Borsh, Qeparo, or Lukova? Which Hidden Village Is Right for You?

There’s a certain moment that always hits me when I’m driving south from Saranda. Just after I pass the turn for Ksamil and the busy summer traffic begins to thin out, the coastline opens up. The Ionian Sea turns a deeper shade of blue. Olive groves stretch endlessly on either side. It feels like time slows down.  

And that’s when I know I’m entering my favorite part of the Albanian Riviera .  

Everyone’s heard of Saranda. And yes, we still have great Saranda apartments for sale —close to the beach, ready for Airbnb, with all the comforts. But for those who crave something a little quieter, a little more raw and real, I always ask the same question:  

Have you considered Borsh, Qeparo, or Lukova?  

Because if you’re looking for seaview apartments, beachfront property, or just affordable properties with soul— these villages are where the real magic still lives .  

Let me walk you through them, from a local’s point of view.  

Borsh – Wild, Open, and Full of Potential  

Let’s start with the one I personally recommend the most: Borsh .  

It’s the largest village on this stretch of the Riviera, but it doesn’t feel big. Instead, it feels… free. There’s space here. The beach goes on for 3 full kilometers , with smooth pebbles, no high-rises, and—this is key— actual silence in the evenings. You’ll hear cicadas. Maybe some music from a family grilling lamb by the beach. That’s it.  

What I love about Borsh is that it still feels undiscovered, even though the smart investors are already circling . Last month, I toured a couple from the Netherlands through one of our villas— this one here . 3 bedrooms, private pool, mountain views behind you, sea views in front. And guess what? They made their decision within 24 hours.  

The beach has no concrete boardwalk. Just a dirt road, some beach bars, and the occasional tractor passing by. That might sound rustic, but for the right buyer—it’s gold. People are looking for exactly this kind of untouched charm.  

There’s a small taverna near the old castle ruins where I usually take clients for a coffee after showings. They serve fig jam that’s homemade by the owner’s mother. She brings it out herself, in slippers. That’s Borsh.  

If you want to build or buy somewhere with space, sea views, and the feeling that you’re part of something still growing— Borsh is it .  

Qeparo – Stone Walls, Old Souls, and Elevated Living  

A few kilometers up the road is Qeparo —split into two parts: upper and lower. Upper Qeparo is something else entirely. It’s perched on a hill, with stone houses, narrow alleys, and one of the best panoramic views of the Riviera .  

It’s not for everyone, though. Some clients fall in love instantly. Others get cold feet when they realize there’s no grocery store around the corner.  

But if you’re into heritage properties , slow living, and long evenings watching the sun set behind the castle of Porto Palermo—you’ll feel right at home here.   

A client of mine, a German filmmaker, bought a small stone ruin in upper Qeparo last year. He’s been slowly restoring it with local craftsmen—lime plaster, original roof tiles, hand-carved wood beams. Every time I visit, I feel like I’ve time-traveled. 

Lower Qeparo, closer to the beach, has a different vibe. It’s developing. A few small boutique hotels. Quiet cafés. Walkable to the beach. It’s a nice mix of old and new, but the lots are smaller, and views aren’t as wide open as Borsh . 

Still, for someone who wants charm, history, and a community of like-minded creatives— Qeparo is deeply special . 

Lukova – Laid-Back Hills and Secret Beaches 

Now, Lukova is the closest of the three to Saranda. About 30 minutes by car. 

It’s built higher up, so most of the houses have killer views , even if they’re not right on the beach. The terrain is steeper here, but with the right plot or property, you’ll feel like you’re on top of the world. 

Lukova is perfect for someone who wants privacy . You can build a house here and barely see your neighbor. There are a few well-hidden boutique stays tucked into the hills that you wouldn’t even spot from the road. 

The beach? Less accessible than Borsh. You have to take a little winding road down—but once you’re there, it’s all yours. In mid-September, I’ve walked the whole stretch alone. 

Lukova isn’t trying to become a tourist hub. It’s holding onto its peacefulness. It might not be the place for high Airbnb turnover, but for long-term living or occasional escape ? It’s a gem. 

So, Which One Is Right for You? 

Here’s how I usually frame it for clients: 

• Want to invest in something that’ll grow in value, near the beach, with rental potential? → Borsh. 

• Want heritage, peace, and a restoration project with character? → Qeparo. 

• Want tranquility, privacy, and unbelievable views close to Saranda? → Lukova. 

Of course, every property is different—and every buyer is, too. 

Just last week, I showed a family from Italy a seaview apartment in Saranda. They loved it. But two days later, we walked through Borsh and they said, “This feels like our place.” That’s the thing—you don’t always know what you’re looking for until your feet touch the soil. 

Final Thoughts (And a Little Insider Advice) 

If you’re planning to buy in Albania, don’t rush. The views will still be here next week. 

Spend a day in each village. Eat lunch at the fish place on the left side of Borsh beach (not the fancy one, the one with the plastic chairs). Watch how the light moves through the valley in Lukova. Take a photo of the sunset from upper Qeparo—you’ll thank me later. 

And when you’re ready to talk about land, villas, or something in between, I’d be happy to help. We’ve got a few hidden gems not even on the site yet. 

But if you want to get started now, take a look at this 3-villa project in Borsh . Honestly, it’s one of the best-located investments I’ve seen all year. 

Whether you choose Borsh, Qeparo, or Lukova— you’re not just buying a property. You’re choosing a lifestyle that’s becoming harder and harder to find. 

And I genuinely believe the Albanian Riviera is one of the last places in Europe where it’s still possible. 

(The photo on this blog is captured in Qeparo, Albania)