Albania vs. the Mediterranean: Why Property Prices Here Still Have Room to Grow

I’ve lived and worked in Saranda long enough to see how fast things change. Ten years ago, people still asked me where Albania even was. Now, I get calls almost every week from investors in Italy, Poland, even Dubai, all asking the same question: “Why are property prices in Albania still so low compared to the rest of the Mediterranean?”

It’s a fair question. And one I actually enjoy answering.

Let’s Talk Numbers First

If you’ve looked at prices along the coast in Greece, Italy, or even Montenegro, you know how steep they’ve become.

• In Corfu, right across the water from Saranda, beachfront apartments often start from €4,000–€5,000 per m².

• Move to the Amalfi Coast or Sicily, and you’re looking at €6,000–€7,500 per m² for seaview property — and that’s not even luxury.

• Even Montenegro, which 15 years ago was at Albania’s stage of development, now sells prime coastal apartments for €3,500–€4,500 per m².

Meanwhile, here in Saranda or Ksamil, brand-new apartments with direct sea views often sit between €1,800 and €2,200 per m². In some cases, even less. That’s less than half the price of Montenegro, and about one-third of what you’d pay in Italy.

I truly believe Saranda offers the best value on the entire Mediterranean coast.

A Personal Story

Not long ago, I was walking with a couple from Germany along the promenade in Ksamil. We stopped by one of the new developments — modern, white lines, big glass balconies, and a pool tucked into the residence. Their reaction was priceless. They couldn’t believe that something like this, only seven minutes’ walk from the beach, was still available for under €200,000.

They looked at me and said: “In Greece, we’d pay double.”

And they’re right. That’s exactly the gap investors are starting to notice.

What Locals See That Visitors Don’t

When I meet clients, I like to take them off the main track. It’s easy to show them Mango Beach or the restaurants lined up in Ksamil, but the real charm is always hidden. Like the small family-run taverna in Borsh, where you can sit under olive trees, eat grilled fish, and hear nothing but the sea.

This is the lifestyle investors are buying into. Not just property. A way of life.

And trust me, when you’re standing on a wide terrace in Borsh, with the Ionian stretching endlessly in front of you, you don’t care if your apartment is 80m² or 120m². The view swallows everything.

Why Prices Still Have Room to Grow

Some people ask me: “If Albania is so cheap, what’s stopping it from exploding like Montenegro did?”

Here’s my take:

1. We’re still under the radar. Tourists discover Ksamil on TikTok and suddenly it’s called “the Maldives of Europe,” but the big investment funds haven’t moved in the way they did in Montenegro. Yet.

2. Infrastructure is catching up. The new airports in Kukës and Vlora are huge steps. Once Vlora’s airport fully opens, the entire Riviera becomes more accessible. More flights = more demand. More demand = higher property values.

3. Lifestyle vs. price. If you compare a €200,000 seaview apartment here with what the same money buys you in Spain or Italy, the difference is almost comical. Here, you get modern finishes, pools, balconies with endless sea, and you’re minutes from beaches that haven’t been commercialized to death.

Two Developments I’m Excited About

I don’t usually “push” projects, but there are moments where I feel it would almost be unfair not to mention them.

• In Ksamil, there’s a brand-new residence — just finished this year. Luxurious apartments, private swimming pool for residents, tucked in a quiet new neighborhood, and only seven minutes’ walk from the beach. I visited last week, and it struck me how calm it felt compared to the busy center. If you’re curious, you can see it here: White Residence Ksamil.

• In Borsh, there’s something different. Villas, not apartments. A closed gated residence of just a few units, each with its own pool and panoramic verandas. Borsh is still raw, still authentic, but that’s exactly why it feels so special. If you want a taste of what Mediterranean living was like before mass tourism, this is it: White Residence Villas Borsh.

I walked one of the sites with a client from the Netherlands, and halfway through, she just stopped, pointed to the horizon and whispered, “This doesn’t exist anymore in Europe.” She’s right.

Tangent (But Important)

One thing I always tell clients: don’t just think of buying a property. Think of the experience around it. Do you want to walk to the beach every morning? Do you like the idea of renting it out on Airbnb for part of the year? Or maybe you just want a safe long-term investment that grows quietly while you use it for family holidays.

Sometimes I even drift into conversations about food — because here, food is part of property life. A good property isn’t just about the walls. It’s about the little bakery downstairs that still bakes by hand. Or the fisherman who sells you fresh catch from his boat before sunrise. That’s part of the ROI too, though not in numbers.

Looking Ahead

The Albanian Riviera is no longer a secret, but it’s still undervalued. That won’t last forever. I’ve seen how quickly things shift. In 2015, you could still buy a central Saranda seaview apartment for under €1,000 per m². Now, the same unit would go for over €2,000 — and climbing.

My honest view? The window is still open, but it won’t stay open forever.

Final Thoughts

When I walk along Saranda’s promenade at sunset, I sometimes wonder if locals even realize how special this place is. The light on the water, the chatter of families enjoying ice cream, the ferries to Corfu sliding across the horizon.

It’s not just real estate. It’s life. And right now, life here still comes at half the price of our neighbors across the sea.

So if you’re searching for Saranda apartments for sale, a beachfront property in Ksamil, or even seaview apartments in Borsh, my advice is simple: come see it with your own eyes. Walk the streets. Sit in the tavernas. And then tell me if you don’t agree — Albania still has room to grow.