Authored by the expert who managed and guided the team behind the Albania Property Pack
Yes, the analysis of Durrës' property market is included in our pack
Durrës is Albania's second-largest city and sits right on the Adriatic coast, just 30 minutes from Tirana and the international airport.
This coastal city offers expats a Mediterranean lifestyle at a fraction of what you would pay in Croatia, Greece, or Montenegro, with beaches, cafés, and a relaxed pace of life.
We constantly update this blog post as regulations, prices, and conditions change in Durrës and Albania.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Durrës.
Is Durrës a good place to live in 2026?
Is quality of life getting better or worse in Durrës in 2026?
As of early 2026, the quality of life in Durrës is generally improving, driven by rising wages and moderate inflation that has kept everyday costs from spiraling out of control.
The most notable improvement over the past two to three years has been infrastructure development in Durrës, including better roads, the ongoing Porto Romano port expansion, and upgraded waterfront promenades in areas like Vollga and Currila.
However, the persistent challenge in Durrës remains housing affordability, as property prices have roughly doubled since 2019 and rental costs spike sharply during the summer tourist season, putting pressure on residents who want to live near the coast.
Are hospitals good in Durrës in 2026?
As of early 2026, hospitals in Durrës provide adequate care for emergencies and standard treatments, but most expats consider the facilities a step below Western European or North American standards, especially for complex procedures or English-speaking specialists.
For local emergencies and basic care, expats typically use Spitali Rajonal Durrës (the public regional hospital), while for specialists, diagnostics, and elective procedures, many travel to American Hospital Tirana or Hygeia Hospital Albania in the capital.
A standard private doctor consultation in Durrës or Tirana typically costs between 3,000 and 8,000 ALL (roughly 30 to 80 USD or 28 to 75 EUR), depending on the specialist and facility.
Private health insurance is strongly recommended for expats in Durrës, both because it is commonly required for long-stay visa applications and because it ensures faster access to private care without paying high out-of-pocket costs.
Are there any good international schools in Durrës in 2026?
As of early 2026, there are no major international schools directly in Durrës, but several reputable options exist in nearby Tirana, which is only a 30 to 40 minute drive away.
The most popular international schools among expat families near Durrës include Tirana International School (TIS), which follows an American curriculum, and Albanian International School (AIS), which offers an international-style education with English instruction.
Annual tuition fees at these international schools in Tirana typically range from 6,000 to 15,000 EUR (roughly 6,500 to 16,000 USD or 650,000 to 1,600,000 ALL), depending on the grade level, enrollment fees, and additional costs like transport and meals.
Waitlists at the most popular international schools in Tirana can be long, especially for entry grades, so expat families should contact admissions early in the calendar year for an August or September start, and public schools are generally not a practical option for expat children unless they are fluent in Albanian.
Is Durrës a dangerous place in 2026?
As of early 2026, Durrës is generally considered a safe city for residents and expats, with crime levels comparable to or lower than many Western European cities, though normal urban precautions apply.
The most common safety concerns for expats in Durrës are petty theft in crowded tourist areas during summer, aggressive driving and road safety issues, and occasional scams targeting foreigners in busy commercial zones.
The safest neighborhoods for expats to live in Durrës include Vollga (the seafront promenade area), Currila (a quieter cove area with restaurants), and Taulantia (central and convenient), all of which are well-lit and have an active local population year-round.
Women can generally live alone safely in Durrës, with the common precautions being to avoid poorly lit beach stretches late at night during the off-season, use reputable taxis or ride apps, and be extra cautious when driving, which is often cited as a bigger daily risk than street crime.
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How much does everyday life cost in Durrës in 2026?
What monthly budget do I need to live well in Durrës in 2026?
As of early 2026, a single person can live comfortably in Durrës on a monthly budget of around 120,000 to 160,000 ALL (roughly 1,200 to 1,600 USD or 1,100 to 1,500 EUR), which covers a decent one-bedroom apartment, utilities, eating out weekly, and some savings.
For a modest but decent lifestyle in Durrës, a single person should budget at least 100,000 to 120,000 ALL per month (around 1,000 to 1,200 USD or 900 to 1,100 EUR), which allows for a simpler apartment, home cooking, and basic expenses without many extras.
For a more comfortable or upscale lifestyle in Durrës, expect to spend 160,000 to 200,000 ALL per month as a single person (roughly 1,600 to 2,000 USD or 1,500 to 1,900 EUR), which affords a nicer apartment in Vollga or Currila, frequent dining out, and weekend trips.
In Durrës, the biggest expense is housing, which can take 40 to 50 percent of your monthly budget, and this cost varies dramatically depending on whether you want a seafront location and whether you rent during the summer tourist season when prices spike significantly.
