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 is Albania's second-largest city and main port, sitting just 34 kilometers from Tirana and offering a unique mix of beach lifestyle and urban convenience.
The city operates as a "two-speed" residential market where waterfront neighborhoods trade like tourism assets while inland areas follow traditional housing fundamentals.
We constantly update this blog post as we receive new data and conduct fresh analyses of the Durrës property 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.
What's the Current Real Estate Market Situation by Area in Durrës?
Which areas in Durrës have the highest property prices per square meter in 2026?
As of early 2026, the three neighborhoods in Durrës with the highest property prices per square meter are Currila (waterfront new builds), Vollga (along the promenade), and the Rruga Taulantia corridor linking the city center to the seafront.
In these premium coastal areas of Durrës, buyers should expect to pay between €1,900 and €2,800 per square meter, with ultra-premium penthouses and luxury sea-view units occasionally reaching €3,000 or more.
Each of these expensive Durrës neighborhoods commands high prices for distinct reasons:
- Currila: New construction with guaranteed sea views and proximity to the upcoming Yacht and Marina project.
- Vollga: Walkable promenade access and established infrastructure with restaurants, cafes, and services.
- Rruga Taulantia corridor: Historic spine connecting central Durrës to the beach with limited buildable land.
Which areas in Durrës have the most affordable property prices in 2026?
As of early 2026, the most affordable property prices in Durrës are found in Shkozet (inland residential area), Spitallë and Porto Romano (industrial-adjacent), Kënetë (peripheral blocks), and Xhafzotaj (outer settlement).
In these budget-friendly areas of Durrës, property prices typically range from €900 to €1,400 per square meter, with older buildings and plots further from the coast sometimes dipping below €800 per square meter.
However, buyers should understand the trade-offs: Shkozet lacks beach access and tourism appeal, Spitallë and Porto Romano face uncertainty from ongoing port relocation works, Kënetë suffers from inconsistent building quality across blocks, and Xhafzotaj offers thin resale liquidity because fewer buyers actively search that far from the coast.
You can also read our latest analysis regarding housing prices 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.
Which Areas in Durrës Offer the Best Rental Yields?
Which neighborhoods in Durrës have the highest gross rental yields in 2026?
As of early 2026, the Durrës neighborhoods delivering the highest gross rental yields are Shkozet (6 to 8% for long-term rentals), Plazh including the Iliria and Florida micro-areas (7 to 11% for short-term vacation rentals), and Shkëmbi i Kavajës (8 to 12% during peak summer months).
Across the broader Durrës market, typical gross rental yields for investment properties range from 5% to 8% annually, with short-term vacation rentals capable of pushing above 10% when operated efficiently during the summer season.
Each high-yielding Durrës neighborhood achieves strong returns for specific reasons:
- Shkozet: Lower entry prices combined with steady year-round demand from local workers and families.
- Plazh (Iliria and Florida): Dense beach-strip location captures peak summer tourist traffic with high occupancy.
- Shkëmbi i Kavajës: Heavy vacation orientation with premium nightly rates during July and August.
- Central Durrës non-seafront blocks: Balanced entry costs and consistent tenant demand throughout the year.
Finally, please note that we cover the rental yields in Durrës here.
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Which Areas in Durrës Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Durrës perform best on Airbnb in 2026?
As of early 2026, the top-performing Airbnb neighborhoods in Durrës are Plazh (Iliria and Florida micro-areas) with around 55% annual occupancy, Vollga and the central seafront with higher average daily rates near €65 to €85, Shkëmbi i Kavajës with strong summer bookings, and Golem and Mali i Robit south of the city with resort-style demand.
In these high-performing Durrës vacation rental areas, well-managed properties typically generate between €5,000 and €11,000 in annual revenue, with top 10% listings earning €15,000 or more through premium pricing and superior guest experiences.
Each neighborhood outperforms for specific reasons:
- Plazh (Iliria and Florida): Walkable beach access and dense tourist infrastructure drive consistent bookings.
- Vollga and central seafront: Higher-quality guests willing to pay premium rates for city-plus-sea convenience.
- Shkëmbi i Kavajës: Pure vacation positioning captures families seeking dedicated beach holidays.
- Golem and Mali i Robit: Resort-style complexes with pools and amenities attract package tourists.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Durrës.
Which tourist areas in Durrës are becoming oversaturated with short-term rentals?
The three Durrës tourist areas showing signs of short-term rental oversaturation are the mid-market apartment blocks in central Plazh, parts of Shkëmbi i Kavajës with many similar investor units, and certain new developments in Golem where supply has grown faster than demand.
