Ksamil costs more per square metre than Sarandë, €1,800-3,000/m², and earns less from short-term rental. The zone carries 522 listings, up 86% year on year, running at 38.3% occupancy: supply has grown far faster than the season has. Buying here on projected rental income alone does not work at these prices, and the arithmetic gets worse with every completion.
The islands and the water are the reason to own in Ksamil; the yield is not. Reference rates of 60,000-100,000 lek/m² for Ksamil come from the 2026 draft map, which has not been approved; notary and tax costs follow the rate in force, so ask the notary which applies.
