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're thinking about investing in rental property in Durrës, understanding the actual numbers behind yields is essential before you commit your money.
This article breaks down gross and net rental yields, neighborhood differences, property types, and all the costs that eat into your returns in Durrës as of early 2026.
We keep this guide updated regularly so the data stays relevant and useful for your investment decisions.
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 gross rental yields average around 5.5% in early 2026, but choosing Shkozet or Spitallë over Vollga can boost your yield by nearly 2 percentage points.
- Albania's 15% tax on rental income is the single biggest cost that pulls Durrës net yields down from 5.5% gross to roughly 4% net.
- INSTAT's 2023 Census shows a large share of Durrës dwellings sit empty, but most are second homes or seasonal units, not actual rental vacancies.
- Studios and 1-bedroom apartments in Durrës consistently deliver the highest rent per square meter, making them the top choice for yield-focused investors.
- The Bank of Albania reports strong housing price growth, which explains why Durrës yields are compressing as prices rise faster than rents.
- Budget around 8% of annual rent for vacancy in Durrës, or up to 12% if your property is in a highly seasonal beachfront area.
- Full-service property management in Durrës typically costs 8% to 12% of collected rent, plus a one-time tenant placement fee of about half to one month's rent.
- The upcoming Tirana-Durrës railway and airport link could lift rents in inland neighborhoods with good station access, not just beachfront zones.
What are the rental yields in Durrës as of 2026?
What's the average gross rental yield in Durrës as of 2026?
As of early 2026, the average gross rental yield in Durrës sits around 5.5% when you mix all residential property types together, including apartments, condos, houses, and villas.
Most typical residential properties in Durrës fall within a gross yield range of about 4.5% to 6.5%, depending on location and property condition.
This places Durrës roughly in line with mid-tier European coastal markets, neither a high-yield outlier nor a low-return prestige destination.
The single biggest factor shaping gross yields in Durrës right now is the rapid rise in property prices, which the Bank of Albania has documented in its housing price index, and when prices climb faster than rents, yields naturally compress.
What's the average net rental yield in Durrës as of 2026?
As of early 2026, the average net rental yield in Durrës lands around 4.0% after accounting for typical landlord costs, vacancy, and taxes.
The gap between gross and net yields in Durrës is usually 1.0 to 2.0 percentage points, which reflects the real cost of owning and operating a rental property here.
The expense that takes the biggest bite out of your gross yield in Durrës is Albania's 15% tax on rental income, which alone can shave off nearly a full percentage point from your return.
Most standard investment properties in Durrës deliver net yields in the 3.5% to 4.5% range, with the variation depending on how well you control vacancy, maintenance costs, and whether you self-manage or hire a property manager.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market 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 yield is considered "good" in Durrës in 2026?
In Durrës in early 2026, a gross rental yield of 6.0% or higher is generally considered "good" by local investors, while anything above 6.5% is seen as very good but usually requires some trade-off like a less prime location or older building.
The threshold that separates average-performing properties from high-performing ones in Durrës sits right around that 6.0% gross mark, since the city-wide average hovers near 5.5%, so beating it by half a point already puts you ahead of most deals on the market.
How much do yields vary by neighborhood in Durrës as of 2026?
As of early 2026, the spread in gross rental yields between the highest-yield and lowest-yield neighborhoods in Durrës can reach nearly 3 percentage points, from around 4% in prime seafront zones up to about 7% in value-driven inland areas.
The neighborhoods that typically deliver the highest rental yields in Durrës are Shkozet, Spitallë, and parts of the Porto Romano corridor, where purchase prices stay lower but local renter demand remains steady.
On the other end, the lowest yields in Durrës show up in prestige areas like Vollga, Currila, and Taulantia, where buyers pay a premium for sea views and walkability that pushes prices up faster than rents can follow.
The main reason yields vary so much across Durrës neighborhoods is that property prices swing dramatically based on location prestige and seafront proximity, while long-term rents stay more stable and don't stretch nearly as far.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Durrës.
