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How much is a square metre of flat in 2026? About €2,100 in Tirana, €1,500 in Durrës, €2,700 in Vlorë, and between €1,600 and €3,500 in Sarandë. These are averages and asking prices; inside one city the spread is wider than between cities. In Tirana a new flat in Blloku asks €3,000-5,500 per m², while Kombinat starts at €1,000. Below, each city district by district, with the source of every figure: Deloitte's averages, Keydata's recorded sales for Tirana, Domlivo's research base and the median of the listings on Domlivo.
| City | Average per m² (Deloitte, 2025) | Other measure |
|---|---|---|
| Tirana | about €2,100 | sales in Q2 2025: €2,054 inside the Small Ring, €1,768 outside (Keydata) |
| Durrës | about €1,650 | median of Domlivo listings €1,500 (511 flats, 18.10.2026) |
| Vlorë | about €2,700 | Lungomare €2,500-3,500, centre from €800 (research base) |
| Sarandë | - | centre €1,600-1,800, promenade €3,000-3,500 (research base) |
Deloitte's figures include new and older flats. Our research-base bands are asking prices for 2026. The Domlivo median is calculated from the flats listed on the site, with the date and the number of flats behind it.
| District | New build, per m² | Resale, per m² |
|---|---|---|
| Blloku | €3,000-5,500 | €2,500-3,500 |
| City Center and Pazari i Ri | €2,300-3,500 | €1,500-2,500 |
| Artificial Lake | €2,400-3,000 | €2,000-2,700 |
| Komuna e Parisit | €2,000-3,000 | €1,700-2,200 |
| Myslym Shyri | €2,000-2,500 | €1,500-2,000 |
| New Boulevard | €1,900-2,700 | - |
| 21 Dhjetori | €1,800-2,200 | €1,400-1,800 |
| Don Bosko | €1,500-2,000 | €1,200-1,600 |
| Astir and Unaza e Re | €1,200-1,500 | €900-1,200 |
| Kashar | €1,000-1,400 | €800-1,100 |
| Kombinat | €1,000-1,300 | €700-1,000 |
Recorded sales tell the same story: Keydata's average for Q2 2025 was €2,660 per m² in Blloku, €2,054 inside the Small Ring and €1,768 outside it. Tirana's market has few listings on Domlivo (11 flats on 18.10.2026), so for the capital we rely on the research base and on recorded sales. Every district is on the Tirana price page.
Durrës has the most listings on the coast, so its medians are the firmest. On 18.10.2026 the median asking price was €1,500 per m² for the city, €1,611 in Plazh (148 flats), €1,376 in Golem (139), €1,404 in Shkëmbi i Kavajës (72) and €1,616 in the city centre (66). The seafront of the centre, Currila and Vollga, asks €1,900-2,800 per m²; Golem's first line €2,000-2,500. The month-by-month changes are in our Durrës asking-price index.
Vlorë has two markets. The Lungomare, the seafront promenade, asks €2,500-3,500 per m²; the second line behind it €2,000-2,500. Jonufër and Radhimë, south of the city, ask €2,000-3,000 for newer complexes with a view, Orikum €1,300-1,500, and the city centre from €800 to €1,800. See Vlorë by zone.
Sarandë asks €1,600-1,800 per m² in the centre, €2,000-2,500 for new flats within a kilometre of the sea and €3,000-3,500 on the promenade, where resort apartments reach €4,000. Ksamil ranges from €1,800 to €3,000. The 11 flats listed on Domlivo on 18.10.2026 asked a median €2,041 per m². See Sarandë by zone.
The reference price the state uses for taxes is much lower than these figures: in Durrës 67,500 lekë per m², according to the press, about half of what flats there ask. What applies in each city in 2026 is in our article on reference prices by city.
About €2,100 on Deloitte's 2025 average, with a wide spread: a new flat in Blloku asks €3,000-5,500 per m², while Kombinat starts at €1,000. Recorded sales in Q2 2025 averaged €2,054 per m² inside the Small Ring and €1,768 outside it.
The 511 flats and studios listed on Domlivo on 18.10.2026 asked a median €1,500 per m². By district: €1,611 in Plazh, €1,376 in Golem, €1,404 in Shkëmbi i Kavajës and €1,616 in the city centre. Deloitte's 2025 average for Durrës is about €1,650.
On the Lungomare €2,500-3,500, on the second line €2,000-2,500, in Jonufër and Radhimë €2,000-3,000, and in the city centre from €800. Deloitte's 2025 average for Vlorë is about €2,700, the highest of the four cities.
In the centre €1,600-1,800, for new flats near the sea €2,000-2,500, and on the promenade €3,000-3,500. Ksamil ranges from €1,800 to €3,000. The 11 flats listed on Domlivo on 18.10.2026 asked a median €2,041 per m².
Mostly asking prices: our research base and the Domlivo median measure what sellers ask. Deloitte's averages and Keydata's Tirana figures come from market data on sales. Albania publishes no official sale price per m² by city.