In these areas, the Durrës municipality now hosts over 1,500 active Airbnb listings, with Plazh beach-strip blocks alone accounting for several hundred nearly identical units competing for the same summer guests.
The clearest sign of oversaturation in these Durrës neighborhoods is shoulder-season price wars, where hosts slash nightly rates by 40% to 50% from May to June and September to October, yet occupancy still drops below 30% because supply exceeds the number of visitors during non-peak months.
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 Areas in Durrës Are Best for Long-Term Rentals?
Which neighborhoods in Durrës have the strongest demand for long-term tenants?
The Durrës neighborhoods with the strongest long-term rental demand are Shkozet (practical housing for local workers), central Durrës non-seafront blocks (year-round amenities), Rruga Taulantia area (city center convenience), and zones benefiting from improved Tirana connectivity along the railway corridor.
In these high-demand Durrës rental areas, well-priced apartments typically find tenants within two to four weeks, with vacancy rates staying below 5% for properly maintained units in good locations.
Each neighborhood attracts distinct tenant profiles:
- Shkozet: Local workers, young families, and price-conscious renters seeking functional housing.
- Central Durrës non-seafront: Professionals, small business owners, and retirees wanting walkable services.
- Rruga Taulantia area: Mid-income families valuing city center access and proximity to schools.
- Railway corridor zones: Commuters working in Tirana or traveling frequently through Rinas airport.
The key characteristic making these Durrës neighborhoods attractive to long-term tenants is year-round livability, meaning access to markets, healthcare, schools, and public transport that function regardless of tourist season.
Finally, please note that we provide a very granular rental analysis in our property pack about Durrës.
What are the average long-term monthly rents by neighborhood in Durrës in 2026?
As of early 2026, long-term monthly rents in Durrës range from approximately €300 in Shkozet to over €900 in premium Currila and Vollga sea-view apartments, with most neighborhoods falling somewhere between these extremes.
For entry-level apartments in the most affordable Durrës neighborhoods like Shkozet and peripheral areas, typical monthly rents range from €300 to €500 for a one or two-bedroom unit without sea views.
In average-priced Durrës neighborhoods such as central blocks away from the beach and parts of Plazh during the winter season, mid-range apartments rent for €350 to €650 per month depending on size and condition.
For high-end apartments in the most expensive Durrës areas like Currila, Vollga, and premium Plazh locations, monthly rents typically range from €500 to €900 or more for furnished units with sea views and modern finishes.
You may want to check our latest analysis about the rents in Durrës here.
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Which Are the Up-and-Coming Areas to Invest in Durrës?
Which neighborhoods in Durrës are gentrifying and attracting new investors in 2026?
As of early 2026, the Durrës neighborhoods attracting the most new investor interest are the port and waterfront adjacency zone (influenced by the Durrës Yacht and Marina mega-project), the Vollga to Currila gradient (experiencing "premiumization" through new builds), and transit-benefiting areas along the Tirana to Durrës railway corridor.
These gentrifying Durrës areas have experienced annual price appreciation of 15% to 25% over the past two years, with some micro-locations near confirmed infrastructure projects seeing even faster gains as investors position ahead of completion.
Which areas in Durrës have major infrastructure projects planned that will boost prices?
The Durrës areas with major infrastructure projects expected to boost property prices are the waterfront zone (Durrës Yacht and Marina), the Tirana to Durrës railway corridor including Shkozet station area, and Porto Romano (new commercial port development).
The specific projects transforming these Durrës areas include the Durrës Yacht and Marina (a €2 billion waterfront development by Eagle Hills with 12,000 planned residential units), the Tirana to Durrës railway rehabilitation (€140 million project reducing travel time to 22 minutes including a new Rinas airport connection), and the Porto Romano port relocation (€400 million tender for Albania's new main commercial port).
Historically, major infrastructure completions in Albanian coastal areas have driven property price increases of 15% to 30% within two to three years, as improved accessibility attracts both residents and investors who previously overlooked these locations.
You'll find our latest property market analysis about Durrës here.
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.
Which Areas in Durrës Should I Avoid as a Property Investor?
Which neighborhoods in Durrës with lots of problems I should avoid and why?
The Durrës neighborhoods that present significant challenges for property investors are Porto Romano and Spitallë industrial-adjacent pockets, any micro-location with unclear title history or legalization issues, and blocks in Plazh and Shkëmbi i Kavajës dominated by ultra-seasonal short-term rental stock.
Each problematic Durrës area faces distinct issues:
- Porto Romano and Spitallë industrial zones: Uncertainty during port relocation and potential environmental concerns.
- Unclear title micro-locations: Risk of unregistered properties or incomplete legalization through ASHK cadastre.
