How fast are property prices rising in Sarandë?
Nobody publishes an official price series for Sarandë, so growth can only be traced through asking prices: agents quoted €2,000-3,000/m² for new first-line flats in 2019, and in May 2024 the Albanian Builders Association put new builds at €2,200-2,500/m² and beachfront flats above €3,000/m². Demand grew fast: Butrint had 295,152 visitors in 2025, 47% more than in 2024, and active Airbnb listings in the Sarandë area rose 41% in the year to September 2026.
Data compiled by Fedir AlpatovUpdated
What the price data shows
The Bank of Albania survey does not report Sarandë separately. Its national index rose 41.7% in the year to the first half of 2025 and 28% in the year to the second half, when the coast drove the rise, and was flat in the first half of 2026.
| When | What was measured | €/m² | Source |
|---|---|---|---|
| 2019 | New first-line flats, asking | 2,000-3,000 | Agents via Tirana Times |
| 2024 | Older flats / new builds / beachfront | 1,500 / 2,200-2,500 / over 3,000 | Albanian Builders Association via Monitor |
| September 2026 | Flats for sale on Century 21 Albania, 9 listings | median 2,149 (1,318-3,390) | Century 21 listings |
| Live | Flats for sale on Domlivo | median 2,041 (13 flats, indicative) | Domlivo Price Index |
Method: All figures are asking prices or agents’ quotes from different samples. They show the price level at each date, not a measured rate of growth.
Sources · 3
- DATA-KB2-SARANDE-00032000–3000 EUR/m²Sarandë first-line new-build asking prices, 2019 (agents via Tirana Times)Confidence: LOWPeriod: 2019verified 2026-10-21Tirana Times: Too expensive seacoast apartments on sale
- Confidence: MEDIUMPeriod: 2024verified 2026-10-21Tirana Times: Property prices on Albanian coast soar, partially driven by foreign buyers
- DATA-PROPERTY-SARANDA-000559–100 €/m² (asking ÷ advertised area)(marketplace sample, added 2026-09-10)Confidence: MEDIUMPeriod: listings live 2026-09-10verified 2026-09-09century21albania.com — property search, city=Sarande, list view, page 1 (of 239)
The official reference price
The reference price is the floor the tax office uses when a flat is sold. For Sarandë it is still a single 2016-level figure of 56,000 ALL/m², about €609. A Ministry of Finance draft from July 2025 would split the town into five zones; it had not been approved by March 2026, and we found no later adoption.
| Status | ALL/m² | About €/m² | Against the price in force |
|---|---|---|---|
| In force (VKM 132/2018) | 56,000 | 609 | - |
| Draft, zones 1 and 3 | 100,000 | 1,087 | +79% |
| Draft, zones 2 and 5 | 80,000 | 869 | +43% |
| Draft, zone 4 | 65,000 | 706 | +16% |
Method: 92.02 ALL = €1. The published draft does not name the streets in each zone.
Sources · 2
- DATA-KB2-REF-0001Durrës 67,500; Vlorë 61,800; Orikum 60,000; Himarë 58,000; Shkodër 58,000; Sarandë 56,000; Shëngjin 56,000 ALL/m². 2016-level prices, one figure per town, still in force in 2026.Official reference prices for dwellings outside Tirana (VKM 132/2018, Annex 1 a.1)Confidence: HIGHPeriod: in force 2026verified 2026-10-21VKM 132/2018 on the taxable value of buildings, consolidated with VKM 457/2023 (Annex 1 reference prices)
- DATA-KB2-SARANDE-000165000–100000 ALL/m²Draft zoned reference prices for Sarandë (Ministry of Finance, July 2025, not in force)Confidence: HIGHPeriod: draft, July 2025verified 2026-10-21Ministry of Finance draft reference-price maps, RENJK 850 (Qarku Vlorë, p. 33)
The demand behind the prices
| Indicator | Figure | Period | Source |
|---|---|---|---|
| Butrint National Park visitors | 295,152 (2024: 200,570) | 2025 | ATA |
| Passengers through Sarandë port | 497,285 (Q3 2024: 392,067) | Q3 2025 | INSTAT |
| Active Airbnb listings, Sarandë area | 2,209 (+41% a year), occupancy 42.2% | Oct 2025 - Sep 2026 | AirROI |
| Active Airbnb listings, Sarandë | 2,782, median occupancy 59% | Sep 2025 - Aug 2026 | Airbtics |
Method: AirROI and Airbtics draw the area differently and count listings differently; read the two as a range.
