What You Don’t See Behind the Instagram Villas – A Real Look at Southern Albania’s Urban Development

I spend a lot of time walking around construction sites. 

It’s not the side of southern Albania most people see. Most people see the after . The rooftop infinity pool. The white-stone villa against a blue Ionian sky. The balcony view that gets posted and reposted on Instagram like a postcard from paradise. 

But behind every dreamy villa photo, there’s a different reality unfolding—a reality of cranes, zoning maps, infrastructure battles, and, honestly, a lot of dust. And if you’re thinking about buying property here—whether it’s for your next vacation home or a rental investment—you should know what’s happening behind the scenes . 

Because the Albanian Riviera isn’t just “blowing up” in terms of popularity. It’s also being reshaped in real time. 

From Unpaved Roads to Urban Grids 

When I first started working in Saranda, entire neighborhoods didn’t have paved roads. You had to navigate dirt paths with deep tire grooves to reach some of the best sea view spots. 

Now? Those same areas are unrecognizable. Take Rruga Skënderbeu for example. What was once a bumpy hillside route dotted with goats (yes, actual goats) is now lined with modern apartment blocks—some of which, like the White Residence , have become go-to choices for both foreign buyers and locals looking to rent long-term. 

The transformation hasn’t been perfect. Development here has moved faster than planning sometimes. In a few areas, buildings went up before the city had proper waste collection or sewage systems in place. But there’s a shift happening. You can feel it in the way new permits are handled, the rise in mixed-use projects, and the amount of care going into planning green spaces—yes, real parks in Saranda are becoming a thing. 

Last month, I visited a client who had just moved into a newly completed building above Mango Beach. He loved the view, the layout, and the breeze that hits just right around 6 PM. But what surprised him most? The sidewalk outside. “I didn’t expect to see bike lanes,” he said, laughing. Neither did I, a few years ago. 

What the Instagram Photos Don’t Show 

The truth is, a villa in Borsh or Ksamil isn’t just a structure. It’s part of a much bigger story—a shift in how the southern coast is positioning itself for the future. 

Take this villa in Borsh . It looks like a postcard now. Private pool, panoramic views, modern EuroCode construction. But five years ago, that entire zone was off-grid. You wouldn’t even consider building there unless you had a four-wheel drive and serious patience. 

Now, thanks to a growing push for legalization and urban master plans, that part of Borsh is fully registered. You can buy and build with confidence. Power, water, and road access are secured. These aren’t just vacation homes anymore—they’re legitimate, bankable assets. 

What changed? 

For one, the demand. The more people fall in love with the Albanian Riviera, the more pressure there is on local governments to make it work . That means improved infrastructure, stricter rules (which is a good thing), and more interest from investors who want stability—not just beauty. 
 

Ksamil: Case Study in Growing Pains

Ksamil is a perfect example. Everyone loves it. The beaches, the colors, the water that looks like it belongs in the Caribbean. But ask anyone who’s worked in real estate here and they’ll tell you—managing growth hasn’t been easy.

In the past, properties were built fast. Sometimes too fast. Roads came later. Services came even later. But today, we’re seeing real improvements. Municipal plans are catching up. There’s a new zoning effort to separate tourist zones from residential ones. And more properties are being built with energy-efficient systems, better insulation, even solar panels.

A German couple I worked with recently bought a two-bedroom apartment just a few streets off the main beach in Ksamil. Not right on the water, but close enough to walk. What sold them? The road was newly paved, and the neighborhood felt “lived in”—families, local shops, not just rentals. That balance matters more than people think.

Real Change Takes Time

I’ll be honest. Not everything here moves as fast as the construction. Sometimes there’s a delay in permits. Sometimes there’s confusion over zoning laws. That’s Albania. But if you look at the past ten years—even the past five—the progress is real.

Saranda is no longer a summer-only destination. It has cafés open year-round, fiber internet in most areas, and a growing community of digital nomads and retirees. You don’t just find Saranda apartments for sale anymore—you find affordable properties that make sense for year-round living or long-term rentals.

And the best part? You’re still getting in early. Compared to Italy, Greece, or even Croatia, prices here are still incredibly reasonable. Especially when you factor in what you’re getting—beachfront property, seaview apartments, and a lifestyle that mixes Mediterranean charm with Albanian warmth.

A Quick Tangent (Because This is What It’s Like Living Here)

One of my favorite parts of the job isn’t showing villas or closing deals—it’s the unexpected little moments.

Like the time I was taking photos for a listing and an old man down the street insisted I stop for a raki “të shtëpisë.” We sat under his grapevine, with a plastic table between us and the sea in the distance, and he told me stories about Saranda in the 1970s—when there were just a few hotels and even fewer foreigners.

That same street today? It’s full of boutique rentals, international guests, and polished properties with smart locks. The contrast is wild. But the hospitality hasn’t changed. Not even a bit.

What to Take Away

Urban development in southern Albania isn’t just about building more villas and apartments. It’s about growing into the region’s potential. Making it sustainable, livable, and valuable—not just scenic.

So, if you’re scrolling Instagram, looking at those dreamy white facades and turquoise pools, just remember: those properties are the surface. Behind them, there’s a whole wave of change happening—legalization efforts, infrastructure upgrades, and smarter planning.

And if you’re thinking about investing, now is a good time to dig deeper than the photos. Talk to people who’ve lived here. Walk the neighborhoods. Ask where the nearest market is, not just the beach.

Because the most beautiful properties aren’t just built well—they’re placed well. In neighborhoods that will grow, in streets that will stay quiet even in August, and in towns that still hold on to their soul, even as the cranes move in.