I get this question almost every week.
Sometimes from investors who already own property in Greece. Sometimes from people who wanted to buy there but started looking elsewhere.
“Is Albania really comparable to Greece?”
And more importantly: “Does it make sense to invest here instead?”
I’ve lived and worked in Saranda for years now. I’ve walked clients through hundreds of properties, had long coffees discussing numbers, and driven up and down the coast more times than I can count. So this isn’t a theoretical comparison for me. It’s something I see play out in real decisions, every single month.
Let me tell you how I see it — honestly, locally, without the brochure language.
Why Greece Is the Obvious Reference Point
Let’s be fair. Greece is established.
Santorini, Mykonos, Crete — they’ve been global destinations for decades. Infrastructure is mature, tourism is predictable, and the real estate market feels “safe” to many buyers.
I’ve worked with clients who own apartments in Athens or holiday homes on Greek islands. Most of them are happy. But almost all of them say the same thing eventually:
“If we had bought earlier…”
That’s the key.
Greece today is no longer early. Prices reflect that.
Where Albania Feels Like Greece 15–20 Years Ago
This is where Albania enters the conversation. Especially the south.
The Albanian Riviera — Saranda, Ksamil, Borsh, Porto Palermo — reminds me a lot of what parts of Greece were before mass development. Still beautiful. Still human. Still room to grow.
I truly believe Saranda offers the best value on the entire Mediterranean coast. Not because it’s cheap — but because it’s underpriced for what it already offers.
You have Ionian Sea views, a walkable coastline, year-round life, and increasing international demand. But prices that, in Greece, disappeared long ago.
A Small Local Moment (That Says a Lot)
A few days ago, I was showing a client a seaview apartment in Saranda. It was late afternoon, that soft light when the sea turns silver. We stepped onto the balcony and, without saying anything, he just stood there for a minute.
Then he asked, quietly:
“Why is this still affordable?”
That reaction never gets old. And it tells you everything.
Prices: The Gap That Still Exists
Let’s talk numbers without overcomplicating them.
In Greece, especially coastal areas, beachfront property and true seaview apartments are already priced for scarcity. You’re paying for a finished market.
In Saranda and Ksamil, you still find:
– Saranda apartments for sale with open sea views
– Modern residences with private pools
– Brand-new construction finished to high standards
But at a level that allows growth.
For example, in Ksamil, there are still quiet new neighborhoods where developments are just being completed. Places where you’re seven minutes from the beach, away from noise, but close enough to walk for dinner. Properties like this 1-bedroom apartment in Ksamil are a good example — finished in summer 2025, modern lines, a shared private pool for residents, and that calm atmosphere buyers from abroad usually look for after they’ve seen the crowds elsewhere.
https://www.vivaview.al/en/properties/1-bedroom-apartment-for-sale-in-ksamil-65m2
Nothing loud about it. Just well done.
Rental Income: Similar Demand, Different Entry Cost
This is where investors really start paying attention.
Tourism demand in South Albania has exploded. But entry prices are still lower than in Greece. That changes the math completely.
I’ve seen seaview apartments in Saranda that function both as comfortable homes and strong short-term rentals. Especially in quiet, safe neighborhoods where guests feel relaxed, not overwhelmed.
One example is this fully furnished 1+1 apartment on Skënderbeu Street. New residence, private swimming pool, and an uninterrupted sea view — the kind of view you can’t “fix” later if it’s blocked. It works beautifully for living, but also makes sense as an investment because guests choose views first, always.
https://www.vivaview.al/en/properties/seaview-1-bedroom-apartment-for-sale-in-saranda-skenderbeu-street-fully-furnished
In Greece, similar properties exist. But the initial cost changes the return dramatically.
Ksamil vs Greek Island Towns
Ksamil is often compared to smaller Greek island towns. I understand why.
Clear water. Compact center. Beach life mixed with residential zones.
But here’s the difference: Ksamil is still evolving. Infrastructure is improving. New builds are replacing old stock. And you can still find high-end units without the “tourist trap” feeling.
I recently walked through a new duplex in Ksamil — two private swimming pools, one fully private, one shared with a small number of residents, underground parking included, 300 meters from both the beach and the center. It’s on the main road, but the design keeps it private and quiet. For families, it works beautifully. For investors, the projected ROI can reach up to 16% per year.
https://www.vivaview.al/en/properties/luxury-duplex-for-sale-in-ksamil-new-building-pool-near-beach-139m2
In Greece, that combination of space, privacy, and location usually comes at a very different price point.
A Small Tangent About Lifestyle (Because It Matters)
People often forget this part.
Investment isn’t just numbers. It’s how a place feels.
In Saranda, life slows down in the right way. Morning coffee by the promenade. Fresh bread from the bakery near Rruga Onhezmi. Evenings where neighbors still say “mirëmbrëma” instead of rushing past.
I’ve taken clients for coffee near the ferry port just to show them daily life. Not the beach. Not the apartment. Just… life.
It usually seals the decision.
Villas: Albania’s Quiet Advantage
This is where Albania really separates itself from Greece.
Detached villas with privacy, space, and pools are becoming extremely rare in Greek coastal towns. And very expensive.
In Saranda, you can still find new villa developments in private neighborhoods — calm, green, residential. Places where families can actually live, not just vacation.
There’s a private villa development in Surra that comes to mind. Spacious layout, private pool, quiet surroundings. A rare opportunity in Saranda, especially for buyers who value privacy and long-term comfort rather than tourist density.
https://www.vivaview.al/en/properties/private-villa-for-sale-in-saranda-albania-with-swimming-pool-surra
That type of property is increasingly hard to replicate in Greece today.
Land: Where Long-Term Investors Look
Serious investors eventually ask about land.
In Greece, beachfront land is almost impossible to find without heavy restrictions or astronomical pricing.
In Albania, there are still rare opportunities. Very rare.
Take Porto Palermo — raw, historic, and protected in character. Land just meters from the beach, first line, suitable for boutique hotels or luxury villas. Opportunities like this don’t stay available forever.
https://www.vivaview.al/en/properties/seaview-land-property-for-sale-in-porto-palermo-albania
Or Borsh — long beach, open landscape, and land with sea views where development can still be done thoughtfully.
https://www.vivaview.al/en/properties/seaview-land-property-for-sale-in-borsh-albania
These are the kinds of assets people in Greece wish they had bought earlier.
So… Albania or Greece?
It depends on timing.
If you want a fully priced, fully mature market, Greece makes sense.
If you want growth, flexibility, and affordable properties with upside, Albania deserves serious attention.
Especially Saranda and the southern coast.
I’ve seen too many buyers come here “just to look” and leave with a reservation. That doesn’t happen by accident.
Final Thoughts
This region is changing. You can feel it.
But it hasn’t lost its soul yet.
That’s the window investors are stepping into right now.
And if you ask me — someone who’s walked these streets, negotiated these deals, and watched this market grow — Albania isn’t competing with Greece.
It’s becoming what Greece used to be.
Quietly. Naturally. And with a lot of potential still ahead.