- Ultra-seasonal Plazh and Shkëmbi blocks: Strong August income but painful November vacancies and price wars.
For these Durrës problem areas to become viable investments, Porto Romano would need completed port relocation with clear residential zoning, title-uncertain properties would require full ASHK registration and legal clearance, and seasonal blocks would need either diversified tenant sources or significantly lower entry prices to compensate for cash flow volatility.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Durrës.
Which areas in Durrës have stagnant or declining property prices as of 2026?
As of early 2026, the Durrës areas showing stagnant or flat property prices are older apartment blocks in peripheral Kënetë, commodity-style inland developments far from the beach, and aging buildings in parts of Shkozet that have not been renovated since the 2019 earthquake.
These underperforming Durrës areas have experienced price stagnation of 0% to 3% annually over the past two to three years, significantly lagging the 15% to 20% gains seen in prime coastal micro-areas during the same period.
The underlying causes of price stagnation differ by area:
- Peripheral Kënetë: Heavy new-build supply creating competition that caps older building values.
- Commodity inland developments: No unique value proposition, neither beach access nor connectivity advantage.
- Unrenovated Shkozet buildings: Post-earthquake buyer psychology favoring newer or retrofitted structures.
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Which Areas in Durrës Have the Best Long-Term Appreciation Potential?
Which areas in Durrës have historically appreciated the most recently?
The Durrës areas that have historically appreciated the most over the past five years are Currila (sea-view new builds), Vollga (established promenade area), Plazh premium locations (Florida and Iliria micro-areas), and waterfront-adjacent zones benefiting from the Yacht and Marina announcement.
Here is the approximate appreciation each top-performing Durrës area has achieved:
- Currila: Roughly 70% to 90% total appreciation since 2019, driven by new construction and sea-view scarcity.
- Vollga: Approximately 50% to 70% gains, supported by promenade access and infrastructure improvements.
- Plazh premium micro-areas: Around 55% to 75% increase, fueled by tourism growth and STR demand.
- Waterfront adjacency zones: Variable gains of 40% to 100%, depending on proximity to confirmed project sites.
The main driver of above-average appreciation in these Durrës areas has been the convergence of three factors: limited buildable land near the sea creating scarcity, strong tourism growth generating rental income potential, and large-scale infrastructure announcements attracting speculative capital ahead of completion.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Durrës.
Which neighborhoods in Durrës are expected to see price growth in coming years?
The Durrës neighborhoods expected to see the strongest price growth in coming years are Vollga and Currila (prime scarcity play), selected Plazh micro-areas with strong management, the waterfront redevelopment influence zone, and railway corridor areas benefiting from the Tirana connection.
Here are projected annual growth rates for these high-potential Durrës neighborhoods:
- Vollga and Currila: Projected 5% to 8% annual growth as scarcity intensifies and premium buyers compete.
- Well-managed Plazh locations: Expected 4% to 7% growth driven by tourism expansion and STR professionalization.
- Waterfront redevelopment zone: High-variance projection of 8% to 15% annually, but with execution risk.
- Railway corridor areas: Anticipated 5% to 10% uplift once the Tirana to Durrës train becomes operational.
The single most important catalyst expected to drive future Durrës property price growth is the combination of the Durrës Yacht and Marina mega-project and the railway rehabilitation, which together will transform the city from a seasonal beach destination into a year-round residential and tourism hub with direct Tirana connectivity.
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 Do Locals and Expats Really Think About Different Areas in Durrës?
Which areas in Durrës do local residents consider the most desirable to live?
The Durrës areas that local residents consider most desirable to live are central Durrës near services and schools, the Vollga to Currila prime band for those with higher budgets, and well-maintained blocks in Shkozet for families seeking value and practicality.
Each desirable Durrës area appeals to locals for specific qualities:
- Central Durrës: Year-round walkability to markets, healthcare, schools, and public transport.
- Vollga to Currila: Quality buildings, sea proximity, and post-earthquake construction confidence.
- Shkozet functional blocks: Affordable family housing with good road access and local services.
The residents who typically live in these locally-preferred Durrës areas include established Albanian families, professionals working in Durrës or commuting to Tirana, retirees valuing walkable amenities, and local business owners who prioritize year-round convenience over summer tourism positioning.
Local preferences in Durrës largely align with foreign investor targets in prime seafront areas, but diverge significantly in inland neighborhoods where locals value practical amenities that foreign buyers often overlook in favor of beach proximity and rental yield potential.
Which neighborhoods in Durrës have the best reputation among expat communities?
The Durrës neighborhoods with the best reputation among expat communities are Plazh (easy beach lifestyle with furnished rental stock), Vollga and Currila (city-plus-sea vibe with higher quality), and the Gjiri i Lalëzit resort zone for those seeking gated holiday-home environments.
Expats prefer these Durrës neighborhoods for distinct reasons:
- Plazh: Abundant furnished apartments, walkable beach, restaurants, and easy short-term rental exit strategy.
- Vollga and Currila: Better building quality, promenade lifestyle, and proximity to central Durrës services.
- Gjiri i Lalëzit: Resort security, swimming pools, and organized community for seasonal residents.
The expat profile most commonly found in these popular Durrës neighborhoods includes European retirees seeking affordable Mediterranean living, remote workers attracted by low costs and beach access, and investment-focused buyers from Italy, Eastern Europe, and increasingly the Middle East who view Albanian coastal property as undervalued.
Which areas in Durrës do locals say are overhyped by foreign buyers?
The three Durrës areas that locals commonly consider overhyped by foreign buyers are certain Plazh blocks where sea-view premiums exceed building quality, parts of Shkëmbi i Kavajës with weak winter livability despite summer appeal, and some new developments near the Yacht and Marina project sold at speculative prices before infrastructure completion.
Locals believe these Durrës areas are overvalued for specific reasons:
- Overhyped Plazh blocks: Foreign buyers pay premium for "sea view" but ignore poor building management and noise.
- Shkëmbi i Kavajës seasonal pockets: Great for August holidays, but locals know winter feels abandoned.
- Speculative Yacht and Marina adjacency: Prices already reflect completion, but project timelines remain uncertain.
Foreign buyers typically see beach proximity and rental yield potential in these areas, while locals more heavily weigh year-round livability, building maintenance standards, and whether prices reflect current reality or optimistic future projections.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Durrës.
Which areas in Durrës are considered boring or undesirable by residents?
The Durrës areas that residents commonly consider boring or undesirable are industrial-adjacent pockets in Porto Romano and Spitallë, peripheral blocks in Kënetë with limited services, and some inland stretches along major roads where traffic dominates daily life without compensating amenities.
Residents find these Durrës areas unappealing for specific reasons:
- Porto Romano and Spitallë industrial edges: Truck traffic, noise, and visual blight from port operations.
- Peripheral Kënetë: Far from beaches, limited cafes and restaurants, feels disconnected from city life.
- Major road inland stretches: High traffic, dust, and noise without beach access or walkable destinations.
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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 Real Estate Survey | Central bank's official recurring survey of construction firms and agencies. | We used it to establish the macro direction of Durrës property prices and demand drivers. It serves as our backbone trend indicator before drilling into neighborhood specifics. |
| INSTAT Tourism Statistics | Albania's official statistics office and primary source for tourism volumes. | We used it to quantify tourism demand supporting short-term rental markets in Durrës. It helps validate whether STR growth narratives match actual visitor numbers. |
| INSTAT Building Permits Data | Official government data on new construction pipeline and approved floor area. | We used it to assess supply risk in different Durrës neighborhoods. Heavy permit activity signals potential oversupply that can cap price growth. |
| Colliers Albania Market Overview | Major global real estate consultancy with transparent research publications. | We used it to cross-check our neighborhood conclusions against institutional research. It provides professional triangulation on coastal demand drivers. |
| WBIF Railway Project Database | Official EU infrastructure financing platform with detailed project specifications. | We used it to map exactly which Durrës areas benefit from Tirana and Rinas airport connectivity improvements. Project-level detail enables precise location analysis. |
| EBRD Albania Railways Financing | Top-tier international development bank with project-level disclosures. | We used it to identify infrastructure that realistically moves commute times and land values. EBRD announcements represent high-confidence pipeline rather than rumors. |
| AirDNA Durrës Market Data | Widely used STR data provider tracking Airbnb and Vrbo performance. | We used it to quantify short-term rental fundamentals including occupancy rates, average daily rates, and revenue potential across Durrës micro-areas. |
| AirROI Bashkia Durrës Portal | Downloadable market-level STR metrics and listing counts for the municipality. | We used it to triangulate STR supply growth and flag oversaturation risk when listings rise faster than demand in specific Durrës neighborhoods. |
| Homezone.al Listings | Major Albanian listing aggregator exposing current prices and square meters. | We used it to build neighborhood-specific price ranges from real, dated listings. It serves as our market tape for offer prices across Durrës areas. |
| ASHK State Cadastre Agency | Government body responsible for cadastral records and property registration. | We used it to explain how ownership is proven in Albania. ASHK verification is central to due diligence advice for foreign buyers in Durrës. |
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