Albania vs Greece: Why Investors Are Looking South of Corfu Instead

For years, when people talked about buying property in the Mediterranean, the conversation almost always ended in Greece. Corfu, Lefkada, the islands everyone already knew. Albania was rarely mentioned.

That’s changed. And not slowly.

Over the last few seasons, I’ve noticed something interesting. Many of the clients I meet in Saranda arrive after spending time in Greece first. They come curious, sometimes skeptical, just wanting to “have a look.” A few days later, the conversation shifts. Suddenly it’s not about holidays anymore — it’s about ownership, investment, and timing.

And honestly, I understand why.

Just South of Corfu, But a Different Moment in Time

If you stand on the promenade in Saranda on a clear evening, you can see Corfu right across the water. It’s close enough that the lights almost feel within reach.

Geographically, we’re neighbors. Economically, though, we’re at very different stages.

Greece is mature. Established. Beautiful, yes — but already priced accordingly. Many investors today aren’t necessarily looking for the finished market. They’re looking for the next one. A place where growth still feels natural, where prices haven’t fully caught up with demand yet.

That’s where the Albanian Riviera enters the conversation.

I’ve had clients tell me they spent weeks searching for beachfront property in Greece and couldn’t find anything within a reasonable budget. Then they cross over to Saranda or Ksamil and realize they can buy modern seaview apartments for a fraction of the cost. Same sea. Same sunsets. Different opportunity.

The Value Gap Investors Are Starting to Notice

Let’s speak honestly for a moment.

Real estate investment is emotional, but it’s also numbers. ROI matters. Entry price matters. Future appreciation matters.

And this is where Albania surprises people.

You can still find affordable properties here that offer both lifestyle and income potential. New constructions, modern finishes, private pools — features that in Greece often exist only in high-end segments — are becoming standard in newer developments along the south coast.

I truly believe Saranda offers the best value on the entire Mediterranean coast right now. Not because it’s cheaper for the sake of being cheap, but because the quality-to-price ratio still makes sense.

I see it every week. Someone comes expecting compromises and leaves realizing there aren’t many.

A Small Story That Explains a Lot

A few weeks ago, I was showing a couple from Northern Europe around Ksamil. They had spent the previous summer in Corfu and wanted to compare options before buying.

We walked through a newly finished apartment — quiet neighborhood, new 2025 building, shared swimming pool for residents, about a seven-minute walk to the beach. Nothing exaggerated, just clean lines and calm surroundings.

They stood on the balcony for a while without saying much. Then one of them turned to me and said, “This feels like Greece twenty years ago.”

That sentence stayed with me. Because it captures exactly what’s happening here.

For example, properties like this 1-bedroom apartment in Ksamil reflect that shift perfectly — brand new construction, finished recently, private pool for residents, located in a quieter part of town where evenings are still peaceful even in August. The kind of place people buy not only for investment, but because they actually want to spend time there.

Lifestyle Matters More Than People Think

Investment conversations often focus only on numbers, but lifestyle plays a bigger role than people admit.

In Saranda, life moves differently. Mornings start with coffee by the sea, not traffic. Neighbors still greet each other. The fisherman selling fresh catch near the small harbor knows most people by name. These details don’t appear in spreadsheets, but they influence decisions.

There’s a small bakery near the road going up toward Lëkurësi where many locals stop early in the morning. I’ve met more future buyers there than in offices. People relax, talk, ask questions. Albania still feels personal in that way.

And that authenticity is something investors increasingly value.

Saranda’s New Standard of Living

The idea that Albania only offers basic construction is outdated. Completely.

New residences today include private pools, underground parking, and finishes that match Western European expectations. In some cases, even exceed them.

Take this seaview apartment on Skënderbeu Street, for example. Quiet and secure area, fully furnished, private swimming pool, uninterrupted sea views. It works equally well as a full-time home or as an investment property. And that flexibility is important — buyers want options.

Because tourism here doesn’t just last two months anymore. The season is stretching longer every year.

A Quick Tangent About Timing

Sometimes people ask me if they should wait. Maybe prices will drop. Maybe something better will come.

I always smile a little when I hear that.

I remember when Saranda apartments for sale were considered risky investments. That wasn’t very long ago. The people who bought then are the ones smiling today. Markets don’t wait for certainty — they move with confidence.

Anyway, back to the comparison.

Ksamil and the Rise of Quiet Luxury

Ksamil has changed the fastest. Social media helped, of course, but the real shift came when developers started building for a different type of buyer — people who want privacy, security, and calm rather than crowds.

New duplexes and residences reflect that idea. For instance, this luxury duplex in Ksamil offers two swimming pools — one private and one shared — underground parking, and a location only 300 meters from both the beach and the center. Everything new, discreet, secure. For investors, returns can reach around 16% annually, but interestingly, many buyers choose it simply because it feels comfortable.

That’s something Greece used to offer decades ago — before mass tourism changed the atmosphere in many places.

Beyond Apartments: Villas and Land Opportunities

Not everyone is looking for an apartment. Some investors want space. Privacy. Long-term vision.

In Saranda, opportunities like this private villa in the Surra area are becoming increasingly rare — quiet surroundings, spacious layout, private swimming pool, ideal for families who want distance from summer crowds while staying close to the city.

And then there’s land.

Developers especially are starting to look seriously at first-line plots along the coast. A property like this seaview land in Porto Palermo, only meters from the beach, opens possibilities for boutique hotels or villas. The same goes for seaview land in Borsh, where nature still dominates the landscape and large-scale development hasn’t taken over yet.

These are long-term plays. The kind investors in Greece wish they had found earlier.

Business Is Following Tourism

Another detail many investors overlook — business infrastructure follows tourism growth.

As visitor numbers increase, demand grows not only for housing but for services. Restaurants, offices, retail spaces. Locations like this commercial shop near the beach in Saranda, first line and highly visible, show how the market is expanding beyond residential real estate.

And once business grows, property values tend to follow.

Why Investors Are Looking South Instead of West

At the end of the day, this isn’t about Albania being better than Greece. Greece is beautiful and will always attract buyers.

But investors today are asking a different question: Where is the next growth phase happening?

Right now, many of them believe the answer lies just south of Corfu.

Albania still feels authentic. Still affordable. Still early enough that buying today means participating in the growth rather than arriving after it’s finished.

Final Thoughts

Sometimes in the evening, when the promenade quiets down and the ferries stop running, Saranda feels almost the same as it did years ago. The sea is calm, families walk slowly along the coast, and the lights reflect on the water.

That balance — between growth and authenticity — is rare. And it’s exactly why more investors are starting to look here instead of across the channel.

If you ask me personally, I think the next decade will define the Albanian Riviera. And the people who recognize its value early will be the ones who benefit the most.

Not just financially.
But in lifestyle too.