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Durrës Yachts & Marina (Eagle Hills) in 2026: What a Buyer Should Know Before Paying a Deposit
If you are weighing an apartment in Durrës Yachts & Marina, the short answer from our research is: not until the foundation question is settled. Two of the three built towers have been confirmed to be sinking, the project is financed mostly by buyers' own deposits, and the port it is meant to replace is still working where it has always been. None of that means the project will fail. It means the risk sits with the buyer, and the price does not reflect it.
The marina is Albania's largest property development: a joint venture in which Eagle Hills and Nshmi hold 67% and the state agency ASDC holds 33%, with the state contributing the land and an exemption from the infrastructure tax. The plan is about 13,000 apartments — 93% of the floor area is housing — plus 280 yacht berths, at a declared €2–2.5 billion. So far three towers have been built, out of roughly 1,680 apartments in the first phase.
In May 2026 the construction inspectorate IKMT confirmed that two of the built towers have settled, by 28 cm and 18 cm. A subcontractor claims the movement is as much as 74 cm; we could not verify that figure. The problem reported is that the piles were not driven to suit the sandy ground — the same soil that runs along the whole Durrës coast.
The money is the second issue. The investor's own funds cover about 6.8% of the project; the rest relies mainly on pre-sales. Those raised about €42 million in 2023–24 against a company capital of €7 million, and the investor's plan projects a 615% return. Sales also began before the permits were in place, and the European Commission has been following the deal.
The marina is built on the idea that the cargo port moves out of the city to Porto Romano, a €400–410 million project. The tender for it has failed twice; in March 2026 the only bidder, Archirodon, did not submit an offer. The government says the move will go ahead. Until it does, the whole timeline of the marina — and the view many buyers are paying for — depends on a port that has no contractor.
Launch prices were €1,500–1,600/m². Asking prices are now €2,000–3,000/m², €4,000–5,500/m² with a view of the marina, and penthouses go up to €1.2 million. For comparison, new builds on the first line in Plazh and Golem ask about €2,000–2,500/m², in buildings that already stand. You can check what finished stock costs in the Durrës price table.
The checks are the same for any off-plan purchase in Albania; here they simply matter more.
In our 2026 assessment the marina is on the list of ideas we would avoid until the foundation problem is resolved: pre-sales without escrow, sandy ground and a dependence on a port move that has not started is the highest concentration of risk in the country. If you want a new apartment by the sea in Durrës now, a finished building with its occupancy permit carries none of these three risks. Browse new builds in Durrës or apartments near the sea.
