Are property prices in Albania still rising in 2026?

Yes, but far more slowly than in 2024 and 2025. The Bank of Albania's survey for the first half of 2026 (published in September 2026) shows national house prices unchanged on the previous half-year and 10% higher than a year earlier, down from annual growth of 41.7% in the first half of 2025 and 28% in the second. Tirana rose 10% in the half-year after a flat end of 2025.

Data compiled by Fedir AlpatovUpdated

The Bank of Albania index, half-year by half-year

Bank of Albania house price index (Fisher), change in %
Half-yearNational, vs previous halfNational, vs a year earlierTirana, vs previous halfTirana, vs a year earlier
H1 2024+16.9%n/a+23.5%+11%
H2 2024+23.6%+44.5%+26.2%+56%
H1 2025+14.6%+41.7%+5.1%+32.6%
H2 2025+11.7%+28%0%+4.4%
H1 20260%+10%+10%+9%

Method: The index comes from a half-yearly survey of real estate agents and developers (230 respondents in H1 2026). It measures the prices they report, not registered sales.

Sources · 5

Other signals

Market indicators, latest available
IndicatorLatest figurePeriodSource
Average time to sell a home9.9 months (9.1 a half-year earlier); coast 8.2, Tirana 9.7H1 2026Bank of Albania survey
Homes sold to non-residentsabout 20% (about 25% in H2 2025)H1 2026Bank of Albania survey
Sales financed with a bank loanabout 58%H1 2026Bank of Albania survey
Average rate on new euro home loans5.4% (4.9% a year earlier)H1 2026Bank of Albania data via Gazeta Tema
Bank of Albania policy rate2.5%, unchanged7 October 2026Bank of Albania
Permits for new buildings460 (+30.7%), 331 of them residentialQ2 2026INSTAT
Construction cost of dwellings+1.1% a yearQ2 2026INSTAT
Average apartment price in Tirana€2,116/m²Q2 2026Keydata via Faktoje
Median asking price of a flat in Durrës (live)€1,500/m² across 530 flatsOct 26, 2026Domlivo Price Index
Sources · 8

What changed in 2026

  • National growth stopped. After five half-years of rises, the Bank of Albania index did not move between the second half of 2025 and the first half of 2026.
  • Tirana picked up again. It was flat in the second half of 2025, when the coast drove the national rise, and then gained 10% in the first half of 2026.
  • Coastal homes sell faster. The average time to sell on the coast fell from 9.9 to 8.2 months, while Tirana went from 8.1 to 9.7.
  • Fewer foreign buyers in the mix. The share of homes bought by non-residents fell from about 25% to about 20%, most of them still EU citizens.

Supply keeps coming: INSTAT counted 30.7% more permits for new buildings in Q2 2026 than a year earlier, while building costs rose only 1.1%. Borrowing in euro became slightly dearer, at 5.4% on new home loans.

Asking prices and real sale prices

The Bank of Albania index is the only national series, and it rests on what agents report. Neither ASHK nor INSTAT publishes an index of registered sale prices.

Asking prices on listing sites run above completed sales. In the Bank of Albania survey for the first half of 2025, more than half of agents said they closed sales at the asking price or up to 5% below it.

Questions and answers

Not on the latest official survey: national prices were flat in the first half of 2026 against the second half of 2025, and 10% higher than a year earlier.

Sources

  1. Albanian Daily News: Bank of Albania Fisher house price index, H1 2026. Albanian Daily News (reporting the Bank of Albania survey), 2026-09-24 (accessed 2026-10-21)
  2. Gazeta Tema: Home sales fall but prices keep rising (Bank of Albania, H2 2025). Gazeta Tema (reporting the Bank of Albania survey), 2026-06-08 (accessed 2026-10-21)
  3. INSTAT: Building permits, Q2 2026. INSTAT, 2026-08-28 (accessed 2026-10-21)
  4. INSTAT: Construction cost index for dwellings, Q2 2026. INSTAT, 2026-09-03 (accessed 2026-10-21)
  5. Bank of Albania: Monetary policy decision of 7 October 2026. Bank of Albania, 2026-10-07 (accessed 2026-10-21)
  6. Gazeta Tema: Bank lending hits record €2.3bn in Albania (H1 2026). Gazeta Tema (reporting Bank of Albania data), 2026-08-28 (accessed 2026-10-21)
  7. Faktoje: Apartment prices in Tirana against the most expensive market in Europe. Faktoje.al, 2026-09-16 (accessed 2026-10-21)
  8. Domlivo Price Index: median asking price per m² of flats for sale, by city and district. Domlivo (accessed 2026-10-19)
  9. Euronews Albania — BoA H1 2024 (Tirana +23.5%), 2024-09-11 (accessed 2026-09-09)
  10. Shqiptarja — BoA H2 2024 (+56% Tirana YoY), 2025-04-25 (accessed 2026-09-09)
  11. Shqiptarja — BoA HPI H1 2025 (+41.7%), 2025-09-24 (accessed 2026-09-09)

What is missing

Gaps we know about: questions we have no reliable data for yet.

  • There is no official index of registered sale prices; the Bank of Albania index is survey-based.
  • The Bank of Albania's own H1 2026 publication could not be opened; its figures here come from press reports of it.