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 real estate markets, with property prices rising 15 to 20 percent in prime coastal areas over the past year alone.
This coastal city, just 34 kilometers from Tirana, is undergoing a dramatic transformation thanks to major infrastructure projects like the Porto Romano port and the 2 billion euro Durrës Yachts and Marina development.
In this article, we cover everything you need to know about the current housing prices in Durrës and the overall state of the market, and we constantly update this blog post to keep the information fresh.
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's the real estate market going in Durrës in 2026?
What's the average days-on-market in Durrës in 2026?
As of early 2026, the estimated average days on market for a correctly priced residential property in Durrës is around 55 days, though this can vary significantly depending on the property type and location.
The realistic range that covers most typical listings in Durrës falls between 35 and 85 days, with well-priced apartments near the beach selling in 35 to 50 days while overpriced or less desirable units can sit for 70 to 120 days or more.
Compared to one or two years ago, days on market in Durrës have actually shortened slightly because strong foreign demand, particularly from Italian and Eastern European buyers, has absorbed available inventory faster than new supply can replace it.
Are properties selling above or below asking in Durrës in 2026?
As of early 2026, most residential properties in Durrës sell at around 96 percent of the asking price, meaning a home listed at 100,000 euros typically closes near 96,000 euros after negotiation.
Roughly 80 to 85 percent of properties in Durrës sell at or below asking price, while only 15 to 20 percent achieve asking price or above, and we are fairly confident in these numbers given consistent patterns across multiple data sources.
The property types most likely to see bidding wars and above-asking sales in Durrës are turnkey renovated apartments, true sea-view units on the first coastal line in areas like Currila or Vollga, and properties with clean ownership documents that allow for fast closing.
By the way, you will find much more detailed data in our property pack covering the real estate market in Durrës.
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.
What kinds of residential properties can I realistically buy in Durrës?
What property types dominate in Durrës right now?
The estimated breakdown of residential properties available for sale in Durrës is roughly 75 percent apartments, 15 percent houses or villas, and 10 percent holiday-style coastal units or smaller studio apartments.
Apartments, particularly one-bedroom and two-bedroom units in mid-rise buildings, represent by far the largest share of the Durrës residential market, accounting for about three-quarters of all listings.
Apartments became so prevalent in Durrës because the city developed primarily as a coastal destination and commuter hub to Tirana, making compact, low-maintenance units the most practical choice for both investors seeking rental income and second-home buyers wanting beach access.
If you want to know more, you should read our dedicated analyses:
Are new builds widely available in Durrës right now?
New-build properties currently represent an estimated 30 to 40 percent of all residential listings in Durrës, with many developers actively marketing "under construction" or recently completed projects.
As of early 2026, the neighborhoods with the highest concentration of new-build developments in Durrës include Durrës Plazh (the beach area), Golem, Qerret, and areas surrounding the Durrës Yachts and Marina project, where Eagle Hills is building thousands of luxury waterfront units.
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Which neighborhoods are improving fastest in Durrës in 2026?
Which areas in Durrës are gentrifying in 2026?
As of early 2026, the top neighborhoods in Durrës showing the clearest signs of gentrification are Vollga (known for its premium coastal lifestyle and walkable cafe culture), Currila (tight supply combined with sea views), and the City Center or Qendra district (ongoing renovations and improved services).
The visible changes indicating gentrification in these Durrës areas include the conversion of older apartments into short-term rentals with modern finishes, new rooftop bars and trendy restaurants replacing traditional shops, facade renovations on residential buildings, and an influx of younger professionals and digital nomads seeking furnished units with fast internet.
Estimated price appreciation in these gentrifying Durrës neighborhoods over the past two to three years ranges from 40 to 70 percent, with some beachfront segments in Currila and Vollga nearly doubling in value since 2022.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Durrës.
Where are infrastructure projects boosting demand in Durrës in 2026?
As of early 2026, the top areas in Durrës where major infrastructure projects are boosting housing demand are the Porto Romano zone (new commercial port), the waterfront area around the Durrës Yachts and Marina development, and neighborhoods along the expanded Tirana-Durrës highway corridor.
