Is right now a good time to buy a property in Durrës? (2026)

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

Is it smart to buy now in Durrës, or should I wait as of 2026?

Do real estate prices look too high in Durrës as of 2026?

As of early 2026, property prices in Durrës look stretched compared to local incomes but not wildly irrational, because the city attracts coastal lifestyle buyers and second-home demand that can keep prices elevated even when wage-based affordability is tight.

One clear signal from listings data is that the average asking price for apartments in Durrës County sits around 1,185 euros per square meter, with prime beachfront areas reaching 2,000 euros per square meter, which means buyers shopping outside the top streets often have room to negotiate.

Another signal is that Albania's official tax "reference prices" already recognize parts of Durrës (Zone 13, for example) at roughly 200,000 lek per square meter, so policy benchmarks are catching up to where the market trades, suggesting prices are not entirely detached from fundamentals.

You can also read our latest update regarding the housing prices in Durrës.

Does a property price drop look likely in Durrës as of 2026?

As of early 2026, the likelihood of a meaningful property price decline in Durrës over the next 12 months is low, because construction costs keep rising and the credit backdrop remains stable enough to avoid a sharp correction.

A plausible range for Durrës property prices over the next year would be flat to up 5 percent in prime areas, with weaker stock potentially softening by 5 to 10 percent if affordability pressure bites harder.

The single most important macro factor that could increase the odds of a price drop in Durrës would be a sharp tightening of bank lending conditions, because most buyers rely on mortgages and any squeeze on credit availability would thin out demand quickly.

That said, the Bank of Albania's monetary policy stance does not point to aggressive tightening in the near term, so a credit-driven correction looks unlikely right now.

Finally, please note that we cover the price trends for next year in our pack about the property market in Durrës.

Could property prices jump again in Durrës as of 2026?

As of early 2026, the likelihood of a renewed price surge in Durrës over the next 12 months is medium, concentrated mainly in neighborhoods close to new infrastructure projects and prime beachfront areas where supply is genuinely scarce.

A plausible upside range for Durrës property prices would be 5 to 12 percent in the best micro-locations like Vollga, Currila, and Plazh, assuming demand stays strong and no major new supply wave hits the market.

The single biggest demand-side trigger that could drive another price jump in Durrës would be continued inflows of diaspora buyers and foreign investors attracted by Albania's relatively low prices compared to Croatia or Montenegro, combined with easier connectivity from the rail upgrades.

Please also note that we regularly publish and update real estate price forecasts for Durrës here.

Are we in a buyer or a seller market in Durrës as of 2026?

As of early 2026, the Durrës property market is seller-leaning in prime coastal neighborhoods like Vollga, Currila, and Plazh, but balanced-to-buyer-leaning for average stock in less desirable streets or buildings with weaker documentation.

Albania does not publish clean months-of-inventory data, but based on listing turnover patterns, prime beachfront apartments in Durrës typically move within 2 to 4 months when priced correctly, which suggests tight supply and limited bargaining power for buyers in those areas.

In contrast, properties outside the top streets often sit for 6 months or longer, and we estimate that around 15 to 25 percent of listings in average locations show price reductions, which gives buyers more leverage to negotiate.

Are homes overpriced, or fairly priced in Durrës as of 2026?

Are homes overpriced versus rents or versus incomes in Durrës as of 2026?

As of early 2026, homes in Durrës look overpriced when measured against local incomes, with price-to-income ratios around 10 to 13 times for single earners and 5 to 7 times for dual-income households, which is on the high side for a market without major capital gains tax advantages.

The price-to-rent ratio in Durrës, using a typical apartment priced at 110,000 euros and renting for 400 euros per month, works out to about 23, which is above the 15 to 20 range often considered balanced for rental investment.

The price-to-income multiple in Durrës, using INSTAT's average gross wage of around 82,000 lek per month (roughly 10,000 euros per year), means a typical 70 square meter apartment costing 100,000 to 125,000 euros represents 10 to 12 years of a single earner's gross income, which is stretched by most affordability benchmarks.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Durrës.

Are home prices above the long-term average in Durrës as of 2026?

As of early 2026, home prices in Durrës are very likely above the long-term average, because Albania's housing market has experienced a strong run-up in recent years and Durrës sits in the coastal zone with the most obvious demand multipliers.

