Foreign Buyers in Albania: Which Nationalities Are Investing the Most & What They’re Looking For

I’ve been working in real estate in Saranda for years, long enough to see neighborhoods change, new residences rise from the ground, and foreigners slowly fall in love with this coastline the same way we locals did decades ago. Sometimes it happens suddenly — someone steps out of the car, looks at the sea, and says nothing for a few seconds. Other times it’s gradual, like the couple I met recently who came “just to explore”, but by the end of the day they were already comparing ROI numbers and asking about the best seaview apartments on the Albanian Riviera.

Foreign interest in Albanian real estate isn’t new anymore, but the reasons behind it — and the specific nationalities buying the most — tell a very interesting story about how our coastline is changing.

Let me walk you through it from the eyes of someone who sees these buyers every single week.

Who’s Buying? The Nationalities Leading the Wave

If you asked me ten years ago, the answer would have been simple: mostly Albanians living abroad. Diaspora. Today? Completely different picture.

1. The Italians – Familiar faces looking for something quieter

Italians were among the first foreigners to discover Saranda and Ksamil, but in the last two years the demand has doubled. Many tell me the same thing:

“It feels like our south coast… just calmer. And affordable.”

They usually search for:

• beachfront property
• seaview apartments
• new developments where everything is finished with European standards

They like comfort. And coffee. Lots of coffee. I learned this during a viewing in Ksamil — before seeing the apartment, they asked me where the closest bar was. Typical.

2. The Poles, Czechs & Slovaks – ROI, ROI, ROI

These buyers are laser-focused on investment potential. They calculate everything down to the nightly rate in August and the occupancy at the end of September.

They want:

• affordable properties with strong appreciation
• high-ROI rental units
• new buildings in Ksamil or central Saranda
• clean legal documentation (they check everything twice)

Last month, I spent almost two hours with a Polish investor explaining the difference between first-line hotels and regular apartments in Ksamil. He couldn’t believe how most Saranda apartments for sale offer genuine sea views, while Ksamil’s flat terrain limits that almost entirely.

3. The Dutch, Germans & Scandinavians – Quality, lifestyle, long-term stays

These clients love the calmness. The space. The clean water. The fact that a local will offer them raki at 10 a.m. “just to welcome them properly”.

They prioritize:

• peaceful neighborhoods
• modern buildings with parking
• long balconies for remote work
• swimming pools (this one surprises many locals, but it’s true)

One Dutch client told me, “I just want my morning coffee outside with no noise. Can you find that?” And yes, we did.

4. The French, British & Americans – Late but enthusiastic

They are discovering Albania now, especially Americans who say the same sentence almost every time:

“How is this place not famous yet?”

They’re drawn to:

• coastal lifestyle
• easy buying process
• the feeling of “getting in early”
• villas or larger apartments for family vacations

If you ever drive with an American client along the Saranda–Borsh road, watch their reaction when the sea suddenly opens up. Every single time — silence, then “Wow”.

Why All These Buyers Choose Albania

Let me be honest. Albania has flaws. Bureaucracy is slow, some roads could use love, and the construction noise in summer sometimes makes even us locals shake our heads. But despite all that, I truly believe Saranda offers the best value on the entire Mediterranean coast.

And foreigners feel this immediately.

– Prices that still make sense

Compared to Croatia, Greece, Italy… Albania is in a different category. A 150,000€ seaview apartment here would easily cost 300,000–500,000€ across the water.

– High rental returns

Even simple 1+1 units can bring 10–16% annual ROI in Ksamil or central Saranda. Investors know this. They compare Booking.com calendars and get convinced within minutes.

– Pure nature

What surprises people most isn’t the beaches — it’s the untouched feeling. You can still find quiet coves between Saranda and Borsh, and most tourists don’t know half of them exist. There’s a small café hidden above the road near Lukova that I take clients to sometimes. The owner brings fresh figs in summer, no extra charge. That moment alone sells properties.

– Hospitality

Foreigners always talk about this. The way Albanians welcome guests, especially in the south. Buying property feels less transactional and more like joining a community.

What Each Group Is Actually Looking For

Foreign buyers are not all the same. And what they prioritize tells you exactly where the market is going.

1. Location with privacy

Not isolation — privacy. Quiet-luxury areas. Streets where you can actually hear the waves or the cicadas. This is why Ksamil’s new neighborhoods and Saranda’s high ground (like Skënderbeu Street) attract so much attention.

2. New buildings with modern amenities

2025 residences with pools, elevators, underground parking, clean design. Many foreigners don’t want renovations; they want to walk in and start living tomorrow.