The specific infrastructure projects driving demand in Durrës include the new Porto Romano commercial port (a 400 million euro project that will become the largest port in the Western Balkans), the 2 billion euro Durrës Yachts and Marina luxury development by Eagle Hills, and the 300 million euro Tirana-Durrës highway expansion that will cut travel time between the two cities by 30 minutes.
The estimated timeline for completion of these major projects in Durrës is as follows: the Porto Romano port construction begins in 2026 and is expected to be fully operational within three years, the Durrës Yachts and Marina is being built in phases with initial residences already selling, and the Tirana-Durrës highway expansion is completing in late 2025 or early 2026.
The typical price impact on Durrës properties once infrastructure projects are announced versus completed is roughly 10 to 15 percent upon announcement and an additional 15 to 20 percent upon completion, meaning total appreciation of 25 to 35 percent for well-positioned properties near major developments.
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.
What do locals and insiders say the market feels like in Durrës?
Do people think homes are overpriced in Durrës in 2026?
As of early 2026, the general sentiment among locals and market insiders is that many Durrës properties, especially average-quality apartments marketed at premium prices, do feel overpriced, though prime coastal units with genuine sea views are considered fairly valued given their scarcity.
When locals argue that homes are overpriced in Durrës, they typically cite the gap between asking prices and local wages, the fact that prices have doubled in some areas since 2019, and that many "average" apartments without sea views or modern finishes are now priced as if they were luxury units.
Those who believe prices are fair in Durrës counter that prime beachfront land is genuinely scarce, that foreign buyers and diaspora Albanians have different purchasing power than local incomes suggest, and that comparable Mediterranean coastal properties in Croatia or Montenegro cost two to three times as much.
The price-to-income ratio in Durrës is estimated at roughly 12 to 15, which is higher than the Albanian national average of around 10 but lower than Tirana's ratio of approximately 18 to 20, reflecting the city's position as a more affordable coastal alternative.
What are common buyer mistakes people regret in Durrës right now?
The most frequently cited buyer mistake in Durrës is purchasing a property that looks close to the beach on a map but turns out to be disconnected from the true walkable coastal zone, leaving owners with a unit that feels isolated and is harder to rent or resell.
The second most common buyer mistake people regret in Durrës is skipping thorough document verification, particularly checking the ownership chain and building permits, which can lead to legal disputes or discovering the property was never fully legalized after Albania's post-communist property reforms.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Durrës.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Durrës.
Get the full checklist for your due diligence in Durrës
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in Durrës in 2026?
Do foreigners face extra challenges in Durrës right now?
The estimated overall difficulty level for foreigners buying property in Durrës is moderate to high compared to local buyers, primarily because of additional paperwork requirements, language barriers, and the need for extra due diligence on property titles.
The specific legal restrictions for foreign buyers in Durrës include that foreigners can freely purchase apartments and urban real estate but face restrictions on agricultural land, and all transactions must go through a notary with documents translated into Albanian by a certified translator.
The practical challenges foreigners most commonly encounter in Durrës include navigating a market where many transactions are still conducted in cash, dealing with property titles that may have unclear ownership histories from the post-communist era, and finding that building permits or legalization certificates are sometimes incomplete or missing for older constructions.
We will tell you more in our blog article about foreigner property ownership in Durrës.
Do banks lend to foreigners in Durrës in 2026?
As of early 2026, mortgage financing for foreign buyers in Durrës is available but selective, with most Albanian banks willing to consider applications from foreigners who have stable documented income and strong paperwork, though the majority of foreign buyers still end up purchasing with cash.
The typical loan-to-value ratios foreign buyers can expect in Durrës range from 50 to 70 percent (meaning 30 to 50 percent down payment required), with interest rates currently running between 6 and 9 percent annually for euro-denominated mortgages.
Albanian banks typically require foreign applicants to provide proof of stable income for at least two years, tax returns from their home country, a valid passport, proof of funds for the down payment, and sometimes a larger down payment than local buyers would need, along with an independent property valuation.
You can also read our latest update about mortgage and interest rates in Albania.
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 risky is buying in Durrës compared to other nearby markets?
Is Durrës more volatile than nearby places in 2026?
As of early 2026, Durrës shows higher price volatility than inland Albanian cities like Elbasan or Korçë but similar or slightly lower volatility compared to other Albanian coastal markets like Vlorë or Sarandë, which have seen even more dramatic price swings driven by tourism.
