How Real Estate Prices Evolve Along the Albanian Riviera: 2015–2025

When I look back to 2015, I can still remember walking along Saranda’s main boulevard, the promenade that everyone here simply calls “lungomare.” Prices were almost laughably low by today’s standards. A friend of mine bought a one-bedroom apartment with partial sea view for around €600 per square meter. At the time, many locals thought he had overpaid. Today, that same apartment would easily go for four times the price—and that’s being conservative.

This is the story of the Albanian Riviera from 2015 to 2025. A coastline that was once overlooked is now on the radar of serious investors, retirees, and even digital nomads. And the numbers tell only half the story.

The First Wave: 2015–2018

Back in 2015, Albania was just starting to attract attention as a tourist destination. Saranda had its ferry to Corfu, Himarë had its untouched charm, and Ksamil was more of a secret known mainly to Albanians and a few adventurous foreigners.

Prices in Saranda hovered between €500 and €800 per square meter depending on the view. Ksamil was even cheaper because, believe it or not, many people still thought of it as a village rather than a destination. Himarë was a different case: fewer new buildings, but locals sold family plots and houses at prices that would make you smile now.

I remember showing a small seaview apartment to a German couple in 2016. They hesitated because “the road to Tirana was too long.” That road—SH4—used to take almost six hours. Today, with improvements, it’s closer to four. Infrastructure changes like that matter more than people realize.

Infrastructure as a Game-Changer

Every rise in value here is tied to infrastructure. When the road from Saranda to Gjirokastër was improved, demand spiked. When Tirana International Airport announced a new terminal, confidence rose across the country. And now, with the Vlora International Airport under construction, you can already see the effect on nearby towns like Himarë and Borsh.

The port of Saranda also plays a role. With more cruise ships arriving every summer, property near the promenade becomes more attractive. Sometimes, when I walk clients down to the harbor and we see a ship docking, I can almost see the lightbulb moment in their eyes: “Ah, this city isn’t just small-town Albania—it’s connected to the world.”

The Middle Years: 2018–2021

Between 2018 and 2021, the growth accelerated. Saranda apartments for sale jumped to €1,000–1,200 per square meter on average, more for direct seaview properties. Ksamil started gaining international attention. I’ll never forget the summer of 2019 when a client from Poland asked me, “Why is Ksamil not on every travel magazine cover in Europe?”

That’s when developers began building more modern residences in Ksamil—luxurious, with pools, private gardens, quiet neighborhoods. The kind of homes that felt different from the classic Albanian apartment blocks. Projects like White Residence in Ksamil embody that shift. It’s a brand new development, just finished in 2025, with a private swimming pool and walking distance (seven minutes) to the beach. It’s quiet, elegant, and perfect for families or investors looking for rental income.

In Himarë, things moved slower. The charm was in its authenticity, its stone houses, and the small promenade. But when the tunnel near Llogara was announced, everyone understood what would come next: easier access, higher demand, and prices that would eventually catch up.

The New Era: 2021–2025

From 2021 onwards, Albania started appearing on the radar of bigger investors and even international media. Suddenly, there were headlines about the “last affordable Mediterranean coastline.” By 2023, Saranda prices were around €1,500–1,800 per square meter for new builds. Ksamil crossed the €2,000 mark in prime spots.

Personally, I’ve seen the sharpest growth in Ksamil. Last year, I showed a client a brand-new residence there. When they stepped onto the balcony and saw the turquoise water, they simply said: “This feels like the Maldives, but in Europe.” That’s the kind of reaction I live for in this job.

In Saranda, new projects like the ones along Panorama Street are changing the landscape. One example is this 1-bedroom seaview apartment , finishing in December 2025. It has complete sea views from every corner, underground parking with two levels, and sits in a peaceful, newly developed neighborhood. I can tell you—places like this will only increase in value once construction finishes and families start moving in.

And then there’s Borsh. For years, Borsh was “that endless beach” people passed by on their way north or south. But slowly, investors started noticing. Land that was €30 per square meter in 2015 is now easily €200–250. And the demand for villas? Tremendous. That’s why we’re building the White Residence Villas in Borsh . Four villas, each with private pools, three floors, and big verandas overlooking nothing but nature and the Ionian Sea. It’s what I call “quiet luxury”—no noise, no crowds, just views and privacy. And because they’re built directly by our construction company, buyers get them at 0% commission.

Local Life, Hidden Details

Sometimes numbers don’t capture the real charm. Like the fact that in Saranda, many people still go for evening walks on the promenade, stopping for ice cream at the same kiosks they’ve known since childhood. Or that in Ksamil, the best time to see properties is actually early morning, when the beaches are empty, and you can imagine living there before the summer crowds arrive.

In Borsh, I often take clients for a quick stop at a small café just off the main road. It’s nothing fancy, but the owner serves homemade raki, and from the terrace you can see olive groves stretching down to the sea. Moments like that make investors realize they’re not just buying property—they’re buying into a lifestyle that’s disappearing elsewhere in the Mediterranean.

Where Do We Go From Here?

By 2025, we’re looking at Saranda prices reaching €2,000–2,200 per square meter in prime areas. Ksamil will go higher—€2,500 or more. Himarë is still a bit behind, but once the Llogara tunnel is complete, expect a surge. And Borsh? That’s the hidden treasure, still affordable compared to its potential.

I truly believe Saranda offers the best value on the entire Mediterranean coast. You can still find affordable properties with full sea views, which is almost impossible in Greece or Italy. And for investors, the rental market here—boosted by Airbnb and Booking—means strong returns during the long summer season.

If you’re curious, take a look at some of the listings I mentioned. They’ll give you a feel for what’s happening on the ground:

• White Residence in Ksamil – brand new luxury apartments with pool access.
• Seaview 1+1 on Panorama Street, Saranda – modern residence, finishing 2025.
• White Villas in Borsh – quiet luxury villas surrounded by nature, each with a private pool.

Final Thoughts

Real estate on the Albanian Riviera is no longer a hidden secret, but it’s not overpriced either. We’re still in that sweet spot where early movers can get serious value. Prices will keep climbing, especially as infrastructure improves and Albania integrates further with Europe.

But beyond the numbers, it’s about the feeling. The sunsets from Saranda’s hills, the turquoise bays of Ksamil, the endless olive fields of Borsh. Those are the things that keep me passionate after years in this business. And maybe, just maybe, that’s what will convince you to make the Riviera part of your own story.