Recent reporting linked to the Bank of Albania suggests housing prices in Albania rose by more than 40 percent in the second half of 2024 alone, which is far above the pre-pandemic pace and signals that the market has moved well beyond its historical trend.

In inflation-adjusted terms, Durrës property prices likely sit at or near their prior cycle peak, meaning buyers today are not getting a discount relative to previous highs and should factor that into their expectations for future gains.

What local changes could move prices in Durrës as of 2026?

Are big infrastructure projects coming to Durrës as of 2026?

As of early 2026, the biggest infrastructure project likely to affect Durrës property prices is the EU and EIB-backed rail upgrade covering the Durrës to Rrogozhinë line, which improves connectivity to Tirana and positions Durrës as a more viable commuter base.

The rail project has already secured financing (around 90 million euros from EU and EIB sources), with construction underway and delivery expected over the next few years, meaning the price impact is gradual rather than an immediate spike.

A second major project is the Porto Romano commercial port development north of the city, which has moved to the tender phase and could reshape demand patterns in neighborhoods like Spitallë and the industrial fringe over the medium term.

For the latest updates on the local projects, you can read our property market analysis about Durrës here.

Are zoning or building rules changing in Durrës as of 2026?

There is no single headline zoning change being debated right now, but Albania's territorial planning framework allows for meaningful rule shifts through local planning instruments, which means micro-location risk is real for buyers in coastal and redevelopment zones.

As of early 2026, the net effect of likely zoning or building rule changes on Durrës prices is neutral to mildly positive, because any tightening of coastal building rules tends to support existing property values by limiting new supply.

The areas most affected by potential rule changes in Durrës are the beachfront strips and zones adjacent to the port redevelopment, where planning decisions can quickly shift what gets built next door and whether your sea view stays or disappears.

Are foreign-buyer or mortgage rules changing in Durrës as of 2026?

As of early 2026, foreign-buyer rules for residential property in Durrës remain generally permissive, with no major new restrictions being discussed, so the more important variable for prices is mortgage availability and interest rates set by the central bank.

There is no imminent foreign-buyer rule change (such as a new tax, ban, or quota) being actively considered for Albania's residential market, though buyers should always verify documentation and registration carefully because that is where real risk lives.

On the mortgage side, the most relevant factor is the Bank of Albania's policy stance, which currently supports stable lending conditions, so no major tightening of LTV limits or stress tests appears likely in the near term.

You can also read our latest update about mortgage and interest rates in Albania.

Will it be easy to find tenants in Durrës as of 2026?

Is the renter pool growing faster than new supply in Durrës as of 2026?

As of early 2026, the balance between renter demand growth and new rental supply in Durrës is roughly even, with local long-term renters and seasonal tourists competing for a limited pool of quality apartments while new construction keeps adding generic units to the market.

The clearest demand signal comes from steady wage growth (INSTAT shows average wages rising modestly) and Durrës's improving connectivity to Tirana, which makes it a viable commuter base and expands the pool of potential renters.

On the supply side, new apartment completions along the coast continue at a steady pace, and developers are still launching projects, which means oversupply risk exists in "average" buildings that lack standout features or prime locations.

Are days-on-market for rentals falling in Durrës as of 2026?

As of early 2026, days-on-market for rentals in prime Durrës neighborhoods like Vollga, Currila, and Plazh tend to be shorter (often under 3 weeks for well-priced units), while average stock in less desirable areas can sit for 6 weeks or longer.

The difference in days-on-market between the best areas and weaker areas in Durrës is significant: a renovated apartment near the promenade rents much faster than a dated unit on a noisy street without beach access.

One common reason days-on-market falls in Durrës is the summer rental season, when short-term tourist demand surges and landlords can fill units quickly, though this effect reverses in winter for properties not set up for year-round living.

Are vacancies dropping in the best areas of Durrës as of 2026?

As of early 2026, vacancy rates in the best-performing rental areas of Durrës (Vollga, Currila, Plazh, and the central promenade zone) appear to be stable to slightly dropping, because demand for quality, year-round-livable apartments in walkable locations remains solid.

In these best areas, vacancy is typically lower than the overall Durrës market, where generic new builds and poorly documented properties can sit empty for extended periods, especially outside the summer season.

One practical sign that Durrës's best rental areas are tightening is that landlords in Vollga and Currila are increasingly able to demand 12-month leases with minimal negotiation, whereas a year ago more flexibility was common.

