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How much does a flat cost in Sarandë in 2026? In the centre, €1,600-1,800 per m²; for a new flat within a kilometre of the sea, €2,000-2,500; on the first line of the promenade, €3,000-3,500, with resort apartments at €4,000. Ksamil, just south of the town, ranges from €1,800 to €3,000. Sarandë has the strongest holiday-let market in Albania, which explains the prices, and also the fastest-growing supply, which is the main risk. Below are the districts, what they cost, and what a flat earns in summer and in winter.
| District | Asking price per m² (typical) | What you get |
|---|---|---|
| Promenade, first line | €2,500-2,900; up to €3,000-3,500 | Sea view across the bay, the busiest strip in summer |
| Behind the promenade and Kodra (the hill) | €1,900-2,200 | Year-round town life, glimpses of the sea from higher floors |
| Gjiri i Hartës, south bay | €2,200-2,500 | Newer complexes, quieter than the centre |
| Port and old town | about €1,700 | Older buildings, close to the ferry |
| Ksamil, 300 m or more from the beach | €2,300-2,600 | Holiday flats, closes in winter |
| Ksamil, first line and sea view | €2,800-3,000 | The beaches and islands; front-line plots are scarce |
The district bands are estimates from Domlivo's research base for September 2026, built from agency samples and listings. For the town as a whole our research gives €1,600-1,800 per m² in the centre and €3,000-3,500 on the promenade. On the listings on Domlivo the 11 flats in Sarandë asked a median €2,041 per m² on 18.10.2026, with the middle 60% between €1,790 and €2,255; eleven flats is a small sample, so read it as a check on the bands, not a replacement.
On the listings on Domlivo the median Sarandë flat asked €165,000 in October 2026. In our research a one-bedroom flat of 50 m² costs about €100,000 in the centre and about €135,000 on the seafront; a two-bedroom flat of 80 m² about €160,000 and €216,000. In Ksamil the same 80 m² costs about €200,000.
Sarandë earns more per holiday flat than any other Albanian town. Our estimate for a one-bedroom flat let all season: €71-82 a night at 52-56% occupancy, about €13,800-17,000 a year before costs. August runs at about 90% occupancy, December at about 35%. Almost every guest is foreign, mostly from France and Germany, and stays about six nights.
The risk is supply. The number of holiday listings in Sarandë grew by 62% in 2025, and revenue per listing fell by 12% in the year to July 2026, according to AirROI. Ksamil is a seven-month market that closes from November to March.
Long lets pay less: a one-bedroom flat lets for about €380-450 a month on an annual contract, a gross yield of roughly 3.5-5%. Many holiday-let owners let to residents for three to five months in winter.
Sarandë is the only town on the southern coast that stays alive in winter, but it shrinks: about 35,000-40,000 people live there in winter, and most holiday flats stand empty. Many holiday flats have no heating. If you plan to spend winters there, check heating and the building's water and sewer connection before buying; only about half of the town is connected to the sewer network.
Rent is taxed in Albania at 15%; for a holiday let through a platform, on the income after the platform's commission, declared in DIVA by 31 March. The annual building tax is 0.05% of the fiscal value. Buying costs about 2.3% of the price on top. For Polish buyers, the treaty and the declaration in Poland are covered in our guide Albania for Polish buyers.
Current offers in Sarandë and Ksamil are in the Sarandë catalogue.
The centre asks €1,600-1,800 per m², new flats within a kilometre of the sea €2,000-2,500, and the promenade's first line €3,000-3,500. The 11 flats listed on Domlivo on 18.10.2026 asked a median €2,041 per m² and a median €165,000.
Similar on average and dearer on the beach: Ksamil ranges from €1,800 to €3,000 per m², and resort projects at Gjiri i Manastirit ask €5,000-6,000. Ksamil earns over a shorter season, about seven months, and largely closes from November to March.
Our estimate for a one-bedroom flat let all season is €13,800-17,000 a year before costs, at €71-82 a night and 52-56% occupancy. August runs near 90% occupancy, December about 35%. Supply grew by 62% in 2025, so new listings compete hard.
For a holiday let, the promenade or Ksamil's first line, where guests pay most. For living in winter, the centre or Kodra, which stay active all year. Gjiri i Hartës has newer complexes at €2,200-2,500 per m², quieter than the centre.
Yes. About 35,000-40,000 people live there in winter, a fraction of the summer crowd, and most holiday flats stand empty. It is still the only town on the southern coast that keeps its shops and services open all year.
