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 has become one of Albania's hottest coastal property markets, and if you're thinking about buying, renting, or investing here, you need to understand what's really happening with prices.
In this article, we break down the current housing prices in Durrës, explain how much they've changed recently, and share our forecasts for 2026 and beyond.
We constantly update this blog post to reflect the latest data and trends in the Durrës real estate market.
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
- Property prices in Durrës rose by roughly 18% over the past year, making it one of Albania's fastest-appreciating coastal markets in 2025.
- The average price per square meter in Durrës sits around 1,450 euros as of the first half of 2026, but beachfront units can exceed 2,500 euros per square meter.
- Currila and Vollga neighborhoods consistently outperform the city average because their sea views and limited inventory create real scarcity.
- Albania's central bank cut the policy rate to 2.50% in 2025, keeping mortgage conditions relatively favorable for buyers in Durrës.
- Railway upgrades financed by the EBRD and EIB are improving Durrës-Tirana connectivity, which supports long-term property values near the corridor.
- New-build apartments near the beach appreciate faster than inland stock because tourists and foreign buyers prioritize walkable, low-hassle ownership.
- Our baseline forecast for Durrës property prices in 2026 is 6% to 10% growth, slower than last year but still healthy by European standards.
- Over the next five years, we estimate cumulative price gains of 30% to 45% for the blended Durrës market, assuming steady economic growth continues.
- The biggest risk is megaproject timing: waterfront redevelopment plans can push prices up before delivery, leaving buyers exposed if delays occur.
What are the current property price trends in Durrës as of 2026?
What is the average house price in Durrës as of 2026?
As of early 2026, the estimated average property price in Durrës is around 145,000 euros for a typical 100-square-meter home, which translates to roughly 160,000 US dollars or about 16.5 million Albanian lek.
Looking at it per square meter, property prices in Durrës average approximately 1,450 euros (around 1,600 US dollars or 165,000 lek), though this figure blends everything from modest inland apartments to premium beachfront condos.
In practice, about 80% of property purchases in Durrës fall within a range of 1,200 to 1,700 euros per square meter, which means most buyers pay between 100,000 and 200,000 euros for standard apartments and condos, while prime beachfront units and sea-view villas often reach 250,000 to 450,000 euros or more.
How much have property prices increased in Durrës over the past 12 months?
Property prices in Durrës increased by an estimated 18% year-on-year from January 2025 to January 2026, making it one of the strongest annual gains in Albania's coastal real estate market.
This growth was not uniform across the city: prime beachfront and sea-view zones saw increases of 22% to 28%, while more inland or non-prime residential blocks experienced more modest gains of 12% to 16%.
The single most significant factor behind this price surge in Durrës was sustained tourism-driven demand, as both domestic and foreign buyers competed for well-located apartments that can generate rental income during the summer season.
Which neighborhoods have the fastest rising property prices in Durrës as of 2026?
As of early 2026, the three neighborhoods with the fastest rising property prices in Durrës are Currila, Plazh (the main beach zone), and Vollga, all of which benefit from coastal proximity and limited available inventory.
Currila has seen estimated annual price growth of around 25% to 30%, Plazh's best pockets are up roughly 22% to 27%, and Vollga has appreciated by approximately 20% to 25% over the past year.
The main demand driver behind these fast-rising neighborhoods is scarcity combined with lifestyle appeal: buyers want walkable beach access, sea views, and buildings with modern amenities like elevators and parking, and there simply are not enough quality units to meet that demand.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Durrës.
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.
Which property types are increasing faster in value in Durrës as of 2026?
As of early 2026, the ranking of property types by value appreciation in Durrës is: new-build apartments and condos near the sea (fastest), followed by sea-view resale apartments in scarce locations, then townhouses and duplexes, and finally villas and standalone houses (which still appreciate but attract a smaller buyer pool).
The top-performing property type, new-build coastal apartments, has appreciated by roughly 22% to 28% over the past year in Durrës's prime zones.
The main reason apartments outperform is that they offer the combination tourists and foreign investors want most: low maintenance, easy rental management, and walking distance to the beach, which makes them the most liquid product in the Durrës market.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
What is driving property prices up or down in Durrës as of 2026?
As of early 2026, the top three factors driving property prices in Durrës are strong tourism-linked demand for rentable apartments, supportive financing conditions after the Bank of Albania's rate cut to 2.50%, and major infrastructure investments like the EBRD and EIB-funded railway upgrades improving connectivity to Tirana.