3. Sea view, even partial

A view, even a slice of blue, increases demand dramatically. And foreigners know this affects rental prices too.

4. Legal security

Clear documentation, construction permits, and transparency. Some nationalities barely ask, others will sit with you for hours going through every clause. I’ve experienced both.

5. Lifestyle

Closer to the beach, but not in a chaotic area. Close to supermarkets, restaurants, and the promenade, but not on top of the noise. Balance matters.

A Few Real Examples From My Daily Work

Last week, I met a couple who came to “just look around.” We walked through a quiet neighborhood in Saranda where the sea feels like it’s right in front of you. At the end of the viewing, the husband turned to the wife and said: “Why wait?”

Moments like that remind me why I enjoy this job so much.

Another time, while showing a property in Ksamil, the buyer got more excited about the little bakery downstairs than the apartment itself. These small local details — the smell of fresh byrek at 7 a.m. or the sunset from the hill above Pasqyra Beach — are what truly sell the south.

Sometimes I take a small tangent during viewings, showing people the viewpoints locals love. There’s one spot above Borsh that I always include. You stand there for two minutes and everything makes sense — why people invest here, why prices rise, why the Albanian Riviera feels different.

Quiet-Luxury Properties Foreigners Are Choosing (Very Casually Mentioned)

I don’t like to “sell” in blog posts, but since many readers ask for examples, I’ll just share a few properties that perfectly match what foreign buyers usually look for. No pressure — just inspiration.

1. A new 1-bedroom apartment in Ksamil (2025 building, pool, 7-minute walk to the beach)

Buyers who want something brand-new, in a quiet neighborhood but close to everything, often look at places like this 62m² apartment in Ksamil:
https://www.vivaview.al/en/properties/modern-1-bedroom-apartment-in-ksamil-62m2

The residence has a private pool for residents, high-end finishes, and that soft quietness people come to Ksamil for. It’s the kind of unit that works both for personal use and high-ROI summer rentals.

2. A fully furnished seaview 1+1 on Skënderbeu Street, Saranda

This one attracts buyers who want a peaceful, safe neighborhood with an uninterrupted sea view:
https://www.vivaview.al/en/properties/seaview-1-bedroom-apartment-for-sale-in-saranda-skenderbeu-street-fully-furnished

The building is new, the residence has a private pool, and the view… honestly, it’s the kind foreigners appreciate instantly. You can live here year-round or rent it out easily.

3. White Residence Villas in Borsh — quiet luxury, surrounded by nature

Some foreigners want something truly special. Privacy, space, nature, modern construction. Villas like these:
https://www.vivaview.al/en/projects/white-residence-villas-borsh

Built by our construction company with over 15 years of experience and a team of 150+ professionals, each villa has:

• 300m² total land and area
• three floors
• a private swimming pool
• veranda with full sea view
• private parking
• only a 7-minute drive from Borsh beach

These villas feel like a retreat — no noise, only nature and sea. And with 0% commission, foreign buyers appreciate the transparency.

4. New duplexes for sale in Ksamil — luxury, two pools, underground parking

For families or investors seeking something with a high return (up to 16% yearly), duplexes like this one are a perfect example:
https://www.vivaview.al/en/properties/luxury-duplex-for-sale-in-ksamil-new-building-pool-near-beach-139m2

Brand-new 2025 construction, two private pools (one exclusive for the duplex itself), underground private parking included, only 300 meters from the beach and center. Completely modern and ideal for rentals.

Again — sharing these as examples, not a sales pitch. But they reflect exactly what foreign buyers consistently choose.

Where the Market Is Heading

Foreigners are pushing the market toward:

• more modern architecture
• higher construction standards
• better management in residences
• stronger demand for sea-view apartments
• and increasing interest in villas outside the major towns

This is why Borsh, Lukova, and the quieter areas around Saranda are growing so fast. People want authenticity without sacrificing comfort.

Final Thoughts

The Albanian coastline is changing, but not in a bad way. More nationalities are discovering what we already knew — that the south is special. Still natural. Still affordable. Still full of that warm Albanian hospitality you can’t find everywhere.

Some buyers come for investment, others for lifestyle, and a few because they simply want a place where they can breathe. And honestly, who can blame them?

If you’re considering buying too, take your time. Walk the promenade. Talk to locals. Have a coffee where the old men play dominoes. Visit Borsh at sunset. Then look at the properties again — you’ll see them differently.

After so many years in this field, I can confidently say:
foreigners aren’t just buying homes in Albania — they’re buying a feeling.
And once that feeling settles in, it’s hard to let it go.

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

Photo Credit : laurabruehl_ on Instagram.