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
If you are looking to buy a house in Durrës, you are probably wondering how much you should expect to pay in early 2026.
This guide breaks down house prices in Durrës by neighborhood, bedroom count, and property type, so you can plan your budget with confidence.
We constantly update this blog post with the latest data from local brokers, official surveys, and our own market analyses.
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.
How much do houses cost in Durrës as of 2026?
What's the median and average house price in Durrës as of 2026?
As of early 2026, the estimated median house price in Durrës is around €320,000 (roughly 32 million ALL or $345,000), while the average house price sits higher at approximately €450,000 (45 million ALL or $485,000).
The typical price range that covers roughly 80% of house sales in Durrës falls between €180,000 and €700,000 (18 to 70 million ALL, or $195,000 to $755,000), which means most buyers will find something within this window.
The gap between the median and average tells you something important about Durrës: a handful of expensive resort villas and large coastal properties in places like Gjiri i Lalëzit and Golem pull the average up, even though most regular buyers are looking at more modest prices.
At the median price of €320,000, a buyer in Durrës can realistically expect a well-maintained 3-bedroom villa with a small garden, typically located in areas like Shkozet or Spitallë rather than the premium beachfront strips.
What's the cheapest livable house budget in Durrës as of 2026?
As of early 2026, the minimum budget for a livable house in Durrës is around €120,000 to €160,000 (12 to 16 million ALL, or $130,000 to $173,000), with €160,000 being the more realistic floor you will find in professional brokerage listings.
At this entry-level price point in Durrës, "livable" typically means an older but structurally sound house with basic amenities, modest interior finishes, and possibly some cosmetic updates needed, but nothing requiring a full renovation.
These cheapest livable houses in Durrës are usually found in year-round residential neighborhoods like Shkozet, Spitallë, Sukth, and Rrashbull, where the tourism premium is weaker and you are buying for practical living rather than beach lifestyle.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Durrës here.
How much do 2 and 3-bedroom houses cost in Durrës as of 2026?
As of early 2026, 2-bedroom houses in Durrës typically cost between €150,000 and €250,000 (15 to 25 million ALL, or $162,000 to $270,000), while 3-bedroom houses generally range from €180,000 to €320,000 (18 to 32 million ALL, or $195,000 to $345,000).
For a 2-bedroom house in Durrës, the realistic price range is €150,000 to €250,000, with a solid example being a 2-bed villa listed at €160,000 through Century 21 Albania in the local market.
For a 3-bedroom house in Durrës, you can expect to pay between €180,000 and €320,000, with price driven mainly by plot size, property condition, and distance from the most resort-heavy coastal strips.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Durrës is around €30,000 to €70,000, or roughly 20% to 30% more, depending on the neighborhood and property condition.
How much do 4-bedroom houses cost in Durrës as of 2026?
As of early 2026, a 4-bedroom house in Durrës typically costs between €250,000 and €450,000 (25 to 45 million ALL, or $270,000 to $485,000), with examples on MerrJep showing asking prices around €250,000 in Shkozet and €420,000 in more central areas like Pranvera.
For a 5-bedroom house in Durrës, the realistic price range is €350,000 to €650,000 (35 to 65 million ALL, or $378,000 to $700,000), as larger homes often come with bigger plots or premium locations.
For a 6-bedroom house in Durrës, expect to pay between €450,000 and €900,000 or more (45 to 90+ million ALL, or $485,000 to $970,000+), since these properties often function as multi-family homes or guesthouses with substantial land.
Please note that we give much more detailed data in our pack about the property market in Durrës.
How much do new-build houses cost in Durrës as of 2026?
As of early 2026, new-build houses and villas in Durrës typically cost between €280,000 and €600,000 or more (28 to 60+ million ALL, or $302,000 to $650,000+), especially in managed coastal complexes around Lalzi Bay and the Golem resort belt.
