Which regions of Albania are most popular with property investors?
Tirana, the Durrës coast and the south around Vlorë and Sarandë. Deloitte's Property Index 2025 put average asking prices at €2,400/m² in Vlorë, €2,000 in Tirana and €1,350 in Durrës (2024 data), and the Bank of Albania's survey for the first half of 2026 found coastal homes selling fastest, in 8.2 months against 9.7 in Tirana, with about 20% of all homes bought by non-residents.
Données compilées par Fedir AlpatovMis à jour le
The main markets compared
| Region | Average asking price, 2024 (Deloitte) | What drives demand | Flats listed on Domlivo (live) |
|---|---|---|---|
| Tirana | €2,000/m², +25% a year | The capital: jobs and tenants all year; 1+1 rent €590 a month in H1 2026 | 14 |
| Durrës and its coast | €1,350/m² | The nearest beach to Tirana and the largest supply of flats on the coast | 530, median €1 500/m² |
| Vlorë | €2,400/m², +25% a year | Seafront city on the south coast; its airport is built but not open | 6 |
| Sarandë and Ksamil | not covered | Butrint (295,152 visitors in 2025) and 2,200-2,800 Airbnb listings | 13 |
| Shëngjin | not covered | North coast; official reference price 56,000 ALL/m², the same as Sarandë | 98 |
Méthode: Deloitte figures are asking prices from its Property Index 2025, the first edition to include Albania. Domlivo counts are flats and studios with a usable price, recomputed hourly; a sample under 30 is indicative.
Sources · 7
- Fiabilité: MEDIUMPériode: 2024 data (index published 2025-08-22)vérifié 2026-09-09Hashtag.al — Deloitte Property Index 2025
- Fiabilité: MEDIUMPériode: January–June 2026 vs January–June 2025vérifié 2026-09-09Sot.com.al (reprint of Monitor.al) "Të paktën 600 euro në muaj / Shtëpitë me qira bëhen mollë e ndaluar"
- Fiabilité: MEDIUMPériode: 2026-10vérifié 2026-10-21ShkodraWeb: Vlora airport, an owners’ dispute or a matter of competition? (opinion)
- Fiabilité: MEDIUMPériode: Oct 2025 - Sep 2026vérifié 2026-10-21AirROI — Sarandë, Southern Albania (wider area incl. Ksamil)
- Fiabilité: MEDIUMPériode: Sep 2025 - Aug 2026vérifié 2026-10-21Airbtics: Annual Airbnb revenue in Sarandë
- 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)Fiabilité: HIGHPériode: in force 2026vérifié 2026-10-21VKM 132/2018 on the taxable value of buildings, consolidated with VKM 457/2023 (Annex 1 reference prices)
What the official data says about demand
| Indicator | Figure | Period | Source |
|---|---|---|---|
| Time to sell a home, coast | 8.2 months (9.9 a half-year earlier) | H1 2026 | Bank of Albania survey |
| Time to sell a home, Tirana | 9.7 months (8.1 a half-year earlier) | H1 2026 | Bank of Albania survey |
| Homes bought by non-residents | about 20%, about 85% of them EU citizens | H1 2026 | Bank of Albania survey |
| Arrivals of foreign citizens | 12,466,038 (+6.6%) | 2025 | INSTAT |
| Arrivals of foreign citizens | 9,443,700 (+5.3%) | Jan-Aug 2026 | INSTAT |
| Passengers at Tirana airport | 11.6 million (+8.7%) | 2025 | Tirana International Airport |
Sources · 5
- Fiabilité: HIGHPériode: H1 2026vérifié 2026-10-21Albanian Daily News: Bank of Albania Fisher house price index, H1 2026
- Fiabilité: MEDIUMPériode: H1 2026vérifié 2026-10-21Albanian Daily News: Bank of Albania Fisher house price index, H1 2026
- Fiabilité: HIGHPériode: 2025 (annual)vérifié 2026-09-09SeeNews — "Tirana airport handles 8.7% more passengers in 2025"
Which region suits which plan
- Letting to tenants all year: Tirana. Rents are higher than on the coast, and the city has jobs and universities.
- A flat by the sea within an hour of the capital: Durrës. It has the most listings, so prices can be compared district by district.
- Holiday letting in the south: Vlorë and Sarandë. Prices per m² are higher, and the nearest international airport in service is still Tirana.
- Taxes are national and the same everywhere. The official reference price, the floor for the tax on a later sale, differs by town: 56,000 ALL/m² in Sarandë and Shëngjin, 67,500 in Durrës and up to 228,400 in central Tirana.
Questions et réponses
Mostly in Tirana and along the coast from Durrës to Sarandë. The Bank of Albania survey found about 20% of homes sold in the first half of 2026 went to non-residents, mostly EU citizens, and coastal homes sold fastest.
Among the cities Deloitte covers, Vlorë: €2,400/m² on average in 2024, against €2,000 in Tirana and €1,350 in Durrës.
Durrës, by a wide margin, in the Domlivo index: 530 flats, against 14 in Tirana.
Yes, more slowly: arrivals of foreign citizens rose 6.6% in 2025 and 5.3% in January-August 2026.
Sources
- Hashtag.al — Deloitte Property Index 2025, 2025-10-13 (consulté le 2026-09-09)
- Albanian Daily News: Bank of Albania Fisher house price index, H1 2026. Albanian Daily News (reporting the Bank of Albania survey), 2026-09-24 (consulté le 2026-10-21)
- INSTAT: Movements of citizens, December 2025. INSTAT, 2026-01-23 (consulté le 2026-10-21)
- INSTAT: Movements of citizens, August 2026. INSTAT, 2026-09-25 (consulté le 2026-10-21)
- 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 (consulté le 2026-10-21)
- SeeNews — "Tirana airport handles 8.7% more passengers in 2025", 2026-01-01 (consulté le 2026-09-09)
- Domlivo Price Index: median asking price per m² of flats for sale, by city and district. Domlivo (consulté le 2026-10-19)
- Sot.com.al (reprint of Monitor.al) "Të paktën 600 euro në muaj / Shtëpitë me qira bëhen mollë e ndaluar", 2026-08-09 (consulté le 2026-09-09)
- ShkodraWeb: Vlora airport, an owners’ dispute or a matter of competition? (opinion). ShkodraWeb, 2026-10-11 (consulté le 2026-10-21)
- ATA via AMAN: Butrint National Park visitors in 2025. Albanian Telegraphic Agency (ATA), via AMAN Alliance, 2026-01-07 (consulté le 2026-10-21)
- AirROI — Sarandë, Southern Albania (wider area incl. Ksamil), 2026-08-08 (consulté le 2026-09-09)
- Airbtics: Annual Airbnb revenue in Sarandë. Airbtics, 2026-10-16 (consulté le 2026-10-21)
Ce qui manque
Les lacunes que nous connaissons. Les signaler rend le reste plus fiable.
- No official breakdown of sales or of foreign purchases by region (ASHK or INSTAT) was found.
- Deloitte's 2026 edition with 2025 data was not found; Sarandë and Shëngjin are not covered.