How much do yields vary by property type in Durrës as of 2026?
As of early 2026, gross rental yields across different property types in Durrës range from about 3.5% for larger villas up to around 6.5% for well-located studios and small apartments.
The property type that currently delivers the highest average gross rental yield in Durrës is the studio or 1-bedroom apartment, because these units attract the widest pool of renters and command the highest rent per square meter.
Houses and villas in Durrës typically produce the lowest yields, often landing between 3.5% and 5%, unless the owner splits them into multiple rental units or runs them as seasonal short-term rentals.
The key reason yields differ between property types in Durrës is that rent per square meter drops as unit size increases, while purchase prices for larger properties don't discount proportionally, so you're paying more per meter for less rental return.
By the way, you might want to read the following:
What's the typical vacancy rate in Durrës as of 2026?
As of early 2026, landlords in Durrës should budget for around 8% vacancy, which translates to roughly one month empty per year for a typical long-term rental property.
Vacancy rates across Durrës neighborhoods range from about 5% in year-round demand areas like City Centre and Shkozet, up to 12% or more in highly seasonal beachfront zones where winter occupancy drops sharply.
The main factor driving vacancy rates in Durrës is seasonality, since the city's coastal character means many properties cater to summer renters, leaving landlords exposed to longer gaps between tenants during colder months.
Compared to Albania's other major cities, Durrës has higher vacancy risk because of its large stock of second homes and seasonal units, as documented in INSTAT's 2023 Census, though actual rental vacancy for properly-priced long-term units stays much lower than the headline "empty dwellings" number suggests.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Durrës.
What's the rent-to-price ratio in Durrës as of 2026?
As of early 2026, the average rent-to-price ratio in Durrës is approximately 0.46% per month, which works out to about 5.5% annually and directly reflects the gross rental yield.
For buy-to-let investors in Durrës, a rent-to-price ratio above 0.5% monthly (or 6% annually) is generally considered favorable, since this indicates the property generates enough rent relative to its purchase price to deliver a solid cashflow return.
Durrës sits in a similar range to other mid-tier European coastal cities, with price-to-rent ratios around 17 to 19 years, meaning it takes roughly that many years of rent to equal the purchase price, which is neither extremely cheap nor expensively overpriced.
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 neighborhoods and micro-areas in Durrës give the best yields as of 2026?
Where are the highest-yield areas in Durrës as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Durrës are Shkozet, Spitallë, and parts of the Porto Romano corridor, where lower entry prices and steady local demand combine to push yields above the city average.
In these high-yield areas of Durrës like Shkozet and Spitallë, investors can typically expect gross rental yields in the 6% to 7% range, compared to the citywide average of around 5.5%.
What Shkozet, Spitallë, and Porto Romano share is that they attract year-round local renters, often workers and families who need affordable housing close to transport and jobs, rather than seasonal beach tourists who only stay in summer.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Durrës.
Where are the lowest-yield areas in Durrës as of 2026?
As of early 2026, the top three lowest-yield neighborhoods in Durrës are Vollga, Currila, and the Taulantia promenade side, where prestige and sea views push purchase prices well above what rents can justify.
In these premium Durrës areas, gross rental yields typically fall in the 4% to 5.2% range, which is below the city average and reflects buyers paying for lifestyle value rather than pure cashflow.
The main reason yields are compressed in Vollga, Currila, and Taulantia is that property prices have climbed faster than rents in these desirable locations, so you're essentially paying a premium for future appreciation potential rather than current income.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Durrës.
Which areas have the lowest vacancy in Durrës as of 2026?
As of early 2026, the three neighborhoods with the lowest residential vacancy rates in Durrës are City Centre (non-luxury blocks), Shkozet, and Spitallë, where year-round employment and commuting needs keep rental demand steady.
In these low-vacancy areas of Durrës, vacancy rates typically run between 4% and 6%, meaning landlords might only see 2 to 3 weeks empty per year if priced correctly.