What is the average income tax rate in Durrës in 2026?
As of early 2026, a typical middle-income earner in Durrës would pay an effective income tax rate of around 13 to 15 percent on employment income, after accounting for the progressive tax brackets and mandatory social and health contributions.
Albania's income tax brackets for employment income range from 0 percent on annual income below 14 million ALL (roughly 140,000 USD) to 13 percent on income between 14 and 15 million ALL, and 23 percent on amounts exceeding 15 million ALL, which means most expats fall into the lower brackets unless they have very high salaries.
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 foreigners actually live in Durrës in 2026?
Where do most expats come from in Durrës in 2026?
As of early 2026, the largest groups of expats in Durrës and Albania generally come from Italy, Turkey, Kosovo, North Macedonia, and increasingly from the United States, with growing numbers of digital nomads and remote workers from Western Europe.
According to INSTAT's latest figures, there are tens of thousands of foreigners with residence permits in Albania, and this number has been increasing year over year, though Durrës specifically does not have separately published statistics.
The main reason expats from these countries are drawn to Durrës is the combination of affordable Mediterranean living, proximity to Italy by ferry, easy access to Tirana, and the fact that many Albanians speak Italian or English, making daily life easier for newcomers.
The expat population in Durrës is a mix of remote workers and digital nomads attracted by the low cost of living, retirees seeking an affordable seaside lifestyle, diaspora-linked buyers with family connections, and some working professionals in tourism, hospitality, and construction.
Where do most expats live in Durrës in 2026?
As of early 2026, the most popular neighborhoods for expats in Durrës include Vollga (the main seafront promenade with cafés and walkability), Currila (a quieter cove area with sea views and restaurants), Plazh i Durrësit (the long beach strip with many apartments), and Golem further south (a resort-style area popular for summer living).
What makes these neighborhoods attractive to expats in Durrës is the combination of sea access, walkability to daily amenities, relatively modern apartment buildings, and a lively atmosphere during the warmer months, plus they offer the best balance between convenience and coastal lifestyle.
Emerging neighborhoods in Durrës that are starting to attract more expats include Shkëmbi i Kavajës (south beach zone with newer developments), and some expats are also looking at areas between Durrës and Tirana for easier commutes while maintaining lower rental costs than the prime seafront zones.
Are expats moving in or leaving Durrës in 2026?
As of early 2026, the trend shows expats are moving into Durrës and Albania overall, with INSTAT reporting an increase in foreigners with residence permits compared to the previous year.
The main factor driving expats to move to Durrës right now is the affordability of Mediterranean coastal living, with property prices and rents still far below Croatia, Montenegro, or Greece, combined with Albania's welcoming visa policies including a digital nomad visa option.
The main factor causing some expats to leave Durrës recently is the rapid increase in property prices and summer rental costs, which has made some of the most desirable seafront areas less accessible, along with ongoing concerns about driving safety and infrastructure in certain parts of the city.
Compared to similar destinations in the Western Balkans region, Durrës is seeing stronger expat inflows than most Albanian cities except Tirana, and the growth is comparable to or slightly behind hotspots like Sarandë on the Albanian Riviera, which attracts more retirees and luxury buyers.
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What paperwork do I need to move to Durrës in 2026?
What visa options are popular in Durrës in 2026?
As of early 2026, the three most popular visa types for expats moving to Durrës are the Type C short-stay visa (up to 90 days in a 180-day period for tourism or short visits), the Type D long-stay visa (for employment, retirement, or family reasons), and the Unique Permit for digital mobile workers (Albania's version of a digital nomad visa).
The main eligibility requirements for the Type D long-stay visa include proof of your reason for staying (such as an employment contract, retirement income, or family ties), valid health insurance covering at least 30,000 EUR, proof of accommodation in Albania, and a clean criminal record from the past five years.
Albania does offer a digital nomad visa called the Unique Permit for Digital Mobile Workers, which allows remote workers employed by foreign companies to live in Albania for up to one year, renewable for up to five years, with requirements including proof of remote employment, a local bank account, and health insurance.
The typical validity period for the Type D visa and Unique Permit is one year, and renewal requires submitting updated documentation proving you still meet the eligibility criteria, with the entire process handled through Albania's online e-visa portal.
How long does it take to get residency in Durrës in 2026?
As of early 2026, the typical processing time to obtain a residence permit in Albania is several weeks to a few months, with the official maximum stated as 12 weeks from application submission, though actual times vary based on permit type and document completeness.
Common factors that can delay the residency application in Durrës include incomplete or improperly legalized documents, missing apostilles on foreign paperwork, delays in scheduling appointments, and additional reviews required for certain permit categories like employment-based applications.
