Is a Sea View Still Worth Paying More for in 2025? (And When It Isn’t)

Let’s be real.  

Sea views have always been the crown jewel of real estate in the Albanian Riviera. That dreamy, uninterrupted stretch of blue, that feeling when you open your balcony door and the Ionian is just… there.  

But as prices have crept up in Saranda, Ksamil, and even quieter places like Borsh, more and more people are asking me:  

“Is the sea view still worth paying extra for?”  

The short answer? Sometimes yes. Sometimes absolutely yes.  

But not always. And if anyone tells you otherwise, they probably haven’t lived here year-round like I have.  

⸻  

The Myth of the “Sea View Tax”  

Let’s clear something up first: there’s no actual “sea view tax” in Albania.  

But… it feels like it sometimes. A 1+1 apartment on the second line from the sea can cost €1,500 per m². Add that direct sea view, and suddenly it’s €2,000 or more.  

And I get it. That’s not pocket change. Especially if you’re buying from abroad or looking for an affordable property for Airbnb income.  

But here’s the thing. Not all sea views are created equal.  

Just because you technically can see the water doesn’t mean it’s worth the markup.  

Last week, I showed a client a 1-bedroom in White Residence in Saranda— this one here —and when she stepped onto the balcony and saw the full panoramic view, she was speechless. She just stood there. Said nothing. That moment reminded me why I love this job.  

That sea view? Totally worth the price. I’d pay extra for it too.  

⸻  

So… When Is It Worth It?  

Let me break it down the way I would for a friend at my favorite bar near the port (the one with the old wooden chairs and the best raki in town):  

1. When You’re Planning to Use the Apartment Yourself  

If you’re buying a second home to enjoy during summers—or even planning to retire here—then go for the view. Life’s too short to stare at a parking lot.  

Imagine waking up to the sound of waves and having breakfast on the balcony while the town slowly wakes up.  

I do that almost every morning. It never gets old.  

2. If You Want Maximum Airbnb Return  

Tourists don’t care how new your tiles are or what brand your water heater is.  

They care about that view . It’s what sells the booking.  

In 2024, I had clients renting out seaview apartments at €120–€150/night in July and August. The same size, same building, no view? €70–€90 tops.  

You do the math. Over a few summers, that view pays for itself.  

⸻  

And When It Isn’t Worth It 

Alright, here’s where I might upset some sellers… but honesty first. 

1. If It’s a Partial or Distant View 

There’s this trick some developers use: they say “sea view” but forget to mention you’ll need to squint between two buildings and lean a little over the balcony rail to see a glimpse of water. 

Not worth the premium. 

Take Residenca 12 , for example. It’s not directly on the first line, but the location, layout, and finish are excellent—and the pricing reflects that. 

It’s a smart buy for someone who wants quality without overpaying for a sea view they’ll barely use. 

2. If the Apartment Faces the West in Peak Summer 

This might sound counterintuitive, but hear me out: some west-facing sea-view apartments get scorching hot in July and August. 

Unless the developer invested in top insulation or shading, your AC bill will be sky-high. 

Plus, you won’t even enjoy the balcony in the afternoon. It’s like sitting in an oven. 

3. When You’re Buying Purely for Appreciation, Not Rental 

If your goal is long-term value growth—not short-term rental cash flow—then sometimes it’s smarter to buy a second-row apartment in an up-and-coming area. 

Borsh, for example. Land is still affordable there, and we’ve just launched White Residence Villas , which are right near the beach , but you’re investing in the lifestyle and potential of the whole area—not just the view. 

⸻ 

A Tangent, But Worth It: The Magic of Sea Sounds 

Okay, I know this is supposed to be about views , but I have to say—there’s something about hearing the sea at night. 

You won’t always get that with a seaview apartment if it’s up a hill or near a busy road. 

But in some first-line buildings—like the original White Residence complex —you get both. 

The view, and that soft rhythm of waves while you sleep. 

Don’t underestimate how much value that adds to your experience here. 

⸻ 

Local Tip: Consider Elevation, Not Just Distance 

Most people think “the closer to the beach, the better the view.” 

Not always true. 

Some of the best views in Saranda come from elevated buildings a bit up the hill—where you don’t just see the sea, but the entire bay. Especially at sunset, when the light hits the mountains across the water and everything turns gold. 

So yeah, don’t just chase first-line. Chase angle . 

I’ve seen second and even third-line apartments with better sea views than buildings right by the water. 

⸻ 

Final Thoughts: It’s About More Than Just What You See

At the end of the day, buying property in Albania—whether it’s a beachfront apartment or a cozy hillside unit—is personal. You have to weigh the lifestyle you want with the value you’re getting.

For me? I’ll always love that moment when a client walks into a room, sees the view, and just pauses. That pause means everything.

And if you’re curious what kind of view your budget can get you in 2025, come have a coffee with me (I’ll take you to the place across from the Greek bakery—trust me, better espresso than anywhere on the promenade).

Or just explore our current listings. Start with something like this one in White Residence if you want the full experience. Or check our new developments here if you’re thinking more long-term.

Whatever you decide, remember: you’re not just buying square meters.

You’re buying how you’ll feel when you open the window every morning.