Buying a Piece of Heritage: Can You Renovate Traditional Stone Houses in Himara and Borsh?

Let me tell you something that might surprise you: some of the most beautiful homes in southern Albania aren’t the new builds with shiny tiles and glass balconies. They’re old. Worn. Sometimes crumbling. But full of soul.  

I’m talking about the traditional stone houses scattered through the hills of Himara and the green slopes above Borsh. The kind of houses your gjyshi might’ve lived in. Thick stone walls, small wooden windows, red tiled roofs that have seen generations come and go. Some sit quietly, hidden behind fig trees. Others are perched proudly on hills with unbeatable views of the Ionian Sea.  

And yes—you can still buy them. The real question is: can you renovate them?  

Why Buyers Are Drawn to These Homes  

Last week, I had a conversation with a young couple from France. They weren’t looking for your typical beachfront property in Saranda or a seaview apartment in Ksamil. They wanted something different. “We want something real,” they said. “Something that tells a story.”  

We drove into the hills above Himara. We passed goats. A guy on a donkey. Kids playing soccer on a dusty patch of land that probably hasn’t changed in 50 years. Then we arrived at this old stone house—half collapsed, roof caved in on one side, but the bones were good. The view? Unreal. You could see all the way to the turquoise line where the sea meets the sky.  

They were in love.  

And honestly, I get it. I truly believe this region offers some of the best value on the Mediterranean coast—not just in terms of price, but in authenticity.  

So Can You Actually Renovate These Old Homes?  

Short answer: yes. But it’s not as simple as slapping on some paint and new shutters.  

Most traditional stone houses in Himara and Borsh fall under protected zones or sit within historical village borders. That means you’ll need permission from the local municipality and, in some cases, from the Institute of Cultural Monuments in Tirana. They’ll want to make sure you preserve the original character—stonework, roofing style, layout. No building a giant concrete cube on top of a 200-year-old foundation.  

But here’s the good news: locals want you to preserve these homes. You’ll often get support from the community, and there are even some small-scale grants or incentives for restoring heritage properties.  

It’s not a fast process. But it’s worth it.  

What to Expect If You Buy One  

Let me be honest with you—these are not turnkey properties. You’ll need patience. And probably a good architect.  

Some homes have no electricity. Others were abandoned during communism and haven’t been touched since. You might find old wells in the backyard. Stone bread ovens still intact. In one house we visited in the old village of Qeparo, a client’s architect found old hand-carved beams under a false ceiling. Absolute treasure.  

Most buyers end up replacing roofs, installing plumbing, reinforcing walls. But they keep the charm. You don’t buy one of these to make it modern—you buy it to make it alive again.  

Prices range a lot. I’ve seen some for under €40,000, especially in upper Borsh or Old Himara. But renovation could cost twice that, depending on your taste and how much you want to preserve.  

Still, it’s a bargain compared to what you’d pay for similar heritage homes in Greece or Italy. And here, you’re on the Albanian Riviera , where tourism is booming and demand for unique stays is climbing.   

Why This Isn’t for Everyone (And That’s Okay) 

I had a client once—he was from the UK, passionate about history. Bought a place in Pilur, near Himara. Two months in, he called me almost in tears. The builders didn’t show up, the roof leaked, and a neighbor’s chicken kept sneaking into the kitchen. 

But a year later? He sent me a photo. Same kitchen. Restored beams, whitewashed walls, a window overlooking olive groves. “Best decision I ever made,” he wrote. 

This kind of project is not for people who want things fast and easy. It’s for people who appreciate the process. Who want to be part of something old becoming new again. 

The Local Touch You Won’t Find in a Brochure 

There’s a small taverna near Borsh beach—doesn’t even have a sign. The owner, Arjan, grills the best octopus you’ll ever taste. If you’re serious about buying a home in the village above, I always take clients there. Not just for the food. But because he knows who owns what. Who left for America in ’91. Which stone houses have paperwork and which are stuck in limbo. 

That’s how real estate works here. It’s not just listings and contracts. It’s people . Stories. A little gossip sometimes. 

The Investment Potential 

These homes, once renovated, have incredible rental potential. Tourists are looking for authentic experiences—especially from countries like Germany, Poland, and the Netherlands. A restored stone house with a sea view and good taste in design? That’s gold. 

I’ve helped several clients turn these places into boutique guesthouses or family retreats. You’re not just selling a room with a bed—you’re offering history, a view, a lifestyle. 

And if you plan to live in it part-time? Even better. 

Wrapping It Up

So, can you renovate a traditional stone house in Himara or Borsh? Yes.

Will it be easy? No.

Will it be one of the most meaningful real estate experiences you’ve ever had?

Absolutely.

And if you need help—someone who knows which homes still have clean titles, which corners have cell service, which roads are passable in January—I’m right here.

VivaView isn’t just about selling apartments in Saranda or beachfront property. We’re here to connect people with places that matter. Whether that’s a modern seaview apartment or a 100-year-old stone house that’s ready to come back to life.

Let’s talk if you’re ready to buy a piece of history.