The ROI of the Riviera: How Albania Beats Greece and Italy in Rental Yields

When people first think about buying a holiday home or an investment property by the Mediterranean, their minds usually jump to Greece or Italy. Santorini’s white houses, Amalfi’s cliffs, maybe even the glamorous resorts in Puglia. But let me tell you something: the smart investors are quietly looking across the border — to Albania.

I’ve lived and worked in Saranda for years, showing apartments, villas, and sometimes even abandoned stone houses that still whisper stories of another time. And in all those years, one thing has become crystal clear: the Albanian Riviera is not just beautiful, it’s also a goldmine for rental yields.

Why ROI in Albania is Different

Let’s talk numbers for a moment. In Italy, if you buy a beachfront apartment for half a million euros, you’re lucky if you can make 3–4% a year from rentals. In Greece, maybe a bit higher, but costs eat into your profits — high maintenance, expensive restaurants, taxes that keep changing.

Here? In Saranda, Ksamil, or Borsh, the yields can be double. Sometimes even more if you play your cards right. A €120,000 apartment near the beach can easily bring in €12,000 a year from Airbnb in high season. I’ve seen it happen again and again. In July and August, every single room in Ksamil is booked out. Families from Poland, couples from Sweden, even digital nomads from Germany — they all want a piece of this coast.

I truly believe Saranda offers the best value on the entire Mediterranean coast.

Personal Moments That Prove the Point

I remember earlier this summer, I was showing a couple from the Netherlands a seaview apartment in Ksamil. The moment they stepped onto the balcony, with the pool shimmering below and the Ionian stretching to Corfu, they just went silent. No questions, no bargaining. Just that look of this is it. Later, they told me they’d spent years considering Greece but couldn’t believe how much more they could get here.

Or last month, I drove with a client along the winding road towards Borsh. You know the one — the road that hugs the cliffs and then suddenly opens up to that long stretch of untouched beach. We stopped at a small café where the owner still serves mountain tea with honey. That moment sold the area more than any presentation ever could. They ended up putting down a deposit the same week.

The Hidden Side of the Riviera

Now, don’t get me wrong — this coast is about more than just apartments and yields. Sometimes I take clients inland, into the hills where small villages keep their traditions alive. Places where you’ll still see women baking bread in stone ovens or hear stories of families who’ve lived there for generations.

Just last week, I took a detour to a hidden lake not far from the main road to Gjirokastër. No tourists, no Instagram crowds. Just locals fishing quietly and kids jumping from the rocks. That’s the side of Albania most investors don’t know, but it’s part of why this region is so magnetic. It’s not polished, not overbuilt. And that’s what makes it so full of potential.

Comparing to Greece and Italy

Sometimes, investors ask me: Why should I choose Albania when Greece and Italy are more “established”?

Here’s my answer.

• Lower entry costs: You can buy a brand-new, fully furnished apartment in Ksamil for a fraction of what you’d pay in Corfu. Take this project for example — only six apartments left, modern design, swimming pool for all residents, and it’s basically finished already. Perfect for rental income right away.

• Higher ROI: Tourists don’t care if they’re in Ksamil or Corfu as long as the water is turquoise and the beaches are beautiful. And believe me, Ksamil beaches compete with any in Greece. The difference is, here you can see ROI of 8–10%.

• Growth potential: Italy and Greece are saturated. Albania is just beginning its rise. Prices are climbing but still affordable. This is exactly the moment to step in.

A Few Properties Worth Noting

I don’t usually push listings into conversations, but sometimes a few are too good not to mention.

• In Borsh, we have White Villas — four luxury villas right on the main coastal road that connects the whole Riviera. Each villa with its own pool, private parking, big veranda, and yes, panoramic sea views. Borsh isn’t crowded yet, but it’s growing fast. These villas sit between wild olive trees and the longest beach in Albania.

• On Panorama Road in Saranda, one of my favorite spots, a new luxury villa is being built. Here’s the project. The view is something you need to see with your own eyes — total seaview, day and night, nothing blocking it. If you’ve ever walked down Panorama Road at sunset, you’ll know why this is prime real estate.

• And of course, Ksamil. Already one of the hottest names on the coast. This building is nearly finished, with only six apartments left. All furnished, luxury finish, pool included. For investors looking at immediate returns, this is the one.

A Tangent About Food (Because It Matters)

Sometimes, when I talk about ROI and numbers, I drift into food. Strange connection? Maybe. But think about it.

In Greece, you’ll pay €20 for a simple seafood dish on the islands. In Italy, even more. Here in Saranda, you sit by the water, order fresh calamari, a salad, and a glass of raki — and you pay less than €10. That affordability keeps tourists coming back, which keeps apartments booked, which drives your ROI higher. See the circle?

Plus, for me, part of the joy of showing properties is ending the day with a plate of mussels in Limani, watching the ferries cross to Corfu. Numbers aside, that’s life quality.

Cultural Nuances That Make a Difference

Albanians value hospitality. When I take clients into a village home, it doesn’t matter if the family knows them or not — someone will always bring out a plate of figs or a coffee. It’s in our DNA. Investors feel that. They sense this is not just about transactions; it’s about community.

There’s also something powerful about how Albanians hold onto their land. Families who’ve owned plots for generations. You feel the pride in every conversation. It gives a sense of stability to the market — this isn’t a place that flips over quickly like some tourist resorts.

Final Thoughts

If you’re looking for Saranda apartments for sale, beachfront property, or seaview apartments on the Albanian Riviera, this is the time. Prices are rising, but they’re still affordable compared to the rest of the Mediterranean. More importantly, the yields are real.

I’ve seen clients double their rental income compared to what they expected. I’ve watched skeptical investors from Italy leave with contracts signed. And every time I walk down the boulevard in Saranda in August, with every café packed and every Airbnb full, I think the same thing: this place is just getting started.

So, while Greece and Italy may keep their fame, Albania is quietly winning the numbers game. And if you ask me, that’s what makes it the smartest move on the Mediterranean right now.