By the way, we've written a blog article detailing what are the current rent levels in Durrës.

Am I buying into a tightening market in Durrës as of 2026?

Is for-sale inventory shrinking in Durrës as of 2026?

As of early 2026, for-sale inventory in Durrës is hard to measure precisely because Albania lacks a centralized MLS, but prime coastal pockets feel effectively tighter than a year ago while the broader market still shows plenty of average listings.

We estimate months-of-supply in the best Durrës neighborhoods (Vollga, Currila, Plazh) at around 4 to 6 months for correctly priced properties, which is on the tighter side of a balanced market, while average stock elsewhere may sit at 8 to 12 months.

The most likely reason inventory feels tight in prime areas is that owners of desirable beachfront apartments are reluctant to sell at prices they consider too low, especially when rental income provides a decent alternative.

Are homes selling faster in Durrës as of 2026?

As of early 2026, the best-in-class properties in Durrës (clean title, renovated, walkable to beach) are selling faster than average, often within 2 to 4 months, while everything else sits longer and requires price negotiation.

Year-over-year, median days-on-market in Durrës appears roughly stable for prime stock but may be lengthening slightly for average properties, because affordability pressure makes buyers more selective about what they are willing to pay full price for.

Are new listings slowing down in Durrës as of 2026?

As of early 2026, we are not confident that new for-sale listings in Durrës are slowing down in any dramatic way, because developers continue launching projects along the coast and owners of older stock still bring properties to market.

The seasonal pattern for new listings in Durrës typically sees a pickup in spring and early summer as sellers aim to catch buyer activity before the tourist season, while winter (like now) is usually quieter, so the current level may not be unusually low.

Is new construction failing to keep up in Durrës as of 2026?

As of early 2026, we estimate that new construction in Durrës is roughly keeping pace with demand in the aggregate, but not in the most desirable walkable beachfront areas where land is scarce and new supply is constrained.

INSTAT's construction cost index shows building costs still rising, which means developers remain active but are focused on projects where they can command higher prices, leaving mid-market demand less well served.

The single biggest bottleneck limiting new construction in prime Durrës locations is available land: the best beachfront streets are already built out, so any new supply tends to appear on the city's edges or in less established neighborhoods.

Will it be easy to sell later in Durrës as of 2026?

Is resale liquidity strong enough in Durrës as of 2026?

As of early 2026, resale liquidity in Durrës is generally adequate for apartments in proven coastal neighborhoods like Vollga, Currila, and Plazh, but noticeably thinner for houses, villas, and properties with documentation issues.

Median days-on-market for well-priced resale apartments in Durrës's best areas is around 2 to 4 months, which is reasonable by regional standards, though properties outside these zones can take 6 months or longer.

The property characteristic that most improves resale liquidity in Durrës is clean, verified registration with the Albanian property registry, because buyers and their lawyers are wary of title disputes and will pay a premium for certainty.

Is selling time getting longer in Durrës as of 2026?

As of early 2026, selling time in Durrës appears stable for prime coastal apartments but may be lengthening for average stock, because stretched affordability means fewer buyers can pay full asking price without negotiation.

Current median days-on-market in Durrës ranges from around 2 to 4 months for the best properties to 6 to 12 months for dated buildings, properties with unclear paperwork, or units in less walkable locations.

One clear reason selling time can lengthen in Durrës is when prices run ahead of local wage growth: buyers become payment-sensitive, and properties that are not obviously desirable sit longer as potential purchasers wait or negotiate harder.

Is it realistic to exit with profit in Durrës as of 2026?

As of early 2026, the likelihood of selling with a profit in Durrës is medium, assuming you buy at a fair price, hold for at least 5 years, and choose a property with clean documentation in a desirable location.

The estimated minimum holding period that most often makes exiting with profit realistic in Durrës is around 5 to 7 years, because transaction costs are significant and short-term gains are harder to achieve now that the easiest price run-ups have already happened.

Total round-trip costs in Durrës (notary, registration, agency fees on buying and selling) typically add up to around 6 to 10 percent of the property value, which in euros means roughly 7,000 to 12,000 euros on a 120,000 euro apartment, or about 7,500 to 13,000 US dollars.

One clear factor that most increases profit odds in Durrës is buying below the asking price in a neighborhood with durable demand, such as Vollga or Currila, because properties there hold value better and attract a wider pool of future buyers.

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.