New-build houses in Durrës generally carry a price premium of around 20% to 35% compared to older resale houses, reflecting modern construction standards, energy efficiency, and often shared amenities like security and landscaping in resort-style developments.
How much do houses with land cost in Durrës as of 2026?
As of early 2026, houses with meaningful land in Durrës typically cost between €300,000 and €800,000 (30 to 80 million ALL, or $324,000 to $865,000), with prices exceeding €800,000 when the property is central, near the beach, or has development potential.
In Durrës, a "house with land" typically means a property where the plot is at least 300 to 500 square meters, giving you a real garden or outdoor space beyond just a small yard, such as a listing on Boulevard Durrës showing land of 364 square meters plus a 186-square-meter building priced at €360,000.
Where are houses cheapest and most expensive in Durrës as of 2026?
Which neighborhoods have the lowest house prices in Durrës as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Durrës include Shkozet, Spitallë, Sukth, Rrashbull, and Maminas, all of which are year-round residential areas rather than tourist destinations.
In these cheapest neighborhoods, typical house prices range from €120,000 to €250,000 (12 to 25 million ALL, or $130,000 to $270,000), giving budget-conscious buyers more space for their money.
The main reason these neighborhoods have lower prices is that they lack the "beach lifestyle premium" that drives up costs along the coast, meaning you are paying for practical housing rather than resort amenities or sea views.
Which neighborhoods have the highest house prices in Durrës as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Durrës are Gjiri i Lalëzit (Lalzi Bay), Golem and Mali i Robit, and Shkëmbi i Kavajës, all of which offer beach proximity and resort-style living.
In these premium neighborhoods, typical house prices range from €450,000 to over €2 million (45 to 200+ million ALL, or $485,000 to $2.15+ million), with luxury villas at Lalzi Bay often exceeding €800,000.
These neighborhoods command the highest prices because they combine beachfront access, managed resort complexes with security and amenities, and scarcity of detached villas in prime coastal positions.
The typical buyer in these premium Durrës neighborhoods is often a foreign investor, a diaspora Albanian returning from Western Europe, or a Tirana-based professional looking for a second home with rental income potential.
How much do houses cost near the city center in Durrës as of 2026?
As of early 2026, houses near the city center of Durrës (including areas like Vollga and Currila near the seafront) typically cost between €350,000 and €900,000 or more (35 to 90+ million ALL, or $378,000 to $970,000+), because detached houses are rare in the center and command scarcity pricing.
Houses near major transit corridors in Durrës, such as areas connecting to the port and main routes toward Tirana like Shkozet, typically cost between €220,000 and €450,000 (22 to 45 million ALL, or $238,000 to $485,000).
Houses near top-rated schools in Durrës, such as Gjimnazi "Naim Frashëri" and "Gjergj Kastrioti" school, typically range from €250,000 to €400,000 (25 to 40 million ALL, or $270,000 to $432,000), though the school premium is usually smaller than the beach premium in this market.
Houses in expat-popular areas of Durrës, such as Gjiri i Lalëzit, San Pietro resort complexes, and Golem, typically cost between €400,000 and €800,000 or more (40 to 80+ million ALL, or $432,000 to $865,000+), as these locations are specifically marketed toward international buyers.
We actually have an updated expat guide for Durrës here.
How much do houses cost in the suburbs in Durrës as of 2026?
As of early 2026, houses in the suburbs of Durrës typically cost between €180,000 and €350,000 (18 to 35 million ALL, or $195,000 to $378,000), making them the best value zone for buyers who want space without paying resort premiums.
The typical price difference between suburban houses and city-center houses in Durrës is around 30% to 50% less, meaning you can save €100,000 to €200,000 by choosing a location like Shkozet over a central Vollga address.
The most popular suburbs for house buyers in Durrës include Shkozet for its balance of price and access, Spitallë for more space, and Sukth for buyers who prioritize land size over proximity to the beach.
What areas in Durrës are improving and still affordable as of 2026?