Over the past decade, Durrës has experienced price swings of roughly 50 to 70 percent in prime areas (with some segments doubling since 2019), which is more volatile than Tirana's steadier 30 to 50 percent appreciation but less extreme than Sarandë's reported 100 percent plus increases in certain beachfront zones.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Durrës.
Is Durrës resilient during downturns historically?
The estimated historical resilience of Durrës property values during past economic downturns is mixed: prime coastal properties with sea views and good build quality tend to hold value relatively well, while secondary stock further from the beach can drop 15 to 25 percent during difficult periods.
During the most recent major downturn following the 2019 earthquake and subsequent pandemic, Durrës property prices initially softened by 5 to 15 percent but recovered within roughly two years and have since more than doubled in prime segments, showing strong bounce-back capability.
The property types and neighborhoods in Durrës that have historically held value best during downturns are first-line beachfront apartments in Currila and Vollga, modern earthquake-resistant buildings with clear legal documentation, and properties close to employment and transportation hubs connecting to Tirana.
Get to know the market before you buy a property in Durrës
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How strong is rental demand behind the scenes in Durrës in 2026?
Is long-term rental demand growing in Durrës in 2026?
As of early 2026, long-term rental demand in Durrës is growing modestly at an estimated 3 to 5 percent annually, driven primarily by workers commuting to Tirana, young professionals seeking more affordable housing than the capital, and a small but growing expat community.
The tenant demographics driving long-term rental demand in Durrës include Albanian professionals who work in Tirana but prefer Durrës prices and beach lifestyle, remote workers and digital nomads attracted by low costs and coastal living, and families seeking larger apartments at more affordable rates than central Tirana.
The neighborhoods in Durrës with the strongest long-term rental demand right now are the City Center (Qendra) for its walkability and services, areas near the Tirana-Durrës highway for commuter convenience, and Vollga for its lifestyle appeal to younger professionals.
You might want to check our latest analysis about rental yields in Durrës.
Is short-term rental demand growing in Durrës in 2026?
Durrës currently has relatively light short-term rental regulations compared to Western European cities, with no strict licensing caps or night limits, though property owners must register their rental activity and pay applicable taxes.
As of early 2026, short-term rental demand in Durrës is growing strongly at an estimated 10 to 15 percent annually, fueled by Albania's booming tourism sector that has made the country one of Europe's fastest-growing destinations.
The current estimated average occupancy rate for short-term rentals in Durrës is around 55 to 65 percent annually, with peak summer months (June through August) reaching 85 to 95 percent occupancy and shoulder seasons running 30 to 50 percent.
The guest demographics driving short-term rental demand in Durrës include budget-conscious European tourists (particularly from Italy, Poland, and the Czech Republic), Albanian diaspora returning for summer holidays, and increasingly, digital nomads and remote workers staying for one to three months at a time.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Durrës.
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 are the realistic short-term and long-term projections for Durrës in 2026?
What's the 12-month outlook for demand in Durrës in 2026?
As of early 2026, the estimated 12-month demand outlook for residential property in Durrës is stable to strong, with prime coastal apartments expected to remain liquid while average stock may face longer selling times as the market digests recent price increases.
The key economic and political factors most likely to influence demand in Durrës over the next 12 months are Albania's continued progress toward EU accession (which boosts investor confidence), the construction start of the Porto Romano port, tourism growth projections, and whether interest rates remain stable.
The forecasted price movement for Durrës over the next 12 months is approximately 4 to 10 percent appreciation for prime properties in desirable coastal locations, and 0 to 4 percent for average or secondary stock further from the beach.
By the way, we also have an update regarding price forecasts in Albania.
What's the 3 to 5 year outlook for housing in Durrës in 2026?
As of early 2026, the estimated 3 to 5 year outlook for housing prices and demand in Durrës is positive but uneven, with prime coastal properties expected to appreciate 15 to 35 percent over this period while average stock may see more modest gains of 8 to 20 percent.
The major development projects expected to shape Durrës over the next 3 to 5 years include the completion of the Porto Romano commercial port (which will create thousands of jobs and boost logistics activity), the ongoing phases of the 2 billion euro Durrës Yachts and Marina development (adding 12,000 luxury homes), and potential rail connections to Pristina and Skopje that would position Durrës as a regional transit hub.
