Lekursi Hillside Project in Saranda – What It Means for Property Investors on the Albanian Riviera

A New Vision Rising Above the Ionian

If you’ve ever stood at Lekursi Castle just before sunset, you know the feeling.
The wind comes softly from the Ionian Sea, Corfu glows across the water, and Saranda spreads out below like a mosaic of white buildings and blue reflections. It’s the kind of place where you pause for a moment… not because you planned to, but because the view demands it.

That hill has watched over the city for centuries.

Back in 1537, Suleiman the Magnificent ordered the construction of the castle as a fortress — a place meant to control the coastline and guard the horizon. Stone walls. Strategic views. Power.

Now something very different is rising on the same hillside.

A project designed by the late Spanish architect Ricardo Bofill, one of the most influential architects of our time. Instead of a fortress, the vision here is something softer — almost poetic. A 67.8-hectare terraced development that blends villas, apartments, gardens, and cultural spaces into the landscape itself.

And if you ask me as someone who works in real estate in Saranda every day, this is one of the most important projects the city has ever seen.

Not just because it’s beautiful.
But because of what it signals.

Saranda is entering a new phase.

Saranda’s Transformation Is Already Underway

People sometimes think these big projects appear suddenly. They don’t.
They usually arrive after years of quiet momentum.

I’ve been working in this market long enough to notice the small shifts. The first boutique hotels opening near the promenade. New residences along Butrinti Road. The growing number of foreign buyers asking about seaview apartments or beachfront property on the Albanian Riviera.

And lately, there’s another factor accelerating everything.

The new international airport planned for the south of Albania.

Once travelers can fly directly into the Riviera, Saranda will feel a lot closer to the rest of Europe. For investors, accessibility is always the turning point. I’ve seen it happen in other Mediterranean markets.

But Saranda still has one big advantage.

Prices here are still relatively affordable compared to the rest of the Mediterranean.

Actually, I often say this to clients — and I truly believe it — Saranda offers the best value on the entire Mediterranean coast right now.

A Bofill Masterpiece Above the City

The Lekursi hillside project is unlike anything previously built in the region.

Instead of imposing large towers or dense structures, the architecture follows the natural terraces of the land. Villas seem to grow out of the hillside itself, their shapes echoing the surrounding terrain.

Each villa will feature three to five bedrooms, private pools reflecting the sky, and wide terraces that open toward the Ionian Sea. When you stand there, Corfu feels close enough to touch.

It’s a different kind of luxury.

Quiet. Integrated. Mediterranean in spirit.

Even the apartment buildings are designed in low-rise forms that blend into the slope rather than dominate it. From intimate one-bedroom apartments to expansive penthouse suites, the structures feel more like extensions of the land than typical constructions.

Then there are the ApartHotels, cafés, wellness spaces, art galleries.

It’s almost like a small coastal village — but carefully designed.

And that matters.

Because projects like this don’t just add buildings.
They redefine the identity of a city.

What This Means for Property Values

Whenever a landmark development appears in a city, it creates a ripple effect.

I’ve seen it happen before.

A few months ago, I was showing a couple from the Netherlands a seaview apartment in Saranda. As we stood on the balcony looking toward Lekursi hill, the husband asked me something interesting:
“Isn’t that where the big project is planned?”

When I said yes, he smiled.

“Then this area will change completely.”

He wasn’t wrong.

Major architectural developments usually raise the long-term value of nearby neighborhoods. New infrastructure arrives. Roads improve. Restaurants and services appear. And the reputation of the location grows internationally.

For investors, that’s exactly the moment when opportunity appears.

Buy before the transformation is complete.

The Areas That Could Benefit the Most

Naturally, the Lekursi hillside and Panorama Road zone will feel the strongest impact.

In fact, one property we’re currently offering sits directly above Panorama Road, exactly where future growth is expected. It’s an existing three-floor coastal building with uninterrupted sea views — and the potential to become something much bigger in the coming years.

For someone thinking long-term, properties like this can be fascinating investments.

