The Evolution of Construction Quality in Southern Albania (2005–2025)

I still remember the first apartment I visited in Saranda back in 2005. The view? Incredible—crystal-clear Ionian water stretching all the way to Corfu. But the finish? Let’s just say you had to imagine the potential. Walls weren’t quite level, tiles were sometimes laid with more hope than precision, and you’d be lucky if the balcony railing didn’t rattle in the wind. 

That’s where we started. 

And now, twenty years later? I just walked a client through one of our White Residence sea-view units , and the moment they stepped onto the balcony, they gasped. Not just because of the view (though, wow), but because the craftsmanship finally matches the location. 

It’s been a journey. Let’s talk about it. 

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1. The Early Days (2005–2010): Big Dreams, Rough Edges 

After the early 2000s, things exploded here in the south. Everyone suddenly wanted a piece of the Albanian Riviera. Developers rushed in. Demand outpaced quality. 

I saw buildings go up in months. Corners were cut—literally. Thin walls, basic plumbing, minimal insulation. Sometimes you’d walk into a building that looked decent from the outside, but inside you’d hear every neighbor sneeze. No joke. 

Still, we were proud. Albania was building. And for buyers who were looking for affordable properties by the sea? It was a goldmine. You could get a decent 1-bedroom with a sea view for under €40,000. That kind of price for beachfront property? Unthinkable today. 

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2. The “Middle Phase” (2011–2017): The Learning Curve 

During this time, things started shifting. Slowly. 

Local developers started bringing in foreign engineers. Some even studied abroad and came back with a new mindset. We saw the first efforts at real waterproofing—finally! Buildings began including elevators, solar water systems, better window insulation. 

I remember showing a couple from Sweden an apartment near the Synagogue ruins in 2014. The place had underfloor heating and soundproofed walls. At the time, that felt like luxury. We had come a long way. 

But even then, not all builders were equal. One of the first things I learned in this business? It’s not about the building—it’s about who builds it. You could have two identical-looking buildings side by side, and only one would last a decade. 

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3. 2018–2023: The Quality Boom 

This is where things got serious. 

EU standards became the goalpost. New regulations came in. Buyers—especially foreigners—started asking more questions. They expected things like proper drainage, anti-humidity systems, sound insulation, fiber internet, and centralized cooling systems. And to be honest? I welcomed that shift. It pushed the market in the right direction. 

During these years, I started working more with projects that embraced quality from the ground up. Residenca 12 is a great example—modern, elegant, practical. Clean lines, efficient spaces. And it’s in an area where you can walk to the beach in under 7 minutes. I even know the café owner next door. He makes the best freddo espresso in town. 

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4. 2024–2025: The New Standard 

Today, the market feels different. Professional. You feel it in every construction meeting. In how projects are marketed. In how foreign investors are treated. In the attention to long-term value. 

Take the White Residence Villas in Borsh for example. Full seaview, private pools, modern design—but also smart land positioning to avoid moisture issues in winter. Not something people talked about 10 years ago. Now? It’s a dealbreaker. 

What’s wild is that prices, while rising, are still competitive. Compared to Greece or Croatia, our seaview apartments in Saranda are still a bargain. And honestly? I truly believe Saranda offers the best value on the entire Mediterranean coast. 

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Tangent: The Day It Hit Me

Last week, I showed a client a stunning seaview apartment in Ksamil. New construction, full of light, walking distance to the beach. When she walked in, she said: “This feels like a villa in Italy—but better.”

That moment reminded me why I love this job. Not just because of the view or the sale, but because I’ve seen how far we’ve come. From shaky tiles in 2005 to true architectural beauty today.

And when she asked if there was a taverna nearby where we could grab lunch, I smiled. Took her to the tiny one by the beach in Borsh—the one hidden behind the fig trees. No menu. Just trust the owner.

She was sold.

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5. What Buyers Should Know Today

If you’re considering buying, especially off-plan, ask these questions:

• Who’s the developer? Do they have a proven track record?

• What materials are being used? Ask about windows, waterproofing, sound insulation.

• Is the building positioned to reduce wind and water exposure?

• Are the shared spaces (like staircases and garages) included in the budget or sold later?

These details make a difference.

One of the upcoming projects we’re working on, this one, has become a favorite of mine because they’ve thought about all of it—even down to the landscaping between buildings to improve airflow.

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Final Thoughts: What’s Next for the South?

Construction in Albania still has room to grow—but we’re finally on the right path. The old mindset of “build fast, sell faster” is fading. More buyers are choosing long-term value over quick discounts.

And honestly? That makes my job more rewarding.

I still walk around Saranda every evening. The city’s changing, for sure. New buildings, more lights, more tourists. But the soul is the same. The sea is still here. The food still tastes better when it’s cooked by someone’s grandmother. And that golden light before sunset? Still the best in Europe.

If you’re looking for Saranda apartments for sale, or curious about investing in a beachfront property, let’s talk. Not with pressure. Just a coffee. Maybe on a balcony. With a view, of course.