60-80 square meters in decent condition with basic amenities. Premium seafront units with modern finishes and amenities may exceed these ranges by 20-40%.
How quickly are prices rising in the main coastal areas, and is it better to buy now or wait?
Albanian coastal property prices have increased 10-20% annually from 2020-2025, with continued growth expected through 2026.
Saranda and Himara have experienced the strongest price appreciation due to international tourism growth and limited beachfront supply. Vlore and Durrës show more moderate but steady increases of 8-15% annually.
Several factors support continued price growth including EU accession progress, infrastructure improvements, and increasing international recognition of Albania as a tourist destination. The market remains significantly undervalued compared to neighboring Mediterranean countries.
Waiting may result in higher purchase costs, particularly for prime beachfront properties where supply is limited. Current market conditions favor buyers, with more inventory available than in peak tourist destinations while prices remain below regional comparables.
Market analysts expect price appreciation to continue but at slower rates (5-10% annually) as the market matures and reaches closer parity with regional markets.
Are there any restrictions for foreigners buying beachfront property in Albania?
Foreign nationals can freely purchase beachfront apartments and houses in Albania without residency requirements or ownership restrictions.
The only restriction applies to direct purchase of agricultural land, which requires special permits. Beachfront residential properties, including apartments and developed lots, are fully accessible to international buyers from any country.
Property ownership does not automatically grant residency rights or citizenship eligibility. Buyers must follow standard legal procedures including notarized contracts, title searches, and property registry updates.
Foreign buyers should ensure proper legal representation to verify clear title, building permits, and compliance with local zoning regulations. Some properties may have informal additions or modifications that require regularization.
Bank financing is available to foreign buyers, though most international purchasers use cash or financing from their home countries due to higher Albanian interest rates.
It's something we develop in our Albania property pack.
What are the rental income possibilities if you buy a cheap beach apartment and rent it out to tourists in summer?
Summer rental yields for Albanian beach apartments range from 8-12% gross annually, with Saranda and Himara achieving the highest returns.
- Peak season rates (July-August): €70-€150 per night for two-bedroom apartments
- Shoulder season rates (June, September): €50-€100 per night
- Average occupancy rates: 60-80% during summer months
- Annual gross yields: 8-12% in tourist hotspots, 6-9% in secondary locations
- Winter rental potential: Limited, primarily long-term local tenants at €200-€400 monthly
Two-bedroom apartments in Saranda can generate €4,000-€8,000 during the summer season (June-September), while similar properties in Vlore or Durrës typically earn €3,000-€6,000. Properties with sea views, modern amenities, and parking command premium rates.
Operating costs including cleaning, maintenance, utilities, and platform commissions typically consume 20-30% of gross rental income. Professional property management services charge 10-15% of rental income but can optimize occupancy and rates.
The short rental season concentrates income into 3-4 months, requiring careful financial planning for year-round property carrying costs.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Albania's coastal property market presents exceptional value for both investors and lifestyle buyers seeking Mediterranean beachfront access at affordable prices.
With prices still significantly below regional comparables and continued infrastructure development, the Albanian Riviera offers compelling opportunities for early adopters willing to navigate an emerging market.
Sources
- InvestRopa - Average House Prices in Albania
- Tokton - Beachfront Property Albania 2025
- GlobiHome - Vlora Real Estate Guide
- Indomio - Saranda Property Listings
- Realting - Albania Property Market
- HolProp - Himare Property Sales
- Forbes - Affordable European Towns Under 100k
- InvestRopa - Albania Buy Property Guide