Doing Business in Albania: The Real Pros and Cons No One Tells You

I’ve lived and worked in real estate in Saranda for most of my life. And if there’s one thing I’ve learned, it’s that doing business in Albania isn’t a straight road. It’s more like the coastal drive from Saranda to Borsh — stunning views, surprising turns, a little bumpy at times, but worth every kilometer if you know where you’re going.

A lot of foreign investors ask me, “Is it really worth it?” My answer is usually: yes — but you need to understand both the beauty and the challenges.

Let’s talk about both, the pros and the cons. Not the sugarcoated version you hear at conferences. The real story, from someone who’s been in this every single day.

The Big Advantage: Location, Location, and Again — Location

We’re sitting on the Albanian Riviera, one of the last stretches of Mediterranean coastline that hasn’t been completely priced out of reach. You can still find Saranda apartments for sale for a fraction of what you’d pay across the water in Corfu.

I truly believe Saranda offers the best value on the entire Mediterranean coast. You wake up to Ionian blue, with Greek islands in view, but your cost per square meter is still closer to €1,800–2,200 in many projects. Compare that to €5,000+ just a ferry ride away.

And it’s not just about the numbers. Living here means morning coffee at the promenade, evenings by the sea with friends, and the occasional Sunday drive to the Llogara Pass just to breathe that pine-scented mountain air.

The Cons: Bureaucracy and the Albanian Way

Now, let’s be honest. Doing business here means learning patience. Paperwork takes longer than you’d like. Sometimes an office in Tirana gives you one answer, and Saranda another. And yes, you’ll hear “come back tomorrow” more than once.

But here’s the thing: once you get used to the rhythm, it’s manageable. You learn who to call, which notary moves faster, and how to time your visits. Locals don’t stress too much about delays — and that mindset helps.

One of my German clients laughed the other week after waiting three hours for a municipal stamp. He said, “In Berlin this would never happen, but then again, in Berlin I can’t buy a beachfront property with this view for under €250,000.” He wasn’t wrong.

Tourism as the Safety Net

What makes Albania such a strong business case is the steady rise of tourism. Every summer Saranda feels fuller, Ksamil beaches look like postcards (and get just as crowded), and Borsh is slowly turning into the next “hidden gem” that’s not so hidden anymore.

That’s why seaview apartments and villas here rent so easily. Even a simple one-bedroom with a balcony can bring in €6,000–€10,000 in seasonal income if managed well. I’ve seen it happen again and again.

And sometimes, the lifestyle matters more than the yield. A couple from Sweden told me they didn’t care if their apartment broke even on Airbnb. They just wanted a place to escape the long Nordic winters, somewhere their kids would always remember summers by the sea. That’s another layer of “ROI” that no spreadsheet shows.

A Tangent: The Small Things That Make It Real

Sometimes I think the best way to explain Albania is not through numbers, but through small moments. Like the family-run taverna just before you enter Borsh — the one that serves grilled fish caught that same morning. I’ve taken clients there after property viewings, and almost every time they say, “This feels like Greece in the 1980s — before it got too commercial.”

Or the evenings in Saranda when the promenade fills with families eating ice cream and young couples strolling by the water. It’s simple, but it’s what keeps people coming back. And yes, those are the same people booking your apartments.

The Hidden Pro: No Transfer Tax on New Constructions

This is something most foreigners don’t know at first. If you buy a brand-new apartment or villa directly from the developer, you don’t pay the property transfer tax. That’s 3% saved immediately. It might not sound like much, but on a €200,000 purchase, that’s €6,000 you keep in your pocket.

And if you choose the right development, the long-term upside is significant. For example, in Ksamil, there’s a new residence that just finished in 2025 — brand new apartments, quiet neighborhood, 7 minutes walking distance to the beach, and even a private swimming pool just for residents. It’s called White Residence Ksamil. I’ve walked those hallways myself, and I can tell you the feeling of stepping into a fresh, modern building so close to the sea is something special.

The Challenge: Infrastructure Still Catching Up

Not everything is perfect. Roads, internet, sometimes even electricity — they can lag behind the pace of development. Ksamil, for example, struggles with parking in high season. Saranda’s traffic in July and August tests everyone’s patience.

But here’s the perspective: these are signs of a country growing fast. The government is investing more in roads, marinas, airports. Vlora’s new airport is expected to shift the tourism map dramatically. When it happens, properties already owned along the coast will rise in value.

Long-Term Play: Southern Albania Is Not Just a Trend

I’ve been around long enough to know that hype comes and goes. But southern Albania isn’t hype anymore — it’s on a steady path. Every year, more foreigners buy here, more boutique hotels open, and more locals realize the value of preserving what we have.

Just look at Borsh. Ten years ago, hardly anyone outside Albania knew it. Today, it’s on the radar of international travel magazines. We’re already seeing serious projects there, like White Residence Villas Borsh — a gated set of private villas with pools and sea views. That kind of development shows you where the market is heading: quality, security, and lifestyle.

My Honest Advice

So, is doing business in Albania easy? No.
Is it rewarding? Absolutely.

The pros: affordable properties, high tourism growth, stunning locations, and tax advantages.
The cons: bureaucracy, slower infrastructure, and the occasional surprise along the way.

But maybe that’s part of the charm. You don’t come to Albania expecting everything to be smooth and polished. You come for the views, the people, the opportunities that still exist here when most of the Mediterranean has already been carved up by billionaires.

And if you’re serious about investing, my advice is simple: come, spend a week here. Walk the streets of Saranda. Have coffee in Ksamil. Drive the coastal road to Borsh. Talk to locals, eat at small tavernas, and then look at the properties with your own eyes.

Because once you do, the decision usually becomes very clear.