Why Real Estate in Albania Still Feels More Affordable Than in Much of Europe

I’ve called Saranda home for many years now. Every day I walk by the promenade, chat with fishermen at the harbor, and visit construction sites up the hills. I love this place. So when a new client recently asked me over coffee, “How can your Saranda apartments for sale be so much cheaper than in Portugal or Spain?”—I leaned back, smiled, and said, “Let me show you what you don’t see at first glance.”

Because the truth is: it's not magic. It's structure. It's timing. And yes, a lot of local nuance.

Lower Land & Construction Costs — For Now

One of the biggest reasons property here is more affordable is that land, especially just off prime lines, hasn’t yet been fully scooped up. In many Mediterranean countries, every coastal plot is claimed. But here? There are still hidden slopes behind Ksamil, ridgelines above Lëkurësi, places where the view is inevitable, but the seller hasn’t bumped up prices yet.

And then there’s labor and materials. They’re cheaper here—not because quality must suffer, but because local supply chains are simpler, fewer markups, and many tradespeople are from the region. (I know the mason in Qeparo who built three homes last summer all by hand.) Construction overheads—permits, transport, local sourcing—are lower compared to places where every nail and tile is imported or heavily taxed.

Yes, bureaucracy sometimes lags. You’ll wait. But that’s part of the bargain many investors accept.

Fewer Layers of Intermediaries

You won’t find ten layers of agents, title insurers, or hidden handling fees on many deals here. In big European markets, a buyer might pay extra just for paperwork logistics. In Albania, when things are handled by trusted local professionals, costs stay lean. That means more of the money you invest goes into the property itself—not the fees around it.

(I always tell my clients: “We don’t hide costs. We show you, step by step.”)

Still in the Discovery Phase

This is one of my favorite arguments when speaking with investors. We are still in what I call the “growth gap.” Many buyers abroad haven’t yet seriously considered Albanian real estate, so demand is growing—but not saturated. That gives early investors a breathing space. It’s not crowded.

A few months ago I showed a young couple a seaview apartment in Saranda—just across a quiet cove beyond the promenade. They were stunned by the view: no obstructions, windows to the sea. They compared it to Greek options. I told them, “Here you get more for less—but don’t wait too long.” Because that window won’t stay wide open.

Pricing Base Started Low

Look, historically, modern homes—even ones with some sea view—in Saranda were once sellable for €700–€900 per m². That created a mental “floor.” Now good properties fetch €1,500–€2,500 (depending on location, build quality, view), but that’s still well below equivalent Mediterranean benchmarks. So we remain “cheaper” by comparison, even though the real value has risen.

Currency & Local Economy Dynamics

Wages, domestic costs, and day-to-day expenses in Albania are lower (though climbing). That means overheads for services, maintenance, local contractors are gentler. Also, many buyers arrive with stronger currencies. When your euro or dollar meets our lek, things look very favorable. It’s a real advantage.

Incentives, Policy & Infrastructure Gaps

The state has been gradually opening doors: incentives for foreign investments, simplified permit zones in select areas, more openness to private development along the coast. All of that lowers risk for developers, and those savings trickle to buyers.

Yet, some infrastructure—roads, utility upgrades—are still catching up. In many European locations, the roads, drainage, sewers are already perfected. We’re improving fast, but the premium for “already-perfect” doesn’t fully apply here yet.

Bringing It Home: Your Local Examples

Let me get personal:

We completed White Residence Ksamil—brand new, finished in 2025. These are luxury seaview apartments, in a quiet, newly developed neighborhood, with a private swimming pool just for residents. And guess what? It’s only a 7-minute walk to the beach. That level of finish, that location, at the price we offer? It’s an example of what makes this market special.

Then there’s this: our 1+1 apartment for sale in Saranda (Skënderbeu Street). Fully furnished, in a safe and quiet neighborhood. Everything is luxury—private swimming pool, unobstructed sea views. It’s a perfect balance between a beautiful home and investment potential.

And don’t forget our luxury villas in Borsh: built by us, with over 15 years of experience and more than 150 skilled professionals behind the firm. Four villas only, each on ~300 m² of land, three floors, private swimming pool, big veranda, private parking. Surrounded by nature, sea views all around. Quiet luxury. Just a 7-minute drive to Borsh beach. And when you go through us: 0% commission.

These are not cheap castoffs. These are premium properties. And yet we can offer them at values that feel almost too generous compared to many coastal European offerings.

Risks (Yes, There Are) & How I Help Mitigate Them

— Infrastructure delays: You might wait for water, electricity, road upgrades.
— Title / permit issues: Always do your due diligence. I walk clients through every deed, permit, registry entry.
— Rising competition & fast changes: As more people catch on, prices will accelerate. That’s good—but also makes timing key.
— Seasonality: Touristic demand jumps in July–August. Shoulder months are slower.
— Blocked views or future builds: Some properties look open now, but new neighbors might pay to build tall walls later.

When I show you a villa or apartment, I always ask: “Can we see the future-build permits around you? What’s the slope behind?” I bring clients to hidden gems—like that little café at the edge of Qeparo, behind the olive groves, that you never see on TripAdvisor. We sit, drink raki, and talk about the horizon. It helps you feel the place. It helps you sense the land.

Why I Truly Believe Saranda Is the Best Value on the Mediterranean

Because I live it. I see new roads opening, renovations sending ripples through neighborhoods, international buyers arriving surprised and delighted. Every time I show someone a beachfront property or a seaview apartment in Saranda, and see their eyes light up—I remember that this is real, not fantasy.

I had a client from Switzerland recently. They’d been looking at coastal homes in Portugal and southern Spain. When they saw one of our 1+1 seaview units, quiet, elegant, full of light—they called me from the airport: “I can’t stop thinking about it.” That energy? That’s why I do this job.

As a kid I used to hike up Lëkurësi Hill, watch the Ionian light scatter on the waves at dark blue hour. I never dreamed one day I’d guide international buyers through these hills. But here we are.

What You Should Ask Yourself (And Me) If You’re Considering Buying

• How far is it walked distance to the sea, not just “line of sight”?

• Are future building permissions nearby going to block the view?

• Can I see full title deeds, permits, and registries?

• What’s the condition of utilities and access roads now?

• What’s the rental potential in off-peak months?

• Is there 0% commission risk or catch if I go through the wrong agent?

If you like, I can send you a curated “shortlist” of Saranda apartments for sale under €X, or even handle video tours if you’re remote. Just ask.

So, yes—real estate here is more affordable than in many European markets. But it’s not “cheap.” It’s value. It’s potential. It’s the gap between what this place is now, and what it’s going to become. And I love being part of that journey—with you.

Whenever you want to see something in person, or walk that path behind Ksamil to see hidden coves—it’s my job and pleasure. Let me show you.