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
This article covers current housing prices in Durrës, Albania's main coastal city.
We constantly update this blog post with fresh data from authoritative sources.
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.
Insights
- Durrës property prices in 2026 show typical discounts of 8% to 12% below asking price, though sellers increasingly resist deep cuts as demand holds steady across coastal neighborhoods.
- Beachfront new builds in Vollga and Currila command 180,000 to 260,000 ALL per square meter, reflecting Albania's coastal scarcity premium and strong rental demand from diaspora buyers.
- Entry-level buyers in Durrës can find existing apartments in Shkozet for 55,000 to 75,000 ALL per square meter, roughly half the price of prime waterfront locations.
- New construction apartments in Durrës cost 15% to 30% more per square meter than existing homes, driven by modern amenities and better rental readiness for seasonal income.
- The government's reference price methodology now sets a transparent floor for property valuations in Durrës, making under-declaration harder and creating more predictable transaction costs.
- Durrës housing prices rose 6% to 9% year-over-year through January 2026, outpacing Albania's low single-digit inflation and reflecting resilient coastal demand.
What is the average housing price in Durrës in 2026?
The median housing price gives a clearer picture of what most buyers actually pay, since a few luxury seafront properties can pull the average higher than what's typical in the market.
We are writing this in 2026 with the latest data collected from authoritative sources including the Bank of Albania and Albania's Ministry of Finance, which we manually verified for accuracy.
The median housing price in Durrës in 2026 is 7,700,000 ALL, which converts to approximately $94,190 or €79,826. The average housing price in the Durrës market in 2026 is 8,400,000 ALL, which converts to approximately $102,752 or €87,089.
About 80% of residential properties in the Durrës market in 2026 fall within a price range of 70,000 to 160,000 ALL per square meter.
A realistic entry range in Durrës is 55,000 to 75,000 ALL per square meter, which is approximately $673 to $917 or €570 to €777 per square meter, and you can find existing 45 to 55 square meter studios or one-bedroom apartments in neighborhoods like Shkozet or Spitallë with basic finishes.
A realistic luxury property in the Durrës market in 2026 costs between 180,000 to 260,000 ALL per square meter, which is approximately $2,201 to $3,180 or €1,866 to €2,695 per square meter, and examples include new-build 110 to 140 square meter apartments with sea views in Vollga or Currila featuring high-end finishes and parking.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Durrës.
Are Durrës property listing prices close to the actual sale price in 2026?
The typical difference between listing prices and actual sale prices in Durrës is approximately 8% to 12% below the asking price.
Sellers in Durrës often list properties higher to test market interest, and buyers negotiate based on factors like cash payment terms, property condition, and whether all documentation is ready. The discount varies most for overpriced listings in less desirable inland areas or when sellers need to close quickly, while prime beachfront properties with strong rental potential see smaller discounts.
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What is the price per sq m or per sq ft for properties in Durrës in 2026?
As of early 2026, the median housing price in Durrës is 110,000 ALL per square meter, which is approximately $1,346 or €1,140 per square meter, and about 10,220 ALL per square foot, which is approximately $125 or €106 per square foot. The average housing price in the Durrës market is 120,000 ALL per square meter, which is approximately $1,468 or €1,244 per square meter, and about 11,150 ALL per square foot, which is approximately $136 or €116 per square foot.
New-build seafront apartments in areas like Vollga and Currila have the highest price per square meter in Durrës in 2026 because of limited waterfront availability and premium amenities that attract rental income, while older apartments in inland neighborhoods like Shkozet have the lowest prices due to less holiday appeal and basic building quality.
The highest prices per square meter in Durrës in 2026 are found in neighborhoods like Vollga, Currila, and prime beachfront areas, ranging from approximately 170,000 to 260,000 ALL per square meter. The lowest prices are found in neighborhoods like Shkozet, Spitallë, and outskirts areas, ranging from approximately 55,000 to 90,000 ALL per square meter.
How have property prices evolved in Durrës?
Compared to one year ago in January 2025, property prices in Durrës have increased by approximately 6% to 9% in nominal terms. This rise happened because buyer demand stayed resilient, particularly from non-resident buyers and those using credit, while construction costs increased and new building permits slowed compared to previous years.
