What Real Estate Agents Won’t Tell You About Buying Beachfront Property in Albania

I’ve been living and working in Saranda long enough to know that most real estate conversations around here sound pretty similar—“sea view,” “great investment,” “minutes from the beach.”  

But the truth? Not every beachfront property is as perfect as it looks in the photos. And not every agent is going to tell you the full story.  

So if you’re seriously thinking about buying a place by the sea in the Albanian Riviera, here’s what you should know—straight from someone who’s walked these hills, dealt with builders, listened to buyers’ regrets, and helped others find homes they truly love.  

Let’s get into it.  

Not All “Sea Views” Are the Same  

It sounds simple, right? You want a place with a view of the sea. That’s the dream.  

But here’s something most agents don’t explain: not all sea views are created equal.  

Some are full, wide, postcard-worthy views that you can enjoy from your bed or balcony. Others are more like… glimpses. A sliver of blue between rooftops if you lean out at the right angle.  

I once showed a client an apartment that said “sea view” on the listing. When we got there, we had to go all the way to the corner of the balcony and tilt our heads to see the water.  

You can imagine their reaction.  

That’s why when I talk about White Residence , I mention very clearly which units face the sea directly and which face the side streets. Still great apartments—but it makes a difference.  

Always ask to see the view for yourself. Don’t trust the photos. Some are taken with wide-angle lenses that make a 3-meter balcony look like a terrace at a luxury resort.  

“10 Minutes from the Beach” Can Mean Two Very Different Things  

One of the most common phrases in any beachfront property ad is “just a few minutes from the sea.”  

But here in Saranda or Ksamil, 10 minutes by foot can mean 10 minutes downhill… and then 20 minutes climbing back up.  

I’ve had clients fall in love with properties up in the hills above the city—amazing views, quiet atmosphere, modern finishes. But after spending a few days walking back from the beach with kids, or groceries, they realized it wasn’t for them.  

There’s a difference between being above the beach and being next to it. Know your priorities. If you’re planning to rent the property to tourists, that walking distance matters even more.  

I usually advise clients looking at the rental market to consider places within a flat, five-minute walk from the beach. Some of the listings in VivaView’s White Residence hit that sweet spot—and you won’t need a car or a hiking stick.   
 

The Road Might Not Be as “Accessible” as You Think 

Here’s something you won’t read in many brochures: some of the best-looking properties are located on roads that get completely congested in the summer, or worse—aren’t paved at all. 

Especially in areas just outside the main Saranda ring, like in parts of Rruga Skënderbeu or new zones in Ksamil. 

One property we had listed last year had everything going for it: sea view, modern layout, price below market average. But every client that drove there in July said the same thing: “Great place. I just don’t want to deal with that road again.” 

The infrastructure in southern Albania is getting better, but it’s still a work in progress. And during high season, one blocked car can turn a five-minute drive into a 25-minute wait. 

So when you’re looking at beachfront property in the Albanian Riviera, always test the road. Not just the apartment. Drive it during the time you think you’ll be using it most. 

New Construction Isn’t Always Better 

A lot of clients come with one idea in mind: new building = better investment. 

And often that’s true. But not always. 

Some newer buildings cut corners. I’ve been in apartments where the tiles were lifting after just one year. Where the walls weren’t properly insulated, so you could hear the neighbor sneeze. Or where the elevator worked great—until July, when the building got full and it stopped for a week. 

This is why I always recommend checking the builder’s history and looking at other properties they’ve completed. 

For example, the villas in Borsh we’re currently offering— see here —are part of a project by a developer I’ve worked with for years. The kind of guy who shows up on-site himself, not just at signing time. That kind of quality matters. 

Don’t get me wrong, there are plenty of excellent new developments around. But don’t assume “new” means “zero issues.” Ask around. Talk to neighbors. Even peek inside a few units that are already lived in. 

The Real Cost Isn’t Just the Price per Square Meter 

You’ll hear people throw around numbers like “€1,400 per square meter” or “€2,000 for seafront.” 

But that number alone doesn’t tell the whole story. 

What’s the monthly maintenance fee? Are utilities metered individually or shared across units? Is the building managed professionally, or is it just the neighbor with the keys? 

And—this is a big one—is the property fully legalized? 

I’ve seen buyers get excited about a “deal” on a top-floor apartment, only to find out later that the rooftop was technically still under construction, or not approved for residential use. 

Always ask for documentation upfront. If something seems unusually cheap, there’s probably a reason. 

 

There’s More Than One “Right” Spot on the Riviera

Some people come wanting the promenade. Others want silence and views.

What matters is why you’re buying. Are you investing to rent? Living part-time? Retiring by the sea?

I always say—choose the location for the lifestyle you want, not just for the resale value.

For example, Borsh is still under the radar. It doesn’t have the buzz of Ksamil or the cafés of Saranda, but if you value peace, mountain air, and long-term appreciation, it’s one of the smartest plays on the coast right now.

I truly believe Saranda offers the best value on the entire Mediterranean coast. But not just because of the prices. It’s the rhythm of life, the mix of tradition and growth, the feeling that you can still breathehere.

Final Thoughts

If you’re dreaming of buying a beachfront property in Albania, I say go for it.

But go with open eyes. Don’t rush. Walk the area. Sit in a café nearby. Watch the neighborhood at different times of day. Talk to people—not just agents.

And if you’re ever in Saranda, stop by the office. No pressure. I’ll show you the kinds of properties that have made real returns for real people—without the sales pitch.

Because sometimes the best investment isn’t just in square meters… it’s in peace of mind.

(The photo on this blog is captured in Himara, Albania)