Why South Albania Is Becoming the New Luxury Investment Destination

I still remember when driving from Vlora to Saranda used to feel like an adventure — narrow turns, long hours, and a few cafés where locals would wave as you passed by. Today, that same Riviera Road feels like something out of Italy or Greece. Smooth asphalt, new tunnels, and that endless Ionian blue on your right. You can’t help but stop for a photo.

Something is happening here. South Albania — Saranda, Ksamil, Borsh, Himara, Qeparo, Lukovë — is slowly turning into the Mediterranean’s next quiet luxury destination. It’s no longer just the “cheap alternative” to Greece. It’s becoming a place people actually choose — for the lifestyle, for the architecture, and increasingly, for investment.

The Rise of the Albanian Riviera

If you stand on the promenade of Saranda in late May, you can already feel the pulse of the new season. Cafés are full of foreign voices — Italian, French, Dutch — and the smell of grilled fish mixes with the salt air. The transformation has been fast but organic.

Crystal-clear Ionian waters stretch from Vlora down to Ksamil. Modern architecture blends with olive groves. And the new infrastructure is changing everything — the Riviera Road, the upcoming Vlora International Airport, and the marina in Saranda have all made the south suddenly reachable.

When I first started showing properties here, many investors had never even heard of Borsh or Qeparo. Now, they come with printouts of Google Maps. The interest isn’t just curiosity — it’s confidence.

A Real Estate Boom — But More Refined

It’s no secret that development has accelerated. But the tone has shifted. We’ve moved from mid-range apartments to high-end villas, boutique compounds, and residences built for privacy.

Luxury here doesn’t shout — it whispers. You’ll notice villas with infinity pools overlooking olive-dotted hills, small gyms inside residential complexes, and architecture that feels clean and Mediterranean.

Projects like Mas Palacina in Saranda have set a new bar — panoramic views, high construction quality, and phased payments that make sense for international buyers.

In Borsh, we’re building something we call the White Residence Villas — four villas, each a private paradise surrounded by pure nature. Every unit has a private swimming pool, large veranda, private parking, and full sea views. You can take a look here . They’re designed with that quiet luxury that people crave — the kind that feels exclusive but never pretentious. Only a seven-minute drive from Borsh beach, yet worlds away from the crowds.

And then there’s Ksamil — a place that used to be known only for summer tourism but is now turning into a serious investment zone. The new 2025 duplexes we’re developing there come with two private pools (one for the duplex itself and another shared with residents), underground parking, and total privacy — only 300 meters from the beach. See one of them here .

This is where the market is moving: from small vacation apartments to lifestyle investments.

Tourism on Fire — and the World Is Watching

Last summer was record-breaking — over 10 million visitors came to Albania. And yet, somehow, it still doesn’t feel overcrowded.

Every week, I meet new clients who discovered Albania through a travel video or a magazine article. They land in Corfu, take the 25-minute ferry to Saranda, and can’t believe what they find.

I had a couple from Norway recently who said, “It reminds us of Italy 30 years ago — before it got expensive.” They weren’t wrong.

Albania has been featured by Forbes, CNN, The Guardian — and the photos always look surreal: turquoise water, stone villages, fresh seafood, and that signature Riviera light. Luxury travelers who used to go to Santorini or Mykonos are slowly drifting south, where prices are still sane, and life feels real.

And they’re not just visiting — they’re buying.

Strong ROI and Smart Numbers

When you strip away the emotions, the math still makes sense.

Short-term luxury rentals — especially villas with pools — bring €350 to €600 per night in the summer months. With 80–90% occupancy in July and August, the returns are serious.

On average, investors here see 8–12% annual ROI, which beats most Mediterranean countries. I’ve seen some of our Ksamil duplex owners achieve up to 16% when managed well. That’s because the demand for privacy-oriented rentals keeps growing — families, digital nomads, even wedding groups booking entire villas.

And it’s not just about rental income. Property values are rising too — around 10–15% per year in prime zones like Saranda and Ksamil.

If you’re curious about how modern city apartments perform, I recently showed a fully furnished seaview 1-bedroom apartment in Saranda — located on Skënderbeu Street, one of the quietest and safest neighborhoods in town. Complete sea view, luxury interior, and even a private pool for residents. It’s the kind of place that works both as a home and a solid investment.

A Surprisingly Affordable Entry Point

This might be my favorite part. While prices in Greece and Montenegro have doubled in recent years, Albania still sits comfortably below them — around 40–60% cheaper per square meter.

You can enter the luxury market here with €250,000–€400,000 — something you’d barely get a small studio for in Italy.

For example, in Ksamil, you can find brand-new apartments like this one — a 2025 residence with a private pool, elegant design, and a quiet neighborhood just seven minutes from the beach. It’s modern, but still carries that laid-back Ksamil feeling that people fall in love with.

A Stable, Cash-Driven Market

One thing that surprises foreign buyers is how stable our real estate market is. There’s no bubble, no wild speculation.

Transactions here are largely cash-based, and that keeps the system grounded. Most buyers purchase directly from developers, with clear contracts and 0% transfer tax for new constructions.

Banks don’t flood the market with risky mortgages, and that’s a good thing. It means when prices rise, it’s because of real demand — not artificial credit growth.

You can feel that stability when you talk to locals. Builders are cautious, families invest for the long term, and many foreigners who bought five years ago are now reinvesting again.

Lifestyle and the “Quiet Luxury” Vibe

Luxury in South Albania isn’t about champagne on yachts (though we have those too). It’s about waking up to sea views, walking down to a hidden cove, and having breakfast where the owner still remembers your name.

That’s what we mean when we say quiet luxury. Privacy. Nature. Wellness.

In Borsh, there’s a small family restaurant hidden behind the olive trees — they don’t even have a sign outside. It’s one of my favorite places to bring clients during property viewings. Between the grilled sea bream and the sound of cicadas, people start to imagine what living here would really feel like.

Saranda has evolved too — new restaurants, international schools, gyms, co-working spaces. But it’s still relaxed. You can take your coffee by the port and see the ferry glide in from Corfu.

For digital nomads, retirees, and investors looking for both value and lifestyle, this mix is rare.

The Road Ahead: 2025–2030

Looking forward, the signs are strong.

Luxury resorts and eco-villa communities are being planned along the coastline. The marina expansion in Saranda is almost complete. Vlora Airport is expected to bring direct flights from Europe and the Middle East, cutting travel time by hours.

Investors from the UAE, Italy, and Scandinavia are already in discussions for joint ventures and boutique developments.

In my opinion, the next five years will define South Albania as the “next Croatia” — but with a more personal, untouched character.

Final Thoughts

I’ve spent years walking these properties, climbing unfinished stairs to show clients a sea view, and watching their faces light up. One thing I’ve learned: the value here isn’t just in the buildings — it’s in the feeling you get when you stand on a balcony, breathe in the Ionian air, and realize you’ve found something rare.

If you’re curious to explore this side of Albania — to see how “quiet luxury” looks and feels here — you’ll find plenty of inspiration on VivaView.al .

South Albania isn’t the future anymore. It’s happening now — quietly, beautifully, and faster than anyone expected.

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