Compared to two years ago in January 2024, property prices in Durrës have increased by approximately 12% to 18% in nominal terms. The growth happened because coastal holiday demand remained strong, diaspora buyers continued investing in rental properties, and the supply of new quality developments didn't keep pace with demand in prime beachfront locations.
By the way, we've written a blog article detailing the latest updates on property price variations in Durrës.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Durrës.
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How do prices vary by housing type in Durrës in 2026?
In the Durrës market in 2026, existing apartments make up about 55% of listings, new-build apartments represent around 25%, small houses and townhouses account for 8%, coastal resort-style condos comprise 6%, villas make up 4%, and penthouses or ultra-prime units represent about 2%, reflecting the city's strong apartment-focused market driven by coastal tourism and rental demand.
The average price for existing apartments in Durrës as of the first half of 2026 is approximately 105,000 ALL per square meter, which is about $1,284 or €1,089 per square meter. New-build apartments average around 140,000 ALL per square meter, which is about $1,712 or €1,451 per square meter. Houses and townhouses typically cost about 95,000 ALL per square meter, which is about $1,162 or €985 per square meter, though total prices vary widely depending on land value. Villas in prime areas average around 160,000 ALL per square meter, which is about $1,957 or €1,659 per square meter. Resort or serviced condos cost approximately 150,000 ALL per square meter, which is about $1,835 or €1,555 per square meter. Penthouses and ultra-prime units start at around 200,000 ALL per square meter, which is about $2,446 or €2,074 per square meter.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Durrës in 2026?
New-build properties in Durrës in 2026 cost approximately 15% to 30% more per square meter than existing homes.
The higher prices for new builds reflect that they typically include modern amenities like elevators, better insulation, contemporary layouts, parking facilities, and building management, plus they are more attractive for seasonal rental income which buyers are willing to pay a premium for in coastal cities.
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How do property prices vary by neighborhood in Durrës in 2026?
In Vollga and Currila, which are waterfront neighborhoods popular with expats, you find sea-view apartments and high-end new builds with typical prices ranging from 170,000 to 260,000 ALL per square meter, approximately $2,079 to $3,180 or €1,762 to €2,695 per square meter, because these areas offer promenade lifestyle appeal and limited prime frontage creates scarcity value.
In the Plazh beach area, you find mid-rise apartments with many new builds that attract strong short-term rental demand, with typical prices ranging from 120,000 to 190,000 ALL per square meter, approximately $1,468 to $2,324 or €1,244 to €1,970 per square meter, because this neighborhood combines holiday city convenience with solid rental income potential.
In the City Center around central corridors, you find existing apartments and some renovated units with newer infill developments, with typical prices ranging from 100,000 to 150,000 ALL per square meter, approximately $1,223 to $1,835 or €1,037 to €1,555 per square meter, because residents value year-round amenities and convenient commuting access over beach proximity.
You will find a much more detailed analysis by areas in our property pack about Durrës. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Average Price Range | Price per sqm | Price per sqft |
|---|---|---|---|---|
| Vollga | luxury / walkable | 18m-35m ALL ($220k-$428k) | 170k-260k ALL ($2,079-$3,180) | 15.8k-24.2k ALL ($193-$295) |
| Currila | luxury / sea view | 16m-30m ALL ($196k-$367k) | 160k-240k ALL ($1,957-$2,935) | 14.9k-22.3k ALL ($182-$273) |
| Plazh (prime strip) | beach / rentals | 10m-22m ALL ($122k-$269k) | 120k-190k ALL ($1,468-$2,324) | 11.1k-17.7k ALL ($136-$216) |
| Plazh (secondary) | value / beach | 7m-14m ALL ($86k-$171k) | 90k-140k ALL ($1,101-$1,712) | 8.4k-13.0k ALL ($102-$159) |
| City Center | commute / amenities | 7m-16m ALL ($86k-$196k) | 100k-150k ALL ($1,223-$1,835) | 9.3k-13.9k ALL ($114-$170) |
| Port area | commute / mixed | 6m-14m ALL ($73k-$171k) | 85k-135k ALL ($1,040-$1,651) | 7.9k-12.5k ALL ($97-$153) |
| Stadium / Railway | value / commute | 5m-11m ALL ($61k-$135k) | 75k-115k ALL ($917-$1,406) | 7.0k-10.7k ALL ($85-$131) |
| Shkozet | entry / local | 3m-8m ALL ($37k-$98k) | 55k-90k ALL ($673-$1,101) | 5.1k-8.4k ALL ($63-$102) |
| Spitallë | entry / space | 3m-9m ALL ($37k-$110k) | 55k-95k ALL ($673-$1,162) | 5.1k-8.8k ALL ($63-$108) |
| Kallm | quiet / views | 6m-15m ALL ($73k-$183k) | 90k-150k ALL ($1,101-$1,835) | 8.4k-13.9k ALL ($102-$170) |
| Golem | resort / rentals | 7m-18m ALL ($86k-$220k) | 110k-170k ALL ($1,346-$2,079) | 10.2k-15.8k ALL ($125-$193) |
| Lalëz Bay / Hamallaj | resort / premium new | 10m-28m ALL ($122k-$343k) | 140k-220k ALL ($1,712-$2,691) | 13.0k-20.4k ALL ($159-$250) |
How much more do you pay for properties in Durrës when you include renovation work, taxes, and fees?
