From Communism to Coastal Villas: Albania’s Surprising Real Estate Evolution

It still amazes me how quickly things change here. 

If you had told my grandparents—who lived through the grey uniformity of communist Albania—that one day people would be buying beachfront villas in the south, they would’ve laughed. Back then, owning private property wasn’t even a concept. Everything belonged to the state. Your home, your land, your dreams—they were shared, or more accurately, controlled. 

Fast forward to today, and I’m walking clients through modern seaview apartments in Ksamil that wouldn’t look out of place in the south of France. 

Crazy, right? 

From Closed Borders to Open Doors 

When the regime fell in the early ‘90s, everything shifted overnight. People were suddenly allowed to own land again. But here’s the thing—it wasn’t just a policy change. It was a mindset change. Albanians, especially in the south, had to figure out what it meant to build something of their own, not just physically, but emotionally too. 

I remember the first real estate transaction I ever handled in Saranda. It was almost a decade ago. The paperwork took forever (don’t get me started on old land titles), but the look on the seller’s face when the deal was done—that pride—was unforgettable. It was more than just a sale. It was a symbol. 

Now, people from all over Europe—and beyond—are discovering what we locals have always known: this place is special. 

Why the Albanian Riviera? 

I truly believe Saranda offers the best value on the entire Mediterranean coast. You can still find beachfront property at prices that would be unthinkable in Greece or Italy. I’m not just saying that because I work in real estate—it’s something I see every day. 

Last week, I showed a client a stunning property in Ksamil and their reaction reminded me why I love this job. They stepped onto the balcony, saw the Ionian Sea glowing blue beneath the sun, and just whispered, “This is paradise.” 

And it is. 

The beaches here are crystal-clear. The seafood is fresh from the dock. And if you know where to look (and believe me, I do), you can grab a coffee in a tucked-away taverna for less than a euro. There’s one just past the olive groves near Borsh Beach—most tourists walk right past it. But it’s perfect for quiet meetings or just taking a breather between viewings. 

Real Estate Then vs. Now 

In the early 2000s, the market was all over the place. Construction was booming, but the quality? Hit or miss. Today, things are different. Buyers are smarter. Developers are more sophisticated. Materials are higher quality. And the competition? Fierce—in the best way. 

Take the White Residence , for example. It’s right on the waterfront in Saranda, built with modern finishes and wide balconies that give you that open-air Mediterranean feel. Or Residenca 12 —a newer development that balances price and quality beautifully. Properties like these are changing the game. 

I’ve had international clients tell me it feels like they’re buying a lifestyle, not just a home. And they’re right. 
A Tangent on Saranda Sunsets (Because I Can’t Help Myself)

Can we talk about the sunsets for a second?

They’re honestly one of my favorite parts of living here. There’s this viewpoint near the old synagogue ruins—if you time it right, the entire sky turns gold and pink while Corfu fades into silhouette across the channel. I always tell clients, “This is your million-euro view… without the million-euro price tag.”

That’s what makes our market so special. It’s not just about square meters. It’s about moments.

Affordable Properties That Feel Luxurious

The idea of “affordable” has shifted too. A few years ago, €100,000 might’ve gotten you a basic apartment inland. Now, you can still snag a Saranda apartment for sale near the beach—sometimes even with a sea view—if you move quickly.

And while prices are rising (especially in Ksamil, where demand is going wild), you can still find deals that feel like a steal compared to other parts of the Med.

I had a couple from Sweden last month who bought a two-bedroom seaview apartment for under €120,000. Back home, they said that barely covers a parking spot. They were over the moon.

Culture, Community, and a New Chapter

What I love most is how the communities here are evolving too. You’ll find expats mingling with locals at the markets, buying fresh tomatoes and sipping raki like they’ve lived here for years. Albanian hospitality is a real thing. People wave as you walk by. They invite you in. They want to know your story.

And there’s something grounding about that, isn’t there?

Buying property isn’t just about investment. It’s about connection. To a place. To a rhythm. To a way of life that’s slower, sunnier, and—let’s be honest—a little bit magic.

The Future of Real Estate in the South

So where’s it all headed?

Well, if you ask me, the south of Albania—especially the Albanian Riviera—is just getting started. Infrastructure is improving. Foreign investment is up. And as word spreads, so does demand. I’ve seen it firsthand. What used to be sleepy fishing villages are becoming vibrant hubs. Ksamil, Borsh, Qeparo—they’re evolving fast, but still holding onto their soul.

It’s not about becoming the “next Santorini.” It’s about becoming our version of that—authentic, grounded, and beautiful in our own way.

If you’re even slightly curious, come visit. Walk the promenade in Saranda. Try the grilled octopus at a family-run spot near the port. Let me take you to a few places, no pressure—just to see what’s possible. You might be surprised by what you find.

One Last Thing…

Oh, and pro tip? If you’re doing property viewings in the summer, wear comfortable shoes and always say yes to the homemade fig jam if someone offers it. Trust me.

Whether you’re looking for a high-end beachfront villa or one of the more affordable properties tucked a bit inland, the south of Albania has something for you.

And if you ever need help navigating it all, you know where to find me.

⸻

Want to explore available properties? Check out some of my personal favorites:

• White Residence – beachfront property in Saranda

• Residenca 12 – quality and comfort with sea views

Let’s find your piece of paradise.