Why Albania Is the Mediterranean’s Last Untapped Real-Estate Frontier

I still remember the first time I heard a client say, “This place reminds me of Greece twenty years ago.”
He wasn’t wrong. Every time I walk along Saranda’s promenade at sunset, or stop for coffee near the marina, I think about how quickly things are changing — but how much potential still remains untouched.

Albania, and especially the southern coast, feels like the Mediterranean’s final frontier. Affordable, growing, and surprisingly refined once you get to know it.

The Unpolished Gem of the Mediterranean

Let’s be honest: for years, Albania was overlooked. While our neighbors in Greece, Italy, and Montenegro polished their tourism industries, we were quietly building roads, airports, and modern seafront projects. Now, that “quiet” work is starting to pay off.

Property prices here are still a fraction of what you’d pay elsewhere on the Mediterranean. In Saranda, you can still find fully furnished seaview apartments starting around €130,000 — something unthinkable just across the water in Corfu.

And yet, this isn’t a “cheap market.” It’s a smart one. Because what Albania offers isn’t only affordability, but growth potential. Every year, we see more investors, digital nomads, and families discovering what we’ve known for years — that life here is beautifully simple.

Saranda: A City in Motion

I’ve lived in Saranda long enough to watch neighborhoods transform. A few years ago, Rruga Butrinti was mostly residential — today, it’s one of the most desirable areas for Saranda apartments for sale. Cafés line the street, small groceries stay open late, and you can still walk to the beach in minutes.

Just the other day, I visited a 1-bedroom seaview apartment on Skënderbeu Street — quiet area, new residence, private pool, and nothing blocking the view of the Ionian Sea. It’s one of those properties that feels peaceful even in August when the city is full of tourists. You can take a look at it here. For me, this is the perfect example of the balance Saranda offers — luxury and calm in the same breath.

I truly believe Saranda offers the best value on the entire Mediterranean coast right now. And it’s not just about views or prices. It’s about the energy — that mix of growth and authenticity you can’t fake.

Ksamil: Where the Future Is Already Here

Drive ten minutes south, and you’re in Ksamil — a place that, not long ago, was a sleepy fishing village. Today, it’s a small paradise that somehow manages to stay local despite international attention.

A few weeks ago, I took clients from Germany to see the new White Residence in Ksamil.
They were speechless. The residence had just finished construction — modern lines, private swimming pools, elegant facades, and that quiet new neighborhood feeling you only find when a place is still “fresh.” Seven minutes walking distance from the beach.

What surprised them most wasn’t the design, but the price. For what one would pay for a small studio in Mallorca, they could own a luxurious, brand-new apartment in Ksamil — walking distance from turquoise water. That moment reminded me why I love this job: showing people that Albania isn’t just a cheaper alternative; it’s a hidden version of the Mediterranean that still feels real.

Beyond Apartments: Smart Commercial Investments

While most people focus on residential property, I often encourage clients to look at the commercial side too. Saranda’s hospitality scene has exploded. Every season, more tourists arrive — and they all need places to eat, drink, and celebrate.

One of the best examples I’ve seen is this luxury seafront restaurant for sale or rent. It sits right on the main road next to the boulevard, with panoramic sea views and an interior investment of over €220,000. It’s not just a restaurant; it’s a fully formed business with an existing clientele and excellent reputation. Opportunities like this don’t stay long on the market — and they show that the Albanian Riviera is no longer just about summer rentals, but year-round income potential.

Sometimes, when I’m there with clients, we stop for a quick espresso before a viewing. I can’t help noticing how the staff greets locals by name. That’s what I mean when I say this region still feels human-sized — you can build a business and a community at the same time.

Borsh: The Quiet Side of Luxury

And then, there’s Borsh.
If Saranda is movement and Ksamil is brightness, Borsh is peace. The road to Borsh curves along olive groves and cliffs — one of the most scenic drives in Albania. I often stop at a small café halfway down the hill just to take in the view.

Our construction company recently completed one of my favorite projects there — White Villas in Borsh. These villas redefine what “quiet luxury” means. Each one sits on a private 300m² plot, with three floors, a private pool, and a wide veranda overlooking the sea. Surrounded by nature, yet only a seven-minute drive from the beach.

We built them with the same care we’ve applied for over 15 years — our team of more than 150 skilled professionals has poured craftsmanship into every detail. No noise, no crowds, just the sound of waves and cicadas at sunset. It’s the kind of place you could rent out for premium returns or keep as a family retreat.

And here’s the best part — 0% commission. Directly from the developer. That’s how we work.

Borsh, to me, represents where Albanian real estate is heading — high-end, sustainable, and peaceful. The kind of investment that’s more about lifestyle than speculation.

A Market Still Early — but Not for Long

People often ask me if it’s “too early” to invest in Albania. I always smile. Because “early” is exactly where the opportunity lies.

The infrastructure is improving fast — new roads, marinas, and even whispers about a future airport near Saranda. Tourism grows by double digits every year. Rental yields remain strong, especially during peak months. And yet, prices are still low enough to attract smart investors looking for growth rather than quick flips.

I’ve seen it firsthand. Properties that sold five years ago for €900 per m² are now worth double, sometimes triple — especially those with sea views or close to the promenade. It’s happening quietly, but steadily.

And what’s fascinating is that much of the Albanian Riviera is still untapped. Small towns like Lukova, Qeparo, and Porto Palermo are just starting to attract attention. There are entire stretches of coastline where you can still buy affordable properties that, in ten years, might be the new Ksamil.

The Human Side of Investment

But let me tell you something that numbers don’t show.
Real estate here isn’t only about return on investment. It’s about connection.

I’ve had clients become friends — we’ve shared raki after signings, celebrated at small tavernas hidden between olive trees, even helped one another find craftsmen for renovation projects. That’s Albania for you. Deals often end with a toast, not just a handshake.

There’s something in our culture — mikpritja, the warmth of welcoming strangers — that translates naturally into real estate. When you buy here, you don’t just buy square meters; you join a rhythm, a way of life that values community as much as profit.

Final Thoughts

Albania’s real estate market is at a turning point.
It’s still affordable, still full of potential, but the world is starting to notice.

If you’re reading this and wondering whether now is the right moment — it is. Because every year that passes, the line between “undiscovered” and “established” moves further north along the coast.

And when that happens, you’ll look back and realize that the best time to invest wasn’t when everyone was talking about Albania — it was when locals like me were still quietly walking clients through sunlit apartments, pointing out the same blue horizon we grew up with.

The Mediterranean has very few secrets left.
Albania is one of them — but not for long.