The main demand driver keeping vacancy low in City Centre, Shkozet, and Spitallë is proximity to jobs, transport links, and daily amenities, which attracts permanent residents rather than seasonal visitors.
The trade-off investors face when targeting these low-vacancy Durrës neighborhoods is that you sacrifice some yield upside, since properties in Shkozet and Spitallë are cheaper but won't appreciate as fast as beachfront assets in Vollga or Currila.
Which areas have the most renter demand in Durrës right now?
The three neighborhoods currently experiencing the strongest renter demand in Durrës are City Centre for convenience-focused locals, Plazh (Beach) for lifestyle renters, and Shkozet for budget-conscious workers and families.
City Centre and Shkozet attract mostly local Albanian renters who need affordable housing near work and schools, while Plazh draws a mix of young professionals, expats, and seasonal lifestyle tenants looking for beach access.
In high-demand Durrës neighborhoods like City Centre and parts of Plazh, well-priced rental listings typically get filled within 2 to 4 weeks, though premium-priced units or off-season listings can take longer.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Durrës.
Which upcoming projects could boost rents and rental yields in Durrës as of 2026?
As of early 2026, the three upcoming projects most likely to boost rents in Durrës are the Durrës Yachts and Marina redevelopment, the cargo port relocation toward Porto Romano, and the Tirana-Durrës railway rehabilitation with airport link.
The neighborhoods most likely to benefit from these projects are Vollga, Currila, and Taulantia from the marina upgrade, Porto Romano-side areas from the new port jobs, and inland neighborhoods like City Centre and Shkozet from improved rail commuting.
Once these projects complete, investors might realistically expect rent increases of 5% to 15% in the most directly affected corridors, though the timeline spans several years and early movers will capture most of the upside.
You'll find our latest property market analysis about Durrës here.
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What property type should I buy for renting in Durrës as of 2026?
Between studios and larger units in Durrës, which performs best in 2026?
As of early 2026, studios and 1-bedroom apartments outperform larger units in Durrës on both rental yield and occupancy, making them the better choice for investors focused on cashflow.
Studios in Durrës typically deliver gross yields of 5.5% to 6.5% (around 400 to 500 euros or 440 to 550 USD monthly rent), while 2-bedroom and larger units often land closer to 4.5% to 5.5% because rents don't scale up as fast as purchase prices.
The main factor explaining why smaller units outperform in Durrës is that studios attract the largest pool of renters, including young professionals, singles, and seasonal workers, so they fill faster and stay occupied longer.
That said, 2-bedroom apartments can be the better investment in Durrës if you're targeting families or roommate groups who stay longer and cause less turnover, which reduces your vacancy and maintenance costs over time.
What property types are in most demand in Durrës as of 2026?
As of early 2026, the most in-demand property type in Durrës is the 1-bedroom or 2-bedroom apartment in good condition, which balances affordability for renters with decent yield for investors.
The top three property types ranked by current demand in Durrës are: first, modern apartments (studios to 2-bedrooms) in well-maintained buildings; second, beach-adjacent condos for lifestyle renters; and third, houses in suburban pockets for families needing more space.
The primary trend driving this demand pattern in Durrës is the growth of young professionals and small households who want convenient, affordable living close to the city center or beach without the burden of maintaining a large property.
Large villas are currently underperforming in demand in Durrës and likely to remain so, because the tenant pool for expensive, high-maintenance properties is small and mostly limited to wealthy expats or large families who prefer to buy rather than rent.
What unit size has the best yield per m² in Durrës as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Durrës is 35 to 65 m², which covers efficient studios and compact 1-bedroom apartments.
For that optimal unit size in Durrës, the typical gross rental yield per m² works out to roughly 8 to 10 euros (about 9 to 11 USD or 1,000 to 1,200 Albanian lek) in monthly rent per square meter, compared to 5 to 7 euros for larger apartments.
The main reason smaller units deliver better yield per m² in Durrës is that rent per square meter drops significantly as size increases, since renters have a ceiling on what they'll pay monthly regardless of extra space, but purchase prices don't discount proportionally.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Durrës.