The single biggest uncertainty that could alter the 3 to 5 year outlook for Durrës is whether the pace of new construction exceeds demand, because if building permits rebound sharply and too many units hit the market at once, price growth could stall or even reverse temporarily.
Are demographics or other trends pushing prices up in Durrës in 2026?
As of early 2026, demographic trends are having a moderate positive impact on Durrës housing prices, primarily through internal migration from rural Albania to the Tirana-Durrës corridor and the return of diaspora Albanians seeking coastal second homes.
The specific demographic shifts most affecting prices in Durrës are the steady flow of Albanians moving from smaller cities and villages to the Tirana-Durrës urban area, the aging of the population (creating demand for smaller, manageable apartments), and the return of Albanian expatriates from Italy, Greece, and Germany who want property in their home country.
Beyond demographics, the non-demographic trends pushing prices in Durrës include the conversion of residential units into short-term rentals (which reduces long-term supply), the growing appeal of Albania to digital nomads and remote workers seeking affordable Mediterranean living, and speculative investment flows from buyers anticipating EU accession gains.
These demographic and trend-driven price pressures in Durrës are expected to continue for at least 5 to 10 years, as Albania's EU integration process advances, tourism infrastructure improves, and the generation of Albanians who emigrated in the 1990s reaches retirement age and considers returning.
What scenario would cause a downturn in Durrës in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Durrës would be a sharp rebound in building permits leading to oversupply, combined with a pullback in foreign buyer demand if Albania's EU accession process stalls or regional instability increases.
The early warning signs that would indicate a downturn is beginning in Durrës include a sustained increase in days on market beyond 100 days for typical listings, visible discounts exceeding 10 to 15 percent from asking prices, a surge in new project launches without corresponding sales velocity, and declining short-term rental occupancy rates.
Based on historical patterns, a potential downturn in Durrës could realistically see prices decline 10 to 20 percent for average stock over 12 to 24 months, though prime coastal properties with genuine scarcity value would likely hold up better, dropping perhaps 5 to 10 percent before stabilizing.
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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 |
|---|---|---|
| Bank of Albania | Albania's central bank publishes the country's most official housing market indicators and price surveys. | We use it to anchor Albania-wide price momentum, buyer behavior, and lending conditions. We also use it to validate whether market heat is real versus just anecdotal. |
| INSTAT | INSTAT is Albania's official national statistics agency responsible for all construction and permit data. | We use it to measure new housing supply coming to market through building permit issuance. We use permit trends as an early warning signal for future price pressure. |
| Properstar | A large international property portal with transparent listing-based methodology and broad market coverage. | We use it as a market-facing price reference for what sellers are currently asking in Durrës. We treat it as offer-side data rather than official transaction prices. |
| Trading Economics | A widely used aggregator of official macro releases trusted by analysts for quick access to economic data. | We use it as secondary verification of INSTAT building permit direction. We use it to spot turning points in supply trends. |
| IMF Albania | A top-tier international institution for monitoring country risk, economic stability, and financial conditions. | We use it to ground downturn scenarios and understand external risk drivers. We use it to keep our projections realistic rather than hype-driven. |
| World Bank | One of the most widely cited international sources for comparable macroeconomic and demographic indicators. | We use it to frame income growth and economic resilience assumptions behind housing demand. We use it to compare Albania with nearby countries consistently. |
| Euronews Albania | A recognized media outlet that explicitly references central bank indicators and government announcements. | We use it to cross-check how Bank of Albania data is being discussed locally. We also use it to understand buyer sentiment narratives. |
| Albanian Times | A mainstream news site that clearly attributes its market data to central bank sources. | We use it only to interpret Bank of Albania data in plain language. We do not treat it as the source of truth. |
| Numbeo | A transparent crowd-sourced platform that shows sample sizes and is useful for affordability comparisons. | We use it only as a rough affordability and rent sanity check. We do not use it to claim official market prices. |
| UNWTO | The official United Nations body for tourism metrics, relevant for understanding coastal demand drivers. | We use it to connect tourism strength to short-term rental demand logic. We use it as a macro tourism reference rather than city-level data. |
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