The single strongest upward pressure on Durrës property prices comes from tourism demand, as both Albanian diaspora buyers and international investors compete for beachfront units they can rent during the summer and use personally in the off-season.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Durrës here.
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What is the property price forecast for Durrës in 2026?
How much are property prices expected to increase in Durrës in 2026?
As of early 2026, we estimate property prices in Durrës will increase by 6% to 10% over the course of the year, representing a moderation from last year's exceptional gains.
Forecasts vary depending on the segment: conservative estimates suggest 4% to 6% growth for inland properties, while optimistic projections for prime beachfront units reach 10% to 12%.
The main assumption underlying these forecasts is that Albania's economy continues growing at around 3% annually, tourism remains robust, and the central bank maintains its current supportive monetary policy without major tightening.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Durrës.
Which neighborhoods will see the highest price growth in Durrës in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Durrës are Currila, the best-positioned pockets of Plazh, and Vollga, all of which combine sea proximity with genuine scarcity of quality inventory.
We project these top neighborhoods to achieve price growth of 10% to 14% during 2026, outperforming the city-wide average by several percentage points.
The primary catalyst driving expected growth is the continued mismatch between buyer demand for modern, well-located apartments and the limited supply of buildings that meet those standards in these coastal micro-locations.
One emerging neighborhood that could surprise with higher-than-expected growth is Shkozet, which benefits when buyers get priced out of the beachfront and seek good value with quick access to both Durrës city center and the Tirana highway corridor.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Durrës.
What property types will appreciate the most in Durrës in 2026?
As of early 2026, the property type expected to appreciate the most in Durrës is new-build apartments and condos near the beach, particularly those with modern amenities like parking, elevators, and professional building management.
We project top-performing coastal apartments to appreciate by 10% to 14% during 2026, driven by their combination of rental income potential and resale liquidity.
The main demand trend driving this appreciation is the growing preference among both domestic and foreign buyers for hassle-free ownership, meaning properties that are easy to rent on Airbnb or Booking.com and easy to sell when the time comes.
The property type expected to underperform in Durrës during 2026 is large standalone villas, which require bigger capital outlays, attract a smaller pool of buyers, and often sit on the market longer, resulting in more modest appreciation of perhaps 4% to 6%.
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.
How will interest rates affect property prices in Durrës in 2026?
As of early 2026, Albania's relatively low policy rate of 2.50% is providing a supportive backdrop for Durrës property prices, keeping borrowing costs manageable and helping more buyers qualify for mortgages.
The Bank of Albania's benchmark rate currently stands at 2.50% following cuts in 2025, and mortgage rates for lek-denominated loans typically run a few percentage points above this, while euro-denominated mortgages track Euribor plus a bank-specific margin.
As a general rule, a 1% increase in mortgage interest rates in Albania reduces purchasing power by roughly 8% to 10%, meaning buyers can afford proportionally less property, which eventually puts downward pressure on prices if rates rise significantly.
You can also read our latest update about mortgage and interest rates in Albania.
What are the biggest risks for property prices in Durrës in 2026?
As of early 2026, the three biggest risks for property prices in Durrës are megaproject execution delays (when prices run ahead of actual delivery), an affordability squeeze if incomes fail to keep pace with recent price gains, and external shocks like a European tourism slowdown or broader economic weakness.
The single risk with the highest probability of materializing is megaproject timing: ambitious waterfront redevelopment and port relocation plans have created price expectations in certain areas that may take longer to justify than buyers currently assume, and past tender processes have sometimes failed to attract bidders.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Durrës.
Is it a good time to buy a rental property in Durrës in 2026?
As of early 2026, it is generally a good time to buy a rental property in Durrës if you focus on well-located apartments that can generate income both during the summer tourist season and in the shoulder months, rather than speculating on rapid price appreciation alone.
The strongest argument in favor of buying now is that financing conditions remain supportive, tourism demand shows no signs of slowing, and quality inventory in the best locations is genuinely scarce, meaning good properties get absorbed quickly.
The strongest argument for waiting is that prices have already risen substantially over the past two years, so you may be buying near a local peak, and if megaproject timelines slip or external demand softens, your short-term returns could disappoint.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Durrës.