To become eligible for permanent residency in Albania, an expat must typically live in the country legally for five consecutive years on a valid residence permit, and citizenship eligibility generally requires at least five years of permanent residency plus language and integration requirements.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Albania. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
How hard is it to find a job in Durrës in 2026?
Which industries are hiring the most in Durrës in 2026?
As of early 2026, the top three industries hiring the most in Durrës are tourism and hospitality (hotels, restaurants, tour operators), construction and real estate development (driven by the ongoing building boom and Porto Romano port project), and port logistics and services (connected to Durrës being Albania's largest seaport).
For expats in Durrës, getting hired without speaking Albanian is realistic mainly in tourism-facing roles (especially during summer season), international or remote positions where English is the working language, and some IT or business roles with foreign companies, but local corporate jobs and public-facing administration typically require Albanian.
The types of roles most accessible to foreign job seekers in Durrës include seasonal hospitality positions (front desk, tour guiding, restaurant management), English teaching, remote work for international companies while living in Durrës, and specialized technical roles in construction or IT where specific skills outweigh language barriers.
What salary ranges are common for expats in Durrës in 2026?
As of early 2026, the typical salary range for expats working locally in Durrës varies widely, from around 60,000 to 150,000 ALL per month (roughly 600 to 1,500 USD or 560 to 1,400 EUR) for local contracts, while remote workers earning foreign salaries can make significantly more.
For entry-level or mid-level expat positions in Durrës, such as hospitality management or administrative roles, salaries typically range from 50,000 to 100,000 ALL per month (roughly 500 to 1,000 USD or 470 to 930 EUR), which is comparable to local professional wages.
For senior or specialized expat roles in Durrës, particularly in management, IT, or international business, salaries can range from 150,000 to 300,000 ALL per month (roughly 1,500 to 3,000 USD or 1,400 to 2,800 EUR), though these positions are more commonly based in Tirana with Durrës as a commuter residence.
Employers in Durrës do not commonly sponsor work visas unless they truly need a specific skill that is hard to find locally, such as language skills, specialized technical expertise, or international experience, and many prefer to hire candidates who already have the legal right to work in Albania.
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What's daily life really like for expats in Durrës right now?
What do expats love most about living in Durrës right now?
Expats in Durrës consistently praise three things: the stunning Adriatic coastline and beach lifestyle, the incredibly affordable cost of living compared to Western Europe, and the fast access to Tirana for work, healthcare, and city amenities while still living by the sea.
The lifestyle benefit most frequently praised by expats in Durrës is the ability to enjoy Mediterranean living at a fraction of the cost you would pay in Italy, Greece, or Croatia, with beautiful beaches, outdoor cafés, and fresh seafood available every day.
The practical advantage expats appreciate most in Durrës is the convenience of being just 30 to 40 minutes from Tirana and the international airport, which makes it easy to travel, access better healthcare, and maintain professional connections while enjoying a relaxed coastal pace of life.
The social and cultural aspect that makes Durrës particularly enjoyable for expats is the genuine warmth and hospitality of Albanian people, who are often eager to help newcomers, share their traditions, and make visitors feel welcome in their community.
What do expats dislike most about life in Durrës right now?
The top complaints expats have about living in Durrës include the summer overcrowding and noise in beach corridor zones, inconsistent building quality that requires careful inspection before renting or buying, and aggressive driving behavior that makes traffic feel chaotic and sometimes dangerous.
The daily inconvenience that frustrates expats the most in Durrës is the driving and traffic situation, where roads can be congested, road rules are often ignored, and pedestrians need to be very alert, making this the single biggest safety concern for many foreign residents.
The bureaucratic issue that causes the most headaches for expats in Durrës is the sometimes slow and paperwork-heavy process for residency permits, bank account openings, and utility connections, where personal connections often matter more than official procedures and things take longer than expected.
Most expats find these frustrations manageable rather than deal-breakers, especially once they adapt to the local pace, build personal networks, and learn which areas to avoid during peak summer season.
What are the biggest culture shocks in Durrës right now?
The biggest culture shocks expats experience in Durrës include the dramatic transformation between quiet, almost sleepy winter months and the intense, crowded summer season when the city comes alive with tourists, the importance of personal relationships for getting things done, and the relaxed approach to schedules and timekeeping.
The social norm that surprises newcomers the most in Durrës is the central role of coffee culture and socializing, where spending hours at a café is not seen as wasting time but as an essential part of daily life, business networking, and community connection.
The aspect of daily routines in Durrës that takes the longest for expats to adjust to is the afternoon break culture (similar to siesta), where many shops and businesses close in the early afternoon and life resumes in the cooler evening hours, which requires rethinking your daily schedule.
We made this infographic to show you how property prices in Albania compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
Can I buy a home as a foreigner in Durrës in 2026?
Can foreigners legally own property in Durrës in 2026?
As of early 2026, foreigners can legally purchase residential property in Durrës with virtually no restrictions and enjoy the same ownership rights as Albanian citizens, making Albania one of the most accessible real estate markets in Europe for international buyers.
The specific restrictions that apply to foreigners buying property in Durrës are limited: you can freely buy apartments, houses, and commercial properties, but agricultural land over 1,000 square meters requires setting up an Albanian company, and you should always conduct thorough title verification due to historical land disputes.
Foreigners in Durrës can own apartments, houses, villas, and commercial units directly in their own name, but direct ownership of large agricultural plots is restricted, which can be addressed by forming a local company for around 500 to 1,000 EUR if needed.
By the way, we've written a blog article detailing the whole property buying process for foreigners in Durrës.
What is the average price per m² in Durrës in 2026?
As of early 2026, the average price per square meter for residential property in Durrës ranges from about 1,100 to 2,000 EUR (roughly 1,200 to 2,150 USD or 115,000 to 210,000 ALL), with prime seafront locations in Vollga or Currila at the higher end and inland or older buildings at the lower end.
Property prices in Durrës have risen significantly over the past two to three years, with some segments seeing prices nearly double since 2019, driven by post-earthquake reconstruction, strong tourism growth, increased foreign investment, and major infrastructure projects like the Porto Romano port development.
Also, you'll find our latest property market analysis about Durrës here.
Do banks give mortgages to foreigners in Durrës in 2026?
As of early 2026, mortgages for foreigners in Durrës and Albania are available but limited, with most foreign buyers completing purchases with cash because Albanian banks have stricter requirements and higher interest rates for non-residents compared to local citizens.
The banks in Albania known to offer mortgages to some foreigners include Intesa Sanpaolo Bank Albania, Banka Kombëtare Tregtare (BKT), and OTP Bank Albania, all of which have English-language support and some experience with international clients.
Typical mortgage conditions for foreigners in Durrës include a down payment of 30 to 40 percent (loan-to-value of 60 to 70 percent), interest rates between 4.5 and 7.5 percent annually for EUR-denominated loans, and maximum loan terms of 15 to 25 years depending on the bank and applicant profile.
To qualify for a mortgage as a foreigner in Durrës, you typically need proof of stable income (preferably from Albanian sources or with strong documentation of foreign income), an Albanian bank account, property valuation by a bank-approved assessor, and sometimes a local guarantor or co-signer.
You can also read our latest update about mortgage and interest rates in Albania.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Durrës, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| INSTAT Consumer Price Index | Albania's official statistics agency for inflation and prices. | We used it to track cost-of-living changes in Durrës. We cross-checked it against wage data to assess purchasing power trends. |
| INSTAT Wage Statistics | Official publication for salary levels and wage growth in Albania. | We used it as the baseline for local salary expectations. We translated gross wages to net using tax and contribution data. |
| INSTAT Foreigners in Albania | Official data on residence permits and foreign residents. | We used it to quantify expat population size and growth trends. We grounded our "are expats increasing" analysis with this data. |
| Bank of Albania Real Estate Survey | Central bank's official housing market survey and price index. | We used it to anchor property price trends in Durrës. We avoided relying only on listing sites by using official index data. |
| UK FCDO Travel Advice | Official government advisory with regularly updated risk information. | We used it to identify practical safety concerns affecting expats. We translated their guidance into actionable neighborhood advice. |
| U.S. State Department Albania Advisory | Official risk advisory with detailed security information. | We used it to cross-check safety patterns and common incident types. We combined it with INSTAT crime data for a balanced view. |
| PwC Tax Summaries Albania | Big-4 firm reference for tax brackets, regularly maintained. | We used it to summarize income tax rates for expats clearly. We applied these brackets when calculating net salary comfort levels. |
| Albanian Ministry of Foreign Affairs Visa Portal | Official government source for visa categories and requirements. | We used it to outline visa options and document requirements. We avoided unofficial blogs for immigration information. |
| Colliers Albania Market Overview | Major international consultancy with transparent market reporting. | We used it for professional context on real estate demand drivers. We relied on it for market narrative rather than specific prices. |
| Numbeo Durrës Cost of Living | Crowdsourced database widely used for cost comparisons. | We used it as a sanity check for budget estimates. We combined it with official data to avoid over-relying on user submissions. |
We have made this infographic to give you a quick and clear snapshot of the property market in Albania. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
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