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.
What costs cut my net yield in Durrës as of 2026?
What are typical property taxes and recurring local fees in Durrës as of 2026?
As of early 2026, the annual property tax for a typical rental apartment in Durrës runs around 0.05% of the assessed value, which on an 80,000 euro apartment (about 88,000 USD or 9 million lek) works out to roughly 40 euros or 45 USD per year.
Beyond property tax, landlords in Durrës should budget for municipal fees covering waste collection and local services, which typically add another 50 to 150 euros (55 to 165 USD or 6,000 to 18,000 lek) annually depending on property classification and zone.
Together, property taxes and recurring local fees in Durrës usually represent about 1% to 2% of annual gross rental income, making them a relatively minor but still necessary line item in your net yield calculation.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Durrës.
What insurance, maintenance, and annual repair costs should landlords budget in Durrës right now?
Annual landlord insurance for a typical rental apartment in Durrës costs roughly 100 to 200 euros (110 to 220 USD or 12,000 to 24,000 lek), covering basic property damage and liability.
For maintenance and repairs, landlords in Durrës should budget approximately 0.7% of property value per year for apartments (around 500 to 700 euros on an 80,000 euro property) and 1.0% to 1.5% for houses or villas that have gardens, roofs, and more complex systems.
The repair expense that most commonly catches Durrës landlords off guard is humidity and salt-air damage to coastal properties, which accelerates corrosion on balconies, window frames, and AC units faster than inland buildings.
In total, landlords in Durrës should realistically budget 700 to 1,200 euros (770 to 1,320 USD or 84,000 to 145,000 lek) annually for insurance, maintenance, and repairs combined on a typical apartment.
Which utilities do landlords typically pay, and what do they cost in Durrës right now?
In Durrës, tenants typically pay their own electricity, water, and heating for long-term rentals, but landlords usually cover these costs during vacancy periods between tenants and sometimes bundle utilities into "all-inclusive" rental arrangements.
When landlords do pay utilities in Durrës, the monthly cost runs about 50 to 100 euros (55 to 110 USD or 6,000 to 12,000 lek) for a typical 60 m² apartment, with electricity being the largest component at the regulated rate of about 8.5 lek per kWh for the first 700 kWh.
What does full-service property management cost, including leasing, in Durrës as of 2026?
As of early 2026, full-service property management in Durrës typically costs 8% to 12% of collected rent, which on a 400 euro monthly rental works out to about 32 to 48 euros (35 to 53 USD or 4,000 to 6,000 lek) per month.
On top of ongoing management, tenant placement or leasing fees in Durrës usually run about half to one full month's rent as a one-time charge, so expect to pay 200 to 400 euros (220 to 440 USD or 24,000 to 48,000 lek) each time you need a new tenant.
What's a realistic vacancy buffer in Durrës as of 2026?
As of early 2026, landlords in Durrës should set aside about 8% of annual rental income as a vacancy buffer, which accounts for the typical time it takes to find and onboard a new tenant.
In practice, this 8% buffer translates to roughly 4 to 5 weeks vacant per year for most long-term rentals in Durrës, though highly seasonal beachfront properties should budget closer to 6 to 8 weeks (or 12% of income) to account for winter slowdowns.
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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 - Financial Stability Report (6M I-2025) | It's Albania's central bank and publishes the most official data on housing market conditions and price dynamics. | We used it to anchor where prices and rents are heading nationally and to validate whether our Durrës yield ranges make sense. We also used its housing price index commentary to explain yield compression when prices rise faster than rents. |
| INSTAT - Population and Housing Census 2023 (Durrës) | INSTAT is Albania's official statistics agency, and the Census is the most complete housing snapshot available. | We used it to quantify how many dwellings are occupied versus empty in Durrës, which helps explain vacancy risk and seasonality. We also used it to clarify why "empty homes" doesn't equal rental vacancy but still matters for supply pressure. |
| INSTAT - Main Results (Census 2023 hub) | This is INSTAT's official portal for the latest Census publications and standardized definitions. | We used it to cross-check that the Durrës regional PDF is part of the official Census release set. We also used it for consistency on terminology like dwellings, households, and occupancy. |
| Numbeo - Property Investment (Durrës) | It's transparent about sample size, dates, and the exact yield calculations it outputs. | We used it as a live market thermometer for early 2026 rent and price levels and for a baseline gross yield in Durrës. We then cross-checked it against listing-based asking prices to avoid relying on a single source. |
| Global Property Guide - Rental Yields | It's a long-running housing data publisher that clearly explains its methodology and updates regularly. | We used it as an external benchmark for what normal gross yields look like in comparable European coastal markets. We also used it to keep our "good yield" threshold realistic for early 2026. |
| Indomio.al - Durrës Listings (Sale) | It's a large public listing portal where you can verify prices, sizes, and neighborhoods directly. | We used it to spot-check price-per-m² ranges by neighborhood and to illustrate why yields differ by micro-area. We also used it to validate that apartments dominate the tradable stock versus houses and villas. |
| RE/MAX Albania - Durrës Rentals | RE/MAX is a major brokerage brand and a real market participant, which is useful for cross-checking what is actually being marketed. | We used it as a practical cross-check on what long-term rental supply looks like in terms of unit types and typical positioning. We also used it to validate that apartments and condos are the mainstream rental product in Durrës. |
| ERE (Energy Regulator) - Universal Supply Price Decision | This is the official regulator decision, so it's the cleanest reference for household electricity tariffs. | We used it to estimate landlord-paid utility costs when electricity is included in rent or during vacancy periods. We also used it to keep utility budgeting grounded in regulated prices rather than anecdotes. |
| OSHEE - Electricity Price Band Announcement | It's the state distribution operator communicating how the tariff is applied in practice. | We used it to cross-check the regulator decision in plain language and confirm the consumption band framing. We also used it for real-life interpretation relevant to landlord budgeting. |
| ERRU (Water Regulator) - Durrës Water/Sewer Tariffs | It's the regulator that approves water and sewerage tariffs, so it's the authoritative tariff reference. | We used it to set an evidence-based range for water and sewer costs when owners cover these during vacancy or certain lease setups. We also used it to avoid relying on media-only tariff claims. |
| Municipality of Durrës - 2025 Budget Decision | It's the municipality publishing its own official decision documents. | We used it to ground the discussion of local recurring fees being municipal in nature. We also used it as a local governance anchor for costs that can affect net yield. |
| PwC Worldwide Tax Summaries - Albania (Individual PIT) | PwC is a top-tier tax reference that is frequently updated and explicitly dated. | We used it to ground the rental income tax assumption under investment income taxation at 15%. We also used it to explain net yield impact in a simple, practical way for non-professionals. |
| WBIF - Tirana-Durrës Railway and Airport Link | WBIF is an EU-backed infrastructure finance platform, so project descriptions are high-signal and verifiable. | We used it to identify infrastructure that can shift renter demand and support rent growth in specific corridors. We also used it to keep upcoming catalysts anchored to funded projects rather than speculation. |
| SeeNews - New Port of Durrës (Porto Romano) Tender | It's a specialized regional business newswire that tends to cite operators and tender facts you can verify. | We used it to support the port relocation narrative that can reshape micro-markets between the Port area and Porto Romano. We also used it to timestamp that this is an active, not historical, plan. |
| Citizens.al - Durrës Port/Marina Plan Reporting | It's detailed, date-stamped, and ties claims to concrete agreements and decisions. | We used it to explain the mechanism of marina redevelopment in the current port area and cargo relocation toward Porto Romano. We also used it to highlight that big projects can be uneven, which matters for neighborhood-level yield expectations. |
| Euronews Albania - Property Tax Reporting | It provides policy context on Albania's property tax framework and ongoing reforms. | We used it to cross-check the typical residential property tax rate context. We also used it to explain that reforms are occasionally debated but the current framework remains in place. |
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