Property Management Costs in Albania — What Owners Really Need to Know

When people first start looking at property in the south of Albania, the conversation almost always begins with price per square meter.
How much is the apartment? How close is it to the sea? What is the potential return?

But sooner or later, especially with foreign buyers, another question comes up. And it’s a very practical one.

“What happens after I buy?”

Who takes care of the apartment when you’re not here? Who manages guests, cleaning, keys, small repairs? And most importantly — how do you make sure the property actually works for you instead of becoming another thing to worry about?

After many years working in Saranda and along the Albanian Riviera, I’ve realized this part of the conversation is just as important as the purchase itself.

Owning Property in Albania Is Easy. Managing It Is Different.

Buying property in Albania has become straightforward. Especially today, when many buyers are looking at Saranda apartments for sale, beachfront property, or seaview apartments as long-term investments.

Managing them, though, is where local knowledge really matters.

The reality is simple. Most foreign owners use their property only part of the year. Maybe a few weeks in summer, sometimes in September when the sea is calmer and the crowds disappear. The rest of the time, the apartment sits empty unless someone is actively managing it.

And that’s where property management becomes less of a cost — and more of a strategy.

We’ve seen this many times. A well-managed apartment during peak season can generate strong income, while a similar one left unattended earns almost nothing. Same building. Same view. Completely different results.

A Small Story That Explains a Lot

A few weeks ago, I was showing a client from Belgium a property in Ksamil. Beautiful light, quiet street, new building. When we stepped onto the balcony, she stayed silent for a moment and just looked at the sea. That reaction happens often here.

Later, during coffee, she told me something honest: she loved the property, but she didn’t want the stress of managing bookings or maintenance from abroad.

That’s exactly the moment where property management becomes part of the investment itself.

Because owning a place on the Albanian Riviera should feel easy. Not like running a second job.

What Property Management Actually Includes Here

People sometimes imagine property management as something complicated. In reality, it’s mostly about consistency.

During peak season — June to September — we manage properties for many foreign owners. The goal is simple: maximize profit while removing stress completely from the owner.

This usually means:

• Handling bookings and guest communication

• Cleaning and preparation between stays

• Key management and check-ins

• Small maintenance and inspections

• Pricing adjustments during high-demand weeks

• Making sure the property stays in excellent condition year-round

The owner doesn’t need to worry if the air conditioning stops working in August or if a guest arrives late at night. We handle it locally, because we’re already here.

And honestly, this is where local presence matters most. Things move differently here. You need to know who to call, who works fast, and who actually shows up when they say they will.

Costs — And Why They’re Often Misunderstood

One thing I always explain to buyers is that property management costs in Albania are generally lower than in most Mediterranean countries.

But more important than the percentage is how the property performs.

An apartment that is actively managed during peak tourism months often covers its yearly costs within a short period. Especially in areas like Saranda or Ksamil, where demand has increased significantly due to tourism and social media exposure.

I truly believe Saranda offers the best value on the entire Mediterranean coast. Not only because of purchase prices, but because the operating costs are still reasonable compared to Greece or Italy.

And that balance is rare.

Local Detail You Won’t Read in Guides

There’s a small morning routine many locals have here. Around 8 AM, before the heat starts, you’ll see property owners and managers walking through buildings near the promenade, checking balconies, watering plants, making sure everything looks right before guests wake up.

It sounds small, but these details matter. Guests notice them. Reviews improve. Occupancy increases.

Another example — properties slightly above the main promenade, where there’s a breeze in the evening, often perform better for rentals than first-line locations that get noisy in August. That’s something you only understand after years of seeing how guests behave.

Choosing the Right Type of Property Matters

Not every property works the same way for management.

For example, a newer apartment like this 1-bedroom apartment in Ksamil fits perfectly into the current demand. A 2025 building, private swimming pool for residents, located in a quiet new neighborhood about seven minutes from the beach. It attracts guests looking for comfort and calm rather than nightlife. Those tend to be better guests, and they return.

The same applies to properties with added privacy. The luxury duplex in Ksamil, for example, has two swimming pools — one private and one shared — underground parking, and limited residents in the building. These details make management easier and rental income more stable. Investors often see returns up to 16% per year simply because the property stands out in the market without trying too hard.

A Short Tangent About Albanian Hospitality

This might sound unrelated at first, but it isn’t.

In Albania, hospitality is cultural. If a guest arrives, you offer coffee. Sometimes fruit. Sometimes homemade raki if you know them well enough. That mentality carries into tourism too.

Guests remember how they felt, not just where they stayed.

And when a property is managed properly — clean, welcoming, small details handled — it reflects that same culture. Which is why many guests return to the same apartments year after year.

Anyway, back to costs.

Different Properties, Different Management Approaches

A villa, for example, requires a different rhythm than an apartment.

Take something like this private villa in the Surra area of Saranda. Quiet neighborhood, private pool, spacious layout. Perfect for families who want privacy. Management here focuses more on maintenance, garden care, and longer stays rather than quick weekly rentals.

On the other hand, a centrally located apartment like this one on Rruga e Flamurit, recently renovated and close to daily services, works well for both long-term living and steady rental income outside the summer season.

Even land investments, like this seaview land in Borsh, eventually lead to the same conversation. Owners start thinking ahead — who will manage the property once it’s built?

Commercial Properties and Management

It’s not only residential properties either.

Commercial spaces near the sea, such as this first-line commercial shop in Saranda, often require coordination with seasonal businesses, terrace management, and maintenance during high traffic months. Done correctly, these spaces benefit directly from tourism flow.

Again, management is what keeps the investment functioning smoothly.

Why Many Owners Choose Full Management

Most foreign buyers eventually reach the same conclusion.

They don’t want phone calls about plumbing issues in July. They don’t want to coordinate cleaners from another country. And they definitely don’t want to worry about whether their property is sitting empty during peak season.

So we manage it for them.
The goal is simple — maximum profit during the season, and zero stress for the owner.

When done correctly, the property becomes something enjoyable again. A place to visit, not a responsibility.

Final Thoughts

Sometimes in the evening, when the promenade quiets down and the cruise ships leave, Saranda feels like a different town. Slower. More local again. You see families walking, kids playing, neighbors talking outside cafés.

That’s usually when I think about how much this market has grown — and how much potential it still has.

Affordable properties are becoming harder to find every year, especially along the Albanian Riviera. But with the right management and the right expectations, owning property here still makes sense both emotionally and financially.

And honestly, helping owners enjoy that balance — that’s still my favorite part of this job.