You'll also find a dedicated document about this specific question in our pack about real estate in Durrës.
Buying real estate in Durrës can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Where will property prices be in 5 years in Durrës?
What is the 5-year property price forecast for Durrës as of 2026?
As of early 2026, we estimate cumulative property price growth of 30% to 45% over the next five years in Durrës, which would bring the blended city-wide average from around 1,450 euros per square meter today to roughly 1,900 to 2,100 euros per square meter by early 2031.
Scenarios range from a conservative 25% to 30% gain (if growth slows or risks materialize) to an optimistic 50% to 60% for prime beachfront properties that benefit from scarcity and infrastructure improvements.
This translates to an average annual appreciation rate of roughly 5% to 8% compounded over the five-year period in Durrës.
The key assumption most forecasters rely on is that Albania continues its current economic trajectory of around 3% annual GDP growth, that tourism remains structurally important to the coast, and that major infrastructure investments like the railway upgrades actually get completed as financed.
Which areas in Durrës will have the best price growth over the next 5 years?
The top three areas in Durrës expected to have the best price growth over the next five years are Currila (for its enduring scarcity and views), Vollga (for its central-coastal positioning), and the best-quality pockets of Plazh where building standards clearly differentiate properties from older stock.
We project these top-performing areas to achieve cumulative 5-year price growth of 45% to 65%, meaningfully outpacing the city-wide average.
This is broadly consistent with our shorter-term 2026 forecast, as the same scarcity and quality factors that drive near-term outperformance tend to compound over longer horizons, though infrastructure completion (like the rail upgrades) becomes a more significant differentiator over five years than over one.
The currently undervalued area with the best potential for outperformance over five years is Shkozet, which offers relative value today and stands to benefit substantially as buyers trade down from increasingly expensive beachfront zones while still wanting good access to Tirana and the city center.
What property type will give the best return in Durrës over 5 years as of 2026?
As of early 2026, the property type expected to give the best total return over five years in Durrës is a well-located 1 to 2 bedroom apartment or condo near the beach, combining capital appreciation with consistent rental income.
We project this property type to deliver a 5-year total return (appreciation plus net rental income) of roughly 55% to 80% in Durrës, depending on exact location and management quality.
The main structural trend favoring apartments is tourism growth: as visitor numbers rise and short-term rental platforms become more established in Albania, properties that are easy to list and manage will capture an increasing share of demand.
For investors seeking balance between return and lower risk, a resale apartment in an established building in Vollga or central Plazh offers strong fundamentals with less exposure to new-build construction quality uncertainty or megaproject delays.
How will new infrastructure projects affect property prices in Durrës over 5 years?
The top three major infrastructure projects expected to impact property prices in Durrës over the next five years are the EBRD and EIB-funded railway upgrades improving the Durrës-Tirana-Rrogozhina corridor, the ongoing port logistics reconfiguration toward Porto Romano, and potential waterfront redevelopment if current plans proceed as announced.
Properties located near completed or soon-to-complete infrastructure in Durrës typically command a price premium of 10% to 20% compared to similar properties without that accessibility advantage.
The neighborhoods that will benefit most from these infrastructure developments are Shkozet and areas along the Tirana corridor (for commuter appeal), as well as select zones near Porto Romano that could transform if the port relocation and logistics hub materialize as planned.
How will population growth and other factors impact property values in Durrës in 5 years?
Albania faces long-term demographic pressures, but Durrës is somewhat insulated because its property demand comes not just from population growth but from seasonal residents, diaspora buyers, and Tirana-linked commuters, so even modest local population changes have a limited direct effect on housing values.
The demographic shift with the strongest influence on property demand in Durrës is the rise of smaller, wealthier households (often couples or retirees) seeking lifestyle-oriented coastal living, which supports demand for compact, well-appointed apartments over large family homes.
Migration patterns, particularly the return of diaspora Albanians with euro savings and the growing interest from foreign buyers (including from Kosovo, North Macedonia, and Western Europe), are expected to add meaningful upward pressure on Durrës property values over the next five years.
The property types and areas that will benefit most from these demographic trends are modern 1 to 2 bedroom apartments in walkable coastal neighborhoods like Plazh, Currila, and Vollga, which match the preferences of both younger diaspora buyers and lifestyle-focused retirees.
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 is the 10 year property price outlook in Durrës?
