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Tirana Apartment Prices, 2020–2026: The Full Trajectory
Tirana apartments roughly doubled in six years, from about 1,000 euros per square metre in 2020 to 1,863 euros by the second quarter of 2025. Almost the entire move landed in two of those years, 2023 through the second half of 2024, which alone ran 56% year on year. Then the market went flat.
| Period | Average price | Change |
|---|---|---|
| 2020 | ~€1,000/m² | — |
| H1 2022 | ~€1,128/m² | +15.6% y/y |
| 2023 | — | ~+30% for the year |
| H2 2024 | — | +56% y/y — the fastest six months on record |
| Q2 2025 | €1,863/m² | +7% y/y (Keydata, actual transactions) |
| H2 2025 | — | 0% q/q, +4.4% y/y — the plateau |
Six years, roughly a doubling in price, and almost the entire move concentrated in two years — 2023 through H2 2024 — before the market went flat. That shape matters more than any single-year number: a market that runs hot for eighteen months and then plateaus behaves differently, and gets priced differently by careful buyers, than one that's been climbing steadily the whole time.
One widely cited listing-aggregator tracker showed asking prices in the centre up 44–50% from 2024 to 2025. Actual transaction data — the Bank of Albania's own index and Keydata's transaction-based figures — shows a real move, but a meaningfully smaller one over the same period. The gap is sellers anchoring to the boom-year headlines rather than current demand, and it's worth knowing which figure you're looking at before treating an asking price as the market rate: a number pulled from listings is not the same thing as a number pulled from closed sales.
A citywide 0% quarter-on-quarter figure hides real divergence underneath it. The New Boulevard's second line rose 36% in the same twelve months the city as a whole went flat — the fastest mover of any district DomLivo tracks, driven by a specific master-plan catalyst rather than general market momentum. That's the pattern worth taking from the plateau: it's a citywide average slowing down, not every district slowing down at the same rate, and the districts still moving tend to have their own specific driver behind them rather than riding the general 2023–2024 wave.
The slowdown shows up in how long a sale takes, too — average time to sell in Tirana stretched from 7.1 months in H2 2024 to 8.1 months in H2 2025, a full extra month, and a much more direct signal of buyer hesitation than the headline price figure alone.
Albania's official reference prices — the base for annual property tax — average 124,300 lek/m² (about €1,270) across Tirana, but that citywide average hides the widest reference-price spread of any Albanian city. The ceiling is Blloku, at 228,400 lek/m² (about €2,330) — the country's single highest reference zone. The floor is Paskuqan, at 62,500 lek (about €640). A roughly 3.7-times spread inside one municipality is a useful reminder that "Tirana's price" was never one number to begin with. These reference prices matter beyond curiosity, too — they're the tax base for the annual property tax, currently 0.05% of fiscal value, and they set the floor for the notary's transfer-tax calculation if a private contract quotes below the zone reference: the tariff switches to the reference figure instead of the contract price. A district's reference price isn't just a data point; it's the number that follows you into every future tax bill.
Building permits hit a record 1.9 million square metres in 2024 alone — a wave of new supply that takes one to three years to actually reach the market as finished, sellable units. None of the price plateau seen in H2 2025 fully accounts for that supply landing yet; it's still ahead, not behind, and it's arguably the single biggest unpriced variable in any 2026 forecast for this city, bigger than any single quarter's transaction data.
A market that ran +56% and then flattened to 0% isn't behaving like a market about to resume its old pace — it's behaving like one that ran ahead of its own fundamentals and is now waiting for either incomes or the record supply pipeline to catch up. Whether that makes 2026 a good time to buy is a separate question with its own honest answer, but the trajectory itself argues for more caution about extrapolating 2024's headline growth rate forward than most listings currently price in, six years of data now sitting behind that caution rather than a single quarter's read.