You can see it here if you're curious:
https://www.vivaview.al/en/properties/coastal-3-floor-building-for-sale-in-saranda-positioned-above-panorama-road-with-full-sea-views

Sometimes I tell clients the same thing:
buy early, earn later.

Not because it sounds nice — but because that’s often how real estate really works.

Another Side of the Market: Private Villas

Of course, not everyone wants a large development project. Some buyers prefer something more personal.

A house. A garden. Privacy.

In Saranda, those opportunities still exist — especially in quieter residential areas slightly away from the busy promenade.

One example I like showing clients is a private villa in the Surra area, a peaceful neighborhood where you can actually hear the wind through the olive trees at night. The property has a spacious layout and its own swimming pool, which makes it perfect for families who want privacy while still being close to the city.

Here it is if you want to see it:
https://www.vivaview.al/en/properties/private-villa-for-sale-in-saranda-albania-with-swimming-pool-surra

Moments like these remind me of something.

Sometimes the best investments aren’t the loudest ones.
They’re simply the ones that age well.

A Quick Tangent About Saranda’s Coffee Culture

Let me step away from real estate for a second.

If you ever visit Saranda early in the morning, walk toward the old promenade near the ferry port. There’s a small café where locals gather before work. Builders, fishermen, taxi drivers, sometimes even architects.

Everyone drinks espresso.

And everyone talks about property.

It’s funny actually — that café might be the most accurate “real estate indicator” in the city. When conversations start revolving around land prices and new developments, you know the market is heating up.

Recently, Lekursi has been the main topic.

Anyway. Back to the story.

New Investment Models Are Appearing

Another interesting trend I’m seeing in Saranda is flexible investment models, especially for international buyers.

For example, some new developments allow payment in installments during construction, which makes it easier for investors to enter the market earlier.

Projects like Slates by VivaView follow this approach. It’s a premium hotel development currently in its early construction phases with direct sea views — the kind of project that aims for a high-end hospitality experience.

You can take a look here:
https://www.vivaview.al/en/projects/slates-by-vivaview

Similarly, The Wave, a new building on Butrinti Road, offers investors the option to purchase seaview apartments or commercial spaces, again with installment structures available.

Here it is:
https://www.vivaview.al/en/projects/the-wave

Developments like these are interesting because they combine affordable entry points today with the potential appreciation that large city transformations can bring tomorrow.

Commercial Opportunities Will Grow Too

When a large project like Lekursi begins shaping the skyline, commercial spaces suddenly become more valuable.

Think about it.

More residents. More visitors. More international attention.

That means cafés, restaurants, boutiques, galleries — all needing locations close to the sea and the promenade.

We recently listed a commercial shop only 50 meters from the beach, with a large terrace and parking space. Properties like this often become the backbone of the tourism economy.

You can see it here:
https://www.vivaview.al/en/properties/perfect-commercial-shop-for-rent-in-saranda-234m2-terrace-parking-50m-from-beach-first-line-location

It’s the kind of location where a successful restaurant or beach lounge could thrive for years.

The Bigger Picture for the Albanian Riviera

When you step back and look at everything happening — the airport, the Lekursi project, the growing number of new residences — you start to see a pattern.

The Albanian Riviera is evolving.

But thankfully, it’s not losing its soul.

You can still drive fifteen minutes south of Saranda and find small villages where people dry figs on their balconies and fishermen mend nets near the shore. You can still hear traditional Albanian music drifting from seaside tavernas late at night.

And yet, at the same time, international architects like Ricardo Bofill are shaping the future skyline.

That contrast is exactly what makes this region special.

Final Thoughts

Sometimes I return to Lekursi Castle late in the evening.

Tourists are gone. The air is quieter. The city lights begin to appear below.

From that hill, you can see Saranda stretching along the coastline, Corfu floating in the distance, and the terraces where this new project will rise.

History and future in the same frame.

For investors, moments like this make one thing clear:

Saranda is no longer a hidden secret of the Mediterranean.

It’s becoming a destination — and a market — that the world is starting to notice.

And if the Lekursi project unfolds the way it’s envisioned, the city we see today might just be the beginning.

Information referenced in this blog: https://capitalpoint.al/lekures-project/