The Last 5%: Why Albania’s Riviera Still Has Undiscovered Investment Land

I’ve been in this business long enough to notice when things are reaching their final chapter. And I can tell you this: the Albanian Riviera is running out of land. Not tomorrow, not next year—but sooner than most investors realize.

When I walk the coastline of Saranda, Ksamil, or Borsh, I can still point to a few untouched plots. But it’s rare now. A decade ago, I could drive with clients along the Butrint road and casually say, “Here’s land that could one day be worth a fortune.” Back then, there was plenty of it. Today, I’d struggle to find even five percent of that opportunity. And that’s the truth many haven’t fully grasped yet.

A Scarcity You Can Feel

Land by the sea is disappearing fast. And it’s not just me saying it. Look around—construction is everywhere. Saranda’s hillsides are filling with seaview apartments, Ksamil has grown into a sought-after resort town, and even Borsh, once the quiet giant, is now on the radar of international investors.

I had a couple from Germany visit last week. They asked me, “Where can we still find land close to the beach?” I paused for a moment before answering because I knew what they were really asking: “Where can we still find opportunity?”

The answer? It exists, but not in abundance. The last pieces of prime land are scattered—small, rare, and highly competitive. When something appears, it’s like fresh bread coming out of the oven in a village bakery. Everyone wants it at once.

Why Scarcity Drives ROI

Here’s what most overlook: scarcity isn’t just about land disappearing. It’s about value multiplying. Every square meter that gets built, every beachfront property sold, makes the remaining land even more desirable.

Let’s talk numbers. In Saranda, property prices have risen by nearly 30–40% in just the past three years. A seaview apartment that sold for €1,200/m² in 2020 now easily reaches €1,800–€2,200/m². Ksamil is even more dramatic—because demand there isn’t seasonal anymore, it’s year-round. ROI projections on rentals? 8–12% annually if managed correctly. That’s better than many established Mediterranean markets.

And Borsh… well, Borsh is still in its early bloom. I truly believe Borsh is where Ksamil was ten years ago. Buying there now is like stepping into a time machine and picking Ksamil before it exploded.

A Personal Story from the Field

Last month, I took a young couple from Sweden to see a property in Ksamil. As we stood on the balcony, looking over the turquoise waters, they went completely silent. You could see in their faces they were imagining their summers there, maybe even their retirement. That’s the moment I love about this work—the moment where a property stops being concrete and bricks and becomes part of someone’s dream.

By the way, that apartment was in White Residence, Ksamil. It’s a newly finished project from 2025—private pool for residents, a quiet and brand-new neighborhood, just 7 minutes’ walk from the beach. Luxurious, but not loud about it. What I like to call “quiet luxury.”

Local Details That Matter

One thing I always remind clients: investment isn’t just numbers. It’s lifestyle, culture, and the small details that make Albania unique.

Take Borsh, for example. Everyone talks about the 7-kilometer beach—the longest in the Ionian. But few mention the small taverna hidden on the northern side where locals go for grilled sardines and homemade olive oil. That’s the soul of the place. Imagine owning a villa just minutes away from that kind of authenticity.

And yes, we’re building that kind of opportunity. White Villas in Borsh is one of the projects I’m most proud of. Four luxury villas on the main street of Borsh, surrounded only by nature. Each villa has 300m² of land and built area, spread across three floors, with a private swimming pool, big veranda, and private parking. Our construction company has been in this business for over 15 years, with 150+ skilled professionals. This is not just a property—it’s a residential paradise, perfect for rentals or family retreats. Only a 7-minute drive to the beach. And yes, we sell them with 0% commission.

The First Line Advantage

Some investors don’t want the “what’s next” location. They want the crown jewel—first line, private beach, guaranteed value. For them, opportunities are even rarer.

One of the few I recommend right now is at Gold Residence, Saranda. It’s a seaview apartment, 91.5m², with two bathrooms. What sets it apart isn’t just the size—it’s the lifestyle: private pool for residents, and a private beach literally one minute away. First line. That’s the definition of scarcity.

Tangent (Because This is How My Brain Works)

Sometimes when I drive back from a day of property viewings, I stop at Lekursi Castle above Saranda. The view is breathtaking. You see the whole city lit up at night, ferries coming and going to Corfu, the curve of the Ionian. I sit there with a coffee, and I think: If I were a foreign investor seeing this for the first time, I’d ask myself how on earth prices are still this low compared to Italy or Greece.

It always reminds me—this story is far from over, but the last pages are being written.

Why the Last 5% Matters

The real point is this: when land availability drops to the last fragments—5%, maybe less—it’s no longer just about supply and demand. It becomes emotional. Buyers don’t just want land; they want the chance to be part of something that’s almost gone.

And that’s where Albania is today. The Albanian Riviera is the final stretch of untouched Mediterranean coastline with affordable properties, Saranda apartments for sale, beachfront property still accessible, and seaview apartments that aren’t yet out of reach.

I’ve lived here long enough to see the change with my own eyes. And I truly believe Saranda and its neighbors offer the best value on the entire Mediterranean coast.

So if you’re waiting for the “right moment”—I’d say the right moment is already behind us. The second-best time is now.