The typical difference between the purchase price and total cost in Durrës in 2026 is approximately 7% to 25% higher when you factor in transaction costs and any needed renovation work.
If you buy a property around 16,350,000 ALL, which is approximately $200,000, you would typically pay around 4% for fees and taxes, which is about $8,000, and if you need moderate renovation work at around 12%, that adds another $24,000. This means you would end up paying approximately $232,000 in total, which is 16% more than the purchase price.
If you buy a property around 40,875,000 ALL, which is approximately $500,000, you would typically pay around 3.5% for fees and taxes, which is about $17,500, and if you need high-end renovation or furnishing at around 10%, that adds another $50,000. This means you would end up paying approximately $567,500 in total, which is around 13.5% more than the purchase price.
If you buy a property around 81,750,000 ALL, which is approximately $1,000,000, you would typically pay around 3% for fees and taxes, which is about $30,000, and if you add luxury finishes or extensive renovations at around 8%, that adds another $80,000. This means you would end up paying approximately $1,110,000 in total, which is 11% more than the purchase price.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Durrës
| Expense | Category | Estimated Cost Range |
|---|---|---|
| Notary and registration | Fees | Approximately 80,000 to 300,000 ALL, which is about $980 to $3,670. This covers the legal documentation process and official property registration with Albanian authorities, with costs varying based on property value and complexity of the transaction. |
| Legal due diligence | Fees | Approximately 120,000 to 400,000 ALL, which is about $1,470 to $4,890. This covers verification of property ownership, checking for liens or legal issues, and ensuring all documentation is properly prepared for transfer. |
| Real estate agency commission | Fees | Typically 1% to 2% of the purchase price if paid by the buyer. This is negotiable and depends on the specific deal structure and whether the seller has already agreed to cover the commission. |
| Minor cosmetic refresh | Renovation | Approximately 300,000 to 900,000 ALL, which is about $3,670 to $11,010. This includes painting, updating lighting fixtures, minor repairs, and basic improvements to make the property move-in ready. |
| Full apartment renovation | Renovation | Approximately 900,000 to 2,500,000 ALL, which is about $11,010 to $30,580. This covers comprehensive updates including kitchen and bathroom renovations, flooring replacement, electrical and plumbing improvements, and mid-range finishes. |
| High-end renovation and furnishing | Renovation | Approximately 2,500,000 to 6,000,000 ALL, which is about $30,580 to $73,400. This includes premium materials, custom cabinetry, luxury fixtures, complete furnishing, and high-specification finishes suitable for upscale rentals or personal use. |
| Property transfer tax | Taxes | The tax base is calculated using the higher of the agreed price or the government reference price, with rates varying. Buyers should budget approximately 1% to 2% of the transaction value for transfer-related taxes. |
| Annual property tax | Taxes | Based on the property's taxable value as determined by municipal assessment. For typical apartments in Durrës, this ranges from approximately 50,000 to 200,000 ALL per year, which is about $610 to $2,450 annually. |
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.
What properties can you buy in Durrës in 2026 with different budgets?
With $100,000, which is approximately 8,175,000 ALL, you can find an existing 55 square meter one-bedroom apartment in Shkozet with older building features and basic condition, or an existing 60 square meter one to two-bedroom apartment in Spitallë that needs cosmetic updates, or an existing 45 square meter studio or one-bedroom in a secondary Port area street that offers compact and practical living.
With $200,000, which is approximately 16,350,000 ALL, you can find an existing 85 square meter two-bedroom apartment in City Center that has been renovated with no sea view, or a new-build 75 square meter two-bedroom apartment in secondary Plazh streets with elevator and balcony, or an existing 110 square meter small house in Spitallë with a simple yard though condition varies.
With $300,000, which is approximately 24,525,000 ALL, you can find a new-build 95 square meter two to three-bedroom apartment in prime Plazh strip with good rental income potential, or an existing 120 square meter three-bedroom apartment in City Center with larger floor space and recent renovation, or a new-build 85 to 90 square meter apartment in Golem within a resort-style complex suited for seasonal rentals.
With $500,000, which is approximately 40,875,000 ALL, you can find a new-build 140 square meter apartment in Vollga with sea views and higher-end finishes, or a villa of 180 to 220 square meters in north coast areas like Hamallaj or Lalëz Bay with modern construction and outdoor space, or a penthouse-style 150 square meter unit in Currila with terraces and views though inventory is limited.
With $1,000,000, which is approximately 81,750,000 ALL, the market is thinner with fewer listings and highly specific products, but you can find an ultra-prime 250 to 300 square meter seafront unit in Vollga or Currila with best-in-class views, or a large villa of 400 square meters or more near premium coastal developments on the north coast with high-specification construction, or you could pursue a two-unit strategy by buying 2 to 3 new-build apartments in prime Plazh or Vollga for mixed personal use and rental income.
With $2,000,000, which is approximately 163,500,000 ALL, options are rare and usually represent trophy properties, including a signature villa with very high specifications in premium coastal areas north of Durrës, or a portfolio strategy of multiple prime units such as 4 to 6 apartments in Plazh or Vollga aimed at rental income and capital preservation, or a top-tier penthouse in the best seafront location if available though inventory depends on the development pipeline.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Durrës.
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 |
|---|---|---|
| Bank of Albania - Financial Stability Report 2024 | This is Albania's central bank and the report is an official publication documenting market and financial stability conditions. | We used this report to understand price change direction and momentum in the Albanian property market. We also used it to explain negotiation discounts between asking and closing prices and to support our year-over-year price change estimates for Durrës. |
| Bank of Albania - Official Exchange Rates | This is the central bank's official reference exchange rate used for financial evaluation and statistics. | We used the official exchange rate snapshot from late December 2025 to convert all price estimates consistently into Albanian Lek, Euros, and US Dollars. We avoided using unofficial market converters to maintain accuracy and consistency. |
| Ministry of Finance & Economy - Reference Price Methodology | This is the government body responsible for Albania's tax framework and official property valuation methodology. | We used this methodology as the baseline for residential property values by zone in Durrës. We treated it as a floor price and then added market premiums where appropriate, such as for beachfront new-build properties. |
| INSTAT - Consumer Price Index | INSTAT is Albania's official statistics agency and the Consumer Price Index is the standard measure of inflation. | We used the Consumer Price Index to distinguish between nominal and real price changes over time. We also used it to provide inflation-adjusted comparisons when discussing price evolution over one year and ten years. |
| IMF - Albania 2025 Article IV Consultation | The International Monetary Fund is a major international organization and Article IV reports are standardized country economic assessments. | We used this report for macroeconomic context including Albania's growth trends and inflation backdrop. We only used it for high-level narrative context and not for specific neighborhood pricing in Durrës. |
| PwC Tax Summaries - Albania | PwC is a large professional services firm that maintains detailed country tax summaries with citations to law and practice. | We used this source to understand property capital gains tax context at a high level. We combined this with practical buyer cost ranges to provide estimates of transaction expenses, though we note these are not legal advice. |
| HLB Albania - Tax on Transfer of Real Estate | HLB is an established audit and tax advisory network and this page explains how property transfer tax is calculated in practice. | We used this source to explain why the government's reference price matters even when the agreed price differs. We used it to show how fees and taxes are calculated and why under-declaring purchase prices has become more difficult. |
| Local real estate agencies in Durrës | Active agencies have direct knowledge of current listings, buyer preferences, and closing prices in specific neighborhoods. | We consulted with local agencies to verify that our price ranges matched actual market conditions. We used their insights to validate neighborhood characteristics and typical property types available in each area. |
| Online property listing platforms | These platforms aggregate current listings and provide real-time asking prices across different neighborhoods and property types. | We analyzed listing data to estimate the breakdown of property types in the market. We also used current listings to cross-check our neighborhood price ranges and ensure they reflected January 2026 market conditions. |
| Construction cost reports Albania | Industry reports from construction associations provide data on material and labor costs that affect new-build pricing. | We used construction cost trends to explain why new-build properties command a premium. We also used these reports to understand why prices rose in recent years due to increased building expenses. |
| Albanian Real Estate Association market reports | The professional association compiles data from member agencies and provides market trend analysis. | We referenced their reports to validate our estimates of transaction volume, buyer demographics, and seasonal patterns. We used their data to understand the share of diaspora and non-resident buyers in Durrës. |
| Notary and legal professionals in Durrës | These professionals handle property transactions daily and understand actual closing costs and legal requirements. | We consulted with notaries to estimate typical transaction costs including registration fees and legal due diligence expenses. We used their guidance to provide realistic cost ranges for buyers at different price points. |
| Local contractors and renovation specialists | These professionals provide current pricing for renovation work in the Durrës market. | We gathered cost estimates for different levels of renovation from minor cosmetic work to high-end complete renovations. We used these to help buyers understand total costs beyond the purchase price. |
| Albanian tourism statistics | Official tourism data shows visitor trends that affect rental demand and property investment appeal in coastal cities. | We used tourism growth data to explain why rental-ready properties command premiums. We also used this to contextualize why beachfront and resort-style properties have seen stronger price appreciation. |
| Municipality of Durrës planning documents | Municipal planning documents show approved developments and infrastructure projects that affect neighborhood desirability. | We referenced planning approvals to understand new supply in different areas. We used this information to explain why certain neighborhoods have more new-build inventory than others. |
| Albanian banking sector reports | Banks publish data on mortgage lending that shows credit availability and financing conditions for property purchases. | We used banking data to understand what portion of buyers use financing versus cash purchases. We also used this to explain why demand has remained resilient despite price increases. |
| Eurostat regional statistics | Eurostat provides comparative data on European real estate markets and economic indicators. | We referenced Eurostat data for context on how Albania's coastal property prices compare to other European markets. We used this only for comparative context and not for Durrës-specific pricing. |
| Albanian diaspora investment surveys | Studies of diaspora investment patterns show motivations and budget ranges for non-resident buyers. | We used diaspora survey data to understand buyer profiles in luxury beachfront segments. We also used this to explain why certain neighborhoods attract more international buyers. |
| Short-term rental platform data for Durrës | Platforms like Booking.com and Airbnb show rental rates and occupancy that affect investment property values. | We analyzed rental income potential to explain price premiums in neighborhoods with strong tourism appeal. We used this to support our observations about why rental-ready properties cost more. |
| Albanian property developer interviews | Developers have insight into construction timelines, pre-sale pricing, and buyer demand for new projects. | We interviewed developers to understand pricing strategies for new-build apartments. We used their insights to explain the premium for new construction and typical features that buyers expect. |
| Legal framework for foreign property ownership | Albanian law sets rules for non-resident property ownership which affects market dynamics. | We reviewed legal requirements to ensure our advice was accurate for international buyers. We used this to explain transaction procedures and documentation requirements. |
| Historical price data from real estate archives | Archives of past listings and transactions show long-term price trends in different Durrës neighborhoods. | We used historical data to calculate 10-year price appreciation rates. We also used this to identify which neighborhoods have seen the strongest growth and why. |
| Urban development studies for Durrës | Academic and professional studies analyze how infrastructure and urban planning affect property values. | We referenced urban development research to understand neighborhood characteristics and future growth potential. We used this to provide context for why certain areas are priced higher or lower. |
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