Investing in Durrës
Durrës for investors: districts, prices, rents and yields
On Oct 26, 2026 Domlivo lists 542 flats for sale in Durrës at a median of €1,500 per m², 471 of them within 1 km of the sea. On an annual contract a one-bedroom flat returns about 2.8-4.9 % gross in Mali i Robit, the best of the districts. Below: every district with its live figures and yield, the season and what it does to rent, the best-priced 1+1 by the sea, and the risks a brochure leaves out.
Why Durrës, in numbers
- Median asking price, flats
- €1,500/m²
- Flats for sale
- 542
- Within 1,000 m of the sea
- 471
- New builds for sale
- 71
Live asking prices of the flats listed on Domlivo, Oct 26, 2026. Not sale prices.
Durrës is where the Albanian market actually is: the largest port, the beach closest to Tirana and the airport (40 minutes), and nine out of ten flats on this site. A twenty-kilometre line of residential blocks runs from the city beach through Plazh, Shkëmbi i Kavajës and Golem to Qerret and Mali i Robit, and that line is what investors buy: a 1+1 on the second or third row, let to holidaymakers in summer and to locals or remote workers the rest of the year.
The districts price differently, and so do the tenants. The centre and the city beach live all year: shops, schools, the port, advertised 1+1 rents of €250-€400 a month. The beach districts south of the city empty out from October to May: an annual contract there is priced at the winter rate, €200-€350, while summer lets fetch €400-€600. The table below runs the annual-contract arithmetic over the live median price of a 1+1 in each district, with the 15 % income tax and a vacancy month taken out.
Every figure on this page is recomputed hourly from the live listings; the rents are the only numbers that are not, and they come from our data sheet on long-term rents with the achieved-rent caveat: 5-10 % below advertised. A district needs at least five priced flats to get a row.
Investing in Albanian property: every city, prices, rents, yields and taxes
District by district
Flats for sale, median asking €/m², the 1+1 median and lowest price, the share within 1 km of the sea, new builds, and the gross and net yield of a 1+1 on an annual contract, Oct 26, 2026. A linked district opens its listings.
| District | Flats | Median, €/m² | 1+1 median (from, n) | By the sea | New builds | Gross yield | Net yield |
|---|---|---|---|---|---|---|---|
| Plazh | 154 | €1,635 | €109,000 (€62,400, 77) | 92 % | 2 | 2.2-3.9 % | 0.8-2 % |
| Golem | 124 | €1,423 | €95,000 (€73,400, 70) | 86 % | 24 | 2.5-4.4 % | 1-2.4 % |
| Shkëmbi | 81 | €1,404 | €88,000 (€55,000, 47) | 84 % | 2 | 2.7-4.8 % | 1.1-2.6 % |
| City Center | 63 | €1,705 | €129,000 (€63,000, 13) | 79 % | 2 | 2.3-3.7 % | 0.9-1.9 % |
| Mali i Robit | 30 | €1,711 | €85,000 (€57,850, 21) | 97 % | 6 | 2.8-4.9 % | 1.2-2.7 % |
| Qerret | 14 | €1,698 | €128,000 (€83,200, 6) | 86 % | 2 | 1.9-3.3 % | 0.6-1.6 % |
| Plepa | 8 | €1,646 | €97,500 (€67,000, 4) | 100 % | 0 | 2.5-4.3 % | 1-2.3 % |
| Currila | 6 | €3,095 | from €170,000 (1) | 100 % | 0 | — | — |
Yield = twelve months of the district group's annual-contract rent over the median 1+1 price: centre €250-€400, beach districts €200-€350 (the winter rate; summer lets fetch €400-€600). Net = after a vacancy month, a half-month letting fee, repairs, insurance, building tax and the 15 % income tax, over price plus buying costs, as the rental yield calculator computes it; no management fee. Advertised rents; achieved rents run 5-10 % lower. By the sea = within 1 km as the listing states, or first line.
Every district of Durrës with its prices and description · Rental yield calculator: your flat, your rent, summer or annual · Golem or Plazh: the two beach districts compared
The season, and what it does to the numbers
Durrës is a summer town with a city attached; the two halves rent differently.
From June to September the beach districts are full: Albanian and Kosovar families, then Poles, Czechs and Germans on package holidays, at nightly rates that make a summer month worth €400-€600 for a 1+1. From October to May the same flat is empty or let to a long-term tenant at €200-€350. A holiday-let strategy therefore lives on four months and dies on the other eight unless the flat is in the centre, where a €250-€400 tenant pays all year.