As of early 2026, the top areas in Durrës that are improving and still affordable for house buyers include Shkozet, Spitallë, and Sukth, where infrastructure is getting better but prices have not yet caught up with the coastal resorts.
In these improving yet affordable areas, current typical house prices range from €150,000 to €300,000 (15 to 30 million ALL, or $162,000 to $324,000), offering significant savings compared to beachfront locations.
The main sign of improvement driving buyer interest in these areas is better road connectivity to Tirana and the port, plus increased services like shops and schools, making year-round living more practical without the seasonal tourist crowds.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Durrës.
What extra costs should I budget for a house in Durrës right now?
What are typical buyer closing costs for houses in Durrës right now?
For house buyers in Durrës, the typical total closing costs range from 4% to 7% of the purchase price, so on a €300,000 house you should budget an extra €12,000 to €21,000 (1.2 to 2.1 million ALL, or $13,000 to $23,000).
The main closing cost categories in Durrës include notary fees (around 0.5% to 1%), property registration and cadastre fees, legal due diligence (especially important for foreigners), sworn translation services, and real estate agency fees if you use a broker.
The largest single closing cost for most house buyers in Durrës is usually legal due diligence combined with title verification, which can run €300 to €1,000 or more depending on the complexity of the property's documentation history.
We cover all these costs and what are the strategies to minimize them in our property pack about Durrës.
How much are property taxes on houses in Durrës right now?
The typical annual property tax for an owner-occupied house in Durrës is quite low, usually ranging from €50 to €300 per year (5,000 to 30,000 ALL, or $54 to $324), depending on the property's tax value and municipal assessment.
Property tax in Durrës is calculated based on the property's "tax value" (which is often lower than market value) at a rate of roughly 0.05% per year, with the exact formula set by local municipal authorities under Albania's local tax framework.
If you want to go into more details, we also have a page with all the property taxes and fees in Durrës.
How much is home insurance for a house in Durrës right now?
The typical annual home insurance cost for a house in Durrës ranges from €40 to €250 (4,000 to 25,000 ALL, or $43 to $270), with basic coverage at the lower end and broader policies covering more risks at the higher end.
The main factors affecting home insurance premiums for houses in Durrës include the property's insured value, construction type, proximity to the coast (which affects exposure to salt corrosion and humidity), and the breadth of coverage you choose (fire only versus all-risk policies including earthquakes and natural disasters).
What are typical utility costs for a house in Durrës right now?
The typical total monthly utility cost for a house in Durrës ranges from €70 to €185 (7,000 to 18,500 ALL, or $76 to $200), depending on the house size and your heating and cooling habits.
The breakdown for houses in Durrës is roughly: electricity at €40 to €120 per month (higher in summer with air conditioning or winter with electric heating), water and waste collection at €10 to €30 per month, and internet at €20 to €35 per month for a standard package.
What are common hidden costs when buying a house in Durrës right now?
House buyers in Durrës often overlook hidden costs totaling €1,000 to €6,000 or more (100,000 to 600,000+ ALL, or $1,080 to $6,500+), depending on the property's age, location, and legal complexity.
Typical inspection fees for a house in Durrës range from €150 to €400 (15,000 to 40,000 ALL, or $162 to $432) for a structural or engineering assessment, which is especially important given earthquake risk in the region after the 2019 seismic events.
Other common hidden costs beyond inspections include legal due diligence on title and permits (€300 to €1,000+), utility connection upgrades or repairs for old wiring and plumbing (€500 to €5,000), and ongoing coastal maintenance for properties near the sea where salt air damages windows, metalwork, and AC units faster.
The hidden cost that tends to surprise first-time house buyers in Durrës the most is the legal due diligence expense, especially for older properties where documentation may be incomplete or where informal construction additions need to be regularized before a clean sale can proceed.
You will find here the list of classic mistakes people make when buying a property in Durrës.
What do locals and expats say about the market in Durrës as of 2026?