Sources · 4
- Confidence: MEDIUMPeriod: Oct 2025 - Sep 2026verified 2026-10-21AirROI — Sarandë, Southern Albania (wider area incl. Ksamil)
- Confidence: MEDIUMPeriod: Sep 2025 - Aug 2026verified 2026-10-21Airbtics: Annual Airbnb revenue in Sarandë
What to check before buying
- Supply is growing fast. AirROI counts 41% more active listings than a year earlier, while average revenue rose 11%, so more flats compete for the same guests.
- Illegal building is being enforced. The territorial inspectorate demolished 3 buildings in Ksamil in 2025, and in May 2026 prosecutors issued arrest warrants over illegal construction in Sarandë and Ksamil. Check the building permit and the ownership certificate before paying a deposit.
- Vlora airport, the nearest one under construction, has no flights yet; visitors reach Sarandë by road or through its port.
Questions and answers
Asking prices for new first-line flats were €2,000-3,000/m² in 2019; in 2024 new builds were quoted at €2,200-2,500/m² and beachfront flats above €3,000. No official series measures the rate of growth.
Century 21 Albania listings had a median of €2,149/m² in September 2026, on a sample of nine; new beachfront flats were quoted above €3,000/m² in 2024.
If the July 2025 draft is approved, the floor for tax on a sale would rise from 56,000 ALL/m² to 65,000-100,000 ALL/m², depending on the zone. It was not in force in autumn 2026.
Visitors are: Butrint had 47% more visitors in 2025 than in 2024. Listings grew too, by 41% in a year, so competition between hosts is rising as well.
Sources
- VKM 132/2018 on the taxable value of buildings, consolidated with VKM 457/2023 (Annex 1 reference prices). Ministry of Finance, Directorate of Property Tax, 2023-08-01 (accessed 2026-10-21)
- Ministry of Finance draft reference-price maps, RENJK 850 (Qarku Vlorë, p. 33). Ministry of Finance (public consultation), 2025-07-23 (accessed 2026-10-21)
- Balkanweb: ASHK still uses the 2016 reference prices. Balkanweb, 2026-03-06 (accessed 2026-10-21)
- Tirana Times: Property prices on Albanian coast soar, partially driven by foreign buyers. Tirana Times (reporting the Albanian Builders Association via Monitor), 2024-05-29 (accessed 2026-10-21)
- Tirana Times: Too expensive seacoast apartments on sale. Tirana Times (quoting Century 21 Albania) (accessed 2026-10-21)
- ATA via AMAN: Butrint National Park visitors in 2025. Albanian Telegraphic Agency (ATA), via AMAN Alliance, 2026-01-07 (accessed 2026-10-21)
- ATA via AMAN: Butrint National Park visitors in 2024. Albanian Telegraphic Agency (ATA), via AMAN Alliance, 2025-01-11 (accessed 2026-10-21)
- INSTAT: Maritime transport statistics, Q3 2025. INSTAT, 2025-10-29 (accessed 2026-10-21)
- Airbtics: Annual Airbnb revenue in Sarandë. Airbtics, 2026-10-16 (accessed 2026-10-21)
- Shqiptarja: IKMT report for 2025, 447 illegal buildings demolished. Shqiptarja.com, 2026-03-26 (accessed 2026-10-21)
- Balkanweb: arrest warrants over illegal construction in Sarandë and Ksamil. Balkanweb, 2026-05-25 (accessed 2026-10-21)
- AirROI — Sarandë, Southern Albania (wider area incl. Ksamil), 2026-08-08 (accessed 2026-09-09)
- Domlivo Price Index: median asking price per m² of flats for sale, by city and district. Domlivo (accessed 2026-10-19)
- century21albania.com — property search, city=Sarande, list view, page 1 (of 239), 2026-09-10 (accessed 2026-09-09)
What is missing
Gaps we know about: questions we have no reliable data for yet.
- No official or consistent price series exists for Sarandë or Ksamil.
- Whether the draft reference prices were approved after March 2026 could not be checked in the Official Gazette.
- Domlivo lists too few Sarandë flats for a headline price.