What is the 10-year property price prediction for Durrës as of 2026?
As of early 2026, we estimate cumulative property price growth of 70% to 110% over the next ten years in Durrës, which would bring the blended average from around 1,450 euros per square meter today to somewhere between 2,500 and 3,000 euros per square meter by 2036.
Scenarios range from a conservative 50% to 60% gain (if Albania faces economic headwinds or tourism weakens) to an optimistic 120% to 150% for prime beachfront properties that benefit from infrastructure completion and sustained foreign demand.
This translates to a projected average annual appreciation rate of roughly 5.5% to 7.5% compounded over the ten-year period in Durrës.
The biggest uncertainty factor in making 10-year property price predictions for Durrës is the evolution of Albania's relationship with the European Union, as any acceleration (or stalling) of EU integration could significantly affect investor confidence, tourism flows, and overall economic development.
What long-term economic factors will shape property prices in Durrës?
The top three long-term economic factors that will shape property prices in Durrës over the next decade are tourism competitiveness (which drives coastal demand year after year), infrastructure and connectivity improvements (which compound accessibility benefits over time), and overall macroeconomic stability (which sets the ceiling and floor for credit availability and foreign investment).
The single long-term economic factor with the most positive potential impact on Durrës property values is continued growth in tourism, especially if Albania successfully positions itself as a value alternative to more expensive Mediterranean destinations and attracts more Western European visitors.
The single long-term economic factor that poses the greatest structural risk to Durrës property values is demographic decline, as Albania's population has been shrinking due to emigration, and if this trend accelerates without offsetting diaspora and foreign demand, domestic purchasing power for real estate could weaken.
You'll also find a much more detailed analysis in our pack about real estate 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 Real Estate Survey | Albania's central bank produces the most systematic housing market dataset in the country. | We used it to anchor national price momentum and confirm coastal markets like Durrës are still rising. We also extracted mortgage usage and foreign buyer data to explain demand drivers. |
| Bank of Albania Official Exchange Rate | This is the official FX reference published by Albania's central bank. | We used the January 2026 EUR/ALL rate to convert all lek-denominated figures into euros consistently throughout the article. |
| Bank of Albania Monetary Policy Decision | This is the primary source for the policy rate that influences borrowing costs. | We used the 2.50% rate to explain why financing conditions remain supportive for Durrës property buyers in 2026. |
| Bank of Albania Quarterly Monetary Policy Report | Central bank forecasts are essential for understanding macro conditions. | We used it to frame 2026 as a moderate-growth environment and to stress-test our price forecasts against inflation scenarios. |
| IMF Albania Country Report | The IMF is a top-tier institution with transparent economic assumptions. | We used it to triangulate growth and inflation outlooks, and to identify key downside risks like demographics and external shocks. |
| World Bank Albania Factsheet | The World Bank is a core reference for medium-term growth expectations. | We used their 3.1% GDP growth projection for 2026 to anchor our demand-side forecast for Durrës housing. |
| INSTAT Tourism Statistics | INSTAT is Albania's official statistics agency with reliable visitor data. | We used tourism figures to support the claim that coastal demand is structurally important for Durrës property prices. |
| EBRD Albania Railways Financing | EBRD announcements are verifiable and tied to real infrastructure delivery. | We used it to confirm that transport upgrades in the Durrës corridor are actually financed, not just announced. |
| EIB Durrës-Rrogozhina Railway Package | EIB press releases are primary-source with amounts and project scope. | We used it as a second independent confirmation that rail investment is real, strengthening our infrastructure impact case. |
| Albania PM Office Construction Cost Guidance | This is a government-issued benchmark for average construction costs. | We used it to explain why new-build prices have a "floor" and why quality properties hold value in supply-constrained zones. |
| Durrës Port Authority Strategy Document | Direct from the port authority with project and strategy details. | We used it to explain how port relocation narratives affect expectations in certain Durrës micro-locations. |
| Tirana Times Waterfront Coverage | Long-running national outlet providing dated context on major projects. | We used it as secondary context to explain why "waterfront narrative" affects pricing sentiment in Durrës. |
| Balkan Insight Project Risk Reporting | Reputable investigative outlet that provides critical perspective on megaprojects. | We used it to keep our forecasts honest: big projects can be delayed, so we built execution risk into our price scenarios. |
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If you want to go deeper, you can read the following: