Why Compare Albania and Greece?

Every summer, I watch the ferries glide between Saranda and Corfu. Just thirty minutes across the water — two worlds, two markets, two completely different investment stories. Greece, polished and mature. Albania, fresh and full of potential.

Both countries share the same sun, the same turquoise waters, the same Mediterranean charm. But lately, more investors are asking me a simple question: “Which one gives better ROI in 2025?”

I’ve worked in the Saranda real estate market for years, showing apartments with sea views that once sold for €800/m² and now easily reach €2,000/m². Across the sea, prices in Corfu have barely moved. That’s where the story begins.

Property Price Comparison

Let’s be honest — Greece is beautiful. But beauty comes at a price. 
In 2025, average prices in Greece’s popular islands like Mykonos, Santorini, and Corfu range between €3,000 and €5,000 per square meter. Even smaller towns on the Ionian coast rarely go below €2,800.

Meanwhile, on the Albanian Riviera, you can still find seaview apartments in Saranda, Ksamil, or Vlora for €1,800 to €2,200/m². That’s less than half. And we’re talking about new constructions with pools, parking, and panoramic views.

Just last month, I visited a new project in Ksamil — a 2025 building with a private swimming pool for residents, seven minutes from the beach. Everything smelled of newness — marble floors, soft beige interiors, that calm Mediterranean light. You can see it here . This is what I mean when I say Albania offers a lower entry point without compromising lifestyle.

 Rental ROI (Short-Term Rentals / Airbnb)

ROI tells the real story.

In Greece, investors typically earn 4–6% annual return, but taxes, maintenance, and management costs eat into profits fast. Albania, on the other hand, still runs on lighter expenses. I’ve seen returns of 8–12% on coastal apartments here.

Take Ksamil and Saranda — during summer, occupancy can reach 80–90%. I had clients last August whose small one-bedroom was booked solid for three months straight, bringing in more than a typical annual salary in Tirana.

And then there’s Borsh, a peaceful stretch of coastline where we’re building White Residence Villas — a collection of luxury villas surrounded by olive trees and endless sea. Each has its own pool, private parking, and that quiet luxury feel you only get when there’s nothing but the sound of cicadas and the sea breeze. ROI projections there? Easily in double digits.

Tourism Trends & Demand

Numbers don’t lie.

Greece still dominates with over 30 million tourists a year. But growth has slowed. Albania, on the other hand, hit 10+ million visitors in 2024, and it’s still climbing — the fastest tourism growth in Europe.

In Saranda, the port now welcomes cruise ships almost daily in summer. Every time I drive past the promenade in July, I see license plates from Poland, Italy, France, even the UAE. This steady rise in tourism directly feeds the rental market — more visitors, more demand, more ROI.

And honestly, Albania still feels authentic. You can enjoy grilled fish at a small family restaurant in Lukova for €10 — the kind of place where the owner brings you homemade raki and refuses to let you pay for dessert. Try finding that kind of hospitality in Santorini these days.

Taxes & Ownership Rules

This part surprises many foreigners.

In Greece, you’ll pay high annual property taxes, capital gains tax, and inheritance tax. The buying process can also be lengthy and bureaucratic.

Albania? Much simpler. Property tax is low, there’s no capital gains tax for long-term ownership, and foreigners can buy apartments freely — no citizenship required. When I help international clients finalize their purchases here, they’re often shocked at how straightforward it is.

It’s one of the main reasons more Europeans are choosing to diversify here.

Infrastructure & Development

If you live in Saranda, you can feel the development happening.

The new Vlora International Airport is opening soon — a game-changer for the entire southern coast. The Riviera Road, connecting Vlora to Saranda, is getting smoother every year. Marinas are under construction in both Saranda and Himara, preparing for the kind of nautical tourism that transformed the Greek islands decades ago.

In real estate, infrastructure equals opportunity. And Albania’s pipeline is full.

Economic Stability & Growth

Let’s talk stability.

Greece, as an EU member, is more stable, yes — but also more saturated. Prices have matured, and yields are compressed.

Albania, still an EU candidate, is growing faster — GDP around 3–4% annually, property values climbing each year, and construction standards reaching European levels. Our company has built for over 15 years now, with a team of 150 professionals. I’ve seen the standards evolve from basic blocks to architectural projects that truly rival the Mediterranean’s best.

If you want a taste of that transformation, look at this luxury duplex for sale in Ksamil — 2025 completion, brand new, two swimming pools (one private, one shared), underground parking, just 300 meters from the beach. This is modern Albania.

 Lifestyle & Cost of Living

Both countries offer a Mediterranean lifestyle, but the cost of living them is different.

In Albania, dining out, utilities, and even renovation work are still affordable. That means better margins for investors — and a more relaxed daily life for those who choose to stay.

It’s not uncommon to see digital nomads settling in Saranda cafés with their laptops, sipping espresso with a view of Corfu. And retirees love it too — they can live comfortably by the sea on what would barely cover rent in Western Europe.

One of my favorite things? Walking along the promenade at sunset. Locals greet you with “mirëmbrëma” and you always bump into someone you know — that small-town warmth you rarely find elsewhere.

 Long-Term Outlook (2025–2030)

If we look five years ahead, the picture becomes clear.

Greece will remain solid — safe, predictable, with modest returns. It’s like a blue-chip stock: dependable but slow to grow.

Albania, meanwhile, is the growth stock of the Mediterranean. Yes, still developing, but that’s exactly where the upside lies. Prices will rise as infrastructure improves and tourism continues to break records.

I’ve seen it before — the same pattern Italy and Croatia followed twenty years ago. And now it’s happening here, right in front of us.

 The Verdict

If you value heritage, history, and stability, Greece is still a wonderful place to invest. But if your goal is ROI, capital appreciation, and affordable entry, Albania wins in 2025 — and likely for years to come.

I truly believe Saranda offers the best value on the entire Mediterranean coast. You can still buy a fully furnished seaview apartment with a pool in a quiet, safe neighborhood for a fraction of the Greek price — like this one on Skënderbeu Street , where you wake up to open sea views and total serenity.

As a local who’s watched Saranda grow from a sleepy fishing town into one of Europe’s rising coastal gems, I can tell you this: Albania is no longer “the next big thing.” It’s already happening.

And the investors who move now — before prices catch up to Greece — are the ones who’ll look back and say, we bought at the right time.

Written by: 
A local real estate expert from Saranda 
VivaView Real Estate – Specialists in the Albanian Riviera