I’ve been working in real estate in Saranda for many years now. Long enough to remember when summer evenings were quieter, when Ksamil felt almost sleepy outside of August, and when people were still surprised to hear foreigners asking about property prices in the south of Albania.
Things have changed.
Not overnight. But steadily. And if you pay attention — really pay attention — you can see where the opportunities still are.
This isn’t a sales pitch. It’s just my perspective, shaped by daily conversations, site visits, long coffees with clients, and more sunset viewings than I can count.
Why the Albanian Riviera Is Still Early — In a Good Way
People often ask me if they’re “too late” to invest here.
I usually smile and shake my head.
Yes, prices have gone up. That’s normal. But compared to the rest of the Mediterranean, the Albanian Riviera is still at a stage where value and potential overlap — and that’s rare.
I truly believe Saranda offers the best value on the entire Mediterranean coast.
You’re getting Ionian Sea views, a growing tourism market, improving infrastructure, and still-accessible entry points. In Greece or Italy, comparable beachfront property would cost three or four times more. Here, it’s still possible to find affordable properties without sacrificing quality or location.
Saranda: The Backbone of the South
Saranda isn’t just a summer destination anymore.
It’s becoming a real town — lived in year-round.
I see this every winter. Cafés still open. Locals walking the promenade. Construction continuing quietly in the background. This matters if you’re thinking long-term.
One afternoon recently, I was showing a seaview apartment on Skënderbeu Street. The client stood silently on the balcony for a moment, watching the ferries move slowly across the bay. That pause told me everything. It wasn’t about numbers anymore — it was about imagining life here.
Properties like this seaview 1-bedroom apartment in Saranda are a good example of where the market is heading. A quiet, safe neighborhood. New residence. High-end finishes. A private swimming pool and uninterrupted sea views. It works beautifully as a home, and just as well as an investment.
Those are the Saranda apartments for sale that tend to hold value — and grow it.
Ksamil: More Than Just a Summer Trend
Ksamil still gets labeled as “touristic,” and yes, summer is intense.
But there’s another side to it that investors are starting to understand.
New neighborhoods are forming just outside the busiest strips. Quieter streets. Modern buildings. Better planning.
Last month, I walked a client through a brand-new building finished in summer 2025. Calm area. Clean lines. Soft light coming through the windows. Seven minutes on foot to the beach, but far enough that you don’t hear the noise. That balance is important.
Apartments like this 1-bedroom property in Ksamil fit perfectly into that “quiet luxury” category. New construction, private swimming pool for residents, discreet design, and a location that feels residential rather than temporary. These are the types of affordable properties that perform well on both short-term and long-term rentals.
And then there are the duplexes.
The newer 2025 duplexes in Ksamil — like this one here — are something else entirely. Two swimming pools (one private, one shared), underground parking included, only a few residents in the building, and total privacy. You’re 300 meters from the beach and the center, yet it feels surprisingly calm. For families or serious investors, the ROI potential — up to 16% per year — is not something to ignore.
A Small Tangent About Timing
People always ask me when the best time to buy is.
Before summer? After summer? During construction?
Honestly? The best time is when you find the right property.
I’ve seen buyers wait six months for “perfect timing,” only to watch prices move up quietly in the meantime. The Riviera doesn’t announce its changes loudly. It just adjusts.
Private Living in Saranda: Villas Are Becoming Rare
Apartments dominate Saranda, and that’s normal.
But villas? They’re becoming increasingly rare.
Land availability is shrinking, especially in quiet residential zones. That’s why new villa developments stand out more than ever.
In one of Saranda’s more private neighborhoods — the kind of place locals prefer, away from traffic and seasonal noise — there’s a new opportunity that feels different. Spacious layout. Private swimming pool. A sense of separation from the city, without being isolated.
A property like this private villa in Saranda isn’t about volume rentals or fast turnover. It’s about lifestyle, privacy, and long-term value. Families love these kinds of homes. And so do investors who understand scarcity.
Borsh & Porto Palermo: Thinking Bigger
Now let’s talk land — because not every investor is looking for an apartment.
Borsh and Porto Palermo attract a different mindset. These areas are for people who want to build something lasting. Boutique hotels. Private villas. Low-density projects.
In Porto Palermo, beachfront land is extremely limited. Properties like this seaview land in Porto Palermo — just 10 meters from the sea, first line — don’t come up often. Standing there, you hear the water constantly. It’s not something you can replicate later.
Borsh, on the other hand, offers space and openness. The long beach, the olive groves, the slower rhythm. A land opportunity like this seaview plot in Borsh suits investors who want flexibility — villas today, hospitality tomorrow.
And a small local detail here: the road access matters more than people think. Locals know which areas stay accessible even in winter. That knowledge saves time, money, and frustration later.
Culture, Community, and the Unwritten Value
One thing social media can’t fully capture is how Albania feels once you settle in.
Morning coffee isn’t rushed. Neighbors still greet each other. In the south, hospitality isn’t a concept — it’s just how things are done. You’ll be offered raki before paperwork. Coffee before negotiations. Sometimes both.
This culture adds value in ways spreadsheets can’t measure. Buyers feel it. Renters feel it. And that emotional connection keeps demand strong.
Final Thoughts
The Albanian Riviera isn’t a secret anymore.
But it’s still selective. Still nuanced. Still full of opportunity if you know where to look.
Whether it’s seaview apartments in Saranda, new-generation properties in Ksamil, private villas, or land with long-term vision — the key is understanding the rhythm of the place.
I’ve built my career walking these streets, visiting these sites, and listening carefully — to clients, to locals, to the market itself.
And if there’s one thing I’m confident about, it’s this:
The south of Albania is just getting started.
How Tourism Is Shaping Property Prices in Albania