Do people think houses are overpriced in Durrës as of 2026?
As of early 2026, the general sentiment among locals and expats is that house prices in Durrës feel high, but properties in good locations still sell, especially along the coast where demand from second-home buyers remains strong.
Houses in Durrës typically stay on the market for around 8 to 9 months before selling, according to Bank of Albania survey data for the coastal zone, which is actually faster than many inland areas of Albania.
The main reason locals give for feeling prices are high is that wages in Albania have not kept pace with the surge in property values, while expats and diaspora buyers often view the same prices as reasonable compared to Western European markets.
Compared to one or two years ago, sentiment in Durrës has shifted from "prices are rising fast" to "prices are high but stable," with fewer people expecting the dramatic gains seen in 2023 and 2024 but also few expecting a significant correction.
You'll find our latest property market analysis about Durrës here.
Are prices still rising or cooling in Durrës as of 2026?
As of early 2026, house prices in Durrës are still rising, though the pace has moderated compared to the sharp increases seen in previous years, with the market behaving like a two-speed system between hot coastal pockets and more stable local neighborhoods.
The estimated year-over-year house price change in Durrës is around 5% to 10% for the broader market, though premium coastal areas like Lalzi Bay and Golem may see higher appreciation while inland neighborhoods remain flatter.
Experts and locals expect house prices in Durrës to continue rising modestly over the next 6 to 12 months, supported by continued interest from diaspora buyers and foreign investors, though the market is not expected to repeat the double-digit gains of recent years.
Finally, please note that we have covered property price trends and forecasts for Durrës here.
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 Real Estate Survey | It's Albania's central bank survey tracking housing market conditions. | We used it to anchor market mood, time-to-sell, and price trends for early 2026. We also used its coastal zone definition to ground Durrës-specific dynamics. |
| ERE (Energy Regulatory Entity) | Albania's official energy regulator sets electricity tariffs. | We used it to build realistic electricity cost estimates for houses. We also used it to keep utility assumptions grounded in early 2026 rates. |
| QBZ Official Gazette (Law No. 9632) | It's the official publication platform for Albanian legislation. | We used it to establish the legal framework for property taxes. We then paired it with practical summaries for real-world estimates. |
| PwC Albania Tax Summary | PwC is a major international tax firm with standardized summaries. | We used it to cross-check property tax and transfer fee ranges. We used it as a secondary source to validate other estimates. |
| KPMG Albania Tax Profile | KPMG provides consistent, professional tax rule summaries. | We used it to verify how Albania treats property and transfer taxes. We also used it to avoid relying on informal blog interpretations. |
| Century 21 Albania (Durrës listing) | Century 21 is an established international brokerage with verifiable listings. | We used this €160,000 villa as a concrete anchor for entry-level budgets. We also used it to compute an implied price per square meter for houses. |
| MerrJep.al (Durrës villas) | It's one of Albania's biggest classified marketplaces for properties. | We used it to map asking-price ranges across neighborhoods like Shkozet and Golem. We treated these as asking prices and cross-checked with broker listings. |
| Century 21 Global (Durrës feed) | It aggregates listings from an internationally recognized portal. | We used it to check the top end of the market including luxury properties. We did not use it alone to define "typical" prices due to luxury skew. |
| Euronews Albania (Insurance article) | Mainstream outlet reporting explicit premium numbers and formulas. | We used it to anchor realistic annual insurance premium ranges in Albanian lek. We converted these to euros for international readers. |
| SIGAL Insurance (Home insurance page) | SIGAL is a major Albanian insurer with detailed product information. | We used it to describe what home insurance typically covers in Albania. We translated coverage into a simple checklist for foreign buyers. |
| Bank of Albania Financial Stability Report | It's the central bank's flagship report on financial and housing risks. | We used it to confirm that real estate survey data feeds into stability assessments. We used it for broader market context, not Durrës-specific prices. |
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