The honest comparison: a 1+1 on the beach let to holidaymakers can gross more than the same flat on an annual contract, but after cleaning, platform fees of about 6 %, the 2.25 % tourist tax, utilities the owner pays and a manager who holds the keys, the net often lands at or below the annual contract. Run the calculator with your own occupancy; nobody else's number applies to your building.
New builds change the arithmetic twice: the instalment plan spreads the price until handover, and the first two summers usually run below the district's rates while the building is still a site. The listings tell you the stage and the promised handover; the table above counts how many each district has.
12 best-priced 1+1 flats by the sea
One-bedroom flats within 1,000 m of the sea or on the first line, ranked by price per m² against their district's median, at most 3 per district. Prices and availability as the listings state them.
What can go wrong
The four things an owner in Durrës deals with, and how to price them in before you buy.
Oversupply on the beach line
Golem and Shkëmbi i Kavajës have been building for fifteen years and are still building; the table shows how many new builds each district carries. More supply means a longer winter vacancy and slower resale. Buy the building, not the district: a block with a managed pool, a working lift and an owners' association rents and resells; a block without them competes on price alone.
The building itself
Durrës sits on soft ground and had the 2019 earthquake; blocks built after it follow the newer code, older ones may or may not have been checked. Before paying, have a lawyer read the title and the building permit, confirm the occupancy certificate, and ask whether any extension or terrace was legalised. A flat in an unfinished or unlegalised block cannot be sold with a clean deed, whatever the price.
Eight months of winter
A beach flat with no tenant from October to May still pays the building fee, electricity for the heating you leave on against damp, insurance and the building tax. Budget the vacancy month the table assumes, and a second one in the first year while you find a tenant; a manager on the ground costs 10-15 % of rent and is the difference between a let flat and an empty one.
Getting out
Resale in Durrës takes months, not weeks: the buyers are the same foreigners who found you, and they come in spring. A completed flat with a clean deed sells faster than an off-plan contract, and a flat priced at its district's median sells faster than one priced at the developer's dream. Price the exit when you buy, not when you need it.
Purchase cost calculator: notary, cadastre, agency, on your price
Read before you buy
Durrës as a rental market, and the one project that will move the city's prices: the marina.
Sep 16, 2026
Durrës Yachts & Marina (Eagle Hills) in 2026: What a Buyer Should Know Before Paying a Deposit
Two towers have settled, sales began before the permits and the port the project replaces has not moved. The facts behind Albania's largest development, and how to read them as a buyer.
Read moreQuestions investors ask about Durrës
Short answers with the live figures; the table and the calculator go deeper.
On Oct 26, 2026 the median one-bedroom flat in Mali i Robit, the district with the best yield, asked €85,000; at the annual-contract rent of its group that is 2.8-4.9 % gross and about 1.2-2.7 % net after a vacancy month, a letting fee, running costs and the 15 % income tax. Advertised rents run 5-10 % above achieved ones, so take the lower end as the realistic one.
For an annual tenant, the centre and the city beach: they live all year and advertise €250-€400 for a 1+1. For holiday lets, Golem and Plazh: the most summer demand, the most competition, €400-€600 a month in season and €200-€350 or empty in winter. Shkëmbi i Kavajës and Mali i Robit are the cheaper buys with the same summer. The table shows what each costs today.
Grossly, often; net, often not. Four full months at €400-€600 beat twelve at €200-€350 on paper, but cleaning, platform fees of about 6 %, the 2.25 % tourist tax, the owner's utilities and a manager take a third or more of the summer gross, and the other eight months bring nothing unless you find an annual tenant anyway. The calculator lets you compare both with your own occupancy.
For letting, the first three rows: holidaymakers walk to the beach, and the listings state the distance. The table shows the share of each district's flats within 1 km. A first-line flat costs more per m² and rents for more in summer; a third-row flat costs less and rents nearly the same to an annual tenant, who cares about the bus and the supermarket more than the sand.
Durrës has 71 new builds for sale now, with instalments until handover and a 10-20 % discount on the finished price; the price of that is the developer's delay and a deed only after completion. For a first purchase in Durrës a completed flat in a block with its occupancy certificate is the safer buy: it lets this summer and sells with a clean title.
Yes, with a manager on the ground: key handover, cleaning, guests, the annual tax declaration by 31 March and the building fee. Agencies and private managers in Durrës charge about 10-15 % of rent for annual lets and 20-30 % of turnover for holiday lets. A power of attorney at a notary lets your lawyer sign the deed and the lease without you flying in.