Real Data · February 2026
Real Estate Market
Sarandë
Market analysis based on 324 active listings from 4 sources, 2026 cadastral prices and investment trends in the Ionian Riviera.
Free Consultation€177kmedian sale
Average sale price (212 listings)
€175k apartments median
€1,865/m²
Median €/m² apartments (n=122)
p25/p75: €1,624 / €2,119
8%+Airbnb yield
Seasonal yield with active management
3.4% long-term rent base yield
€2,800Ksamil/m²
Premium Ksamil coastal prices
€2,000–2,800/m² depending on location
Areas and Neighborhoods
Where to Invest in Sarandë
Each area has different characteristics and investment potential. The coast dominates with the highest prices, while the urban center offers stability and access.
Lungomare / Coast
Premium Coastal
€2,000–3,000/m²
First coastal line, sea view, new construction
€600–1,500/mo
Long-term rent
8–10%
Seasonal Airbnb yield
⭐⭐
⭐⭐⭐
Mitat Hoxha Street
Premium Center
€1,800–2,500/m²
Most active listing area, near the sea (32 Remax listings)
€194k median
Sale price (Remax)
95–130m²
Typical surface area
⭐⭐
⭐⭐⭐
Gjergj Araniti Street
Urban Center
€1,600–2,200/m²
Main boulevards, stable rent year-round
€175k median
Sale price (Remax)
5–7%
Long-term rent yield
⭐⭐
⭐⭐
Ksamil
Premium Resort
€2,000–2,800/m²
"Albanian Maldives", limited supply, high price growth
10–16%
Premium Airbnb yield
May-October
Strong tourist season
⭐⭐
⭐⭐⭐
Qeparo / Borsh
Ionian Riviera
€1,800–2,500/m²
Clean coast, new development, 12 listings with €231k median
€231k median
Sale price (Remax)
+25%
Price growth 2025
⭐⭐
⭐⭐
Butrinti Street / South
City South
€1,800–3,000/m²
Near Butrinti road, below the city, sea view
€310k median
Sale price (Remax)
120–200m²
Typical surface area
⭐⭐
⭐⭐⭐
Center / Sixth Street
Center
€1,400–2,000/m²
Economic entry, year-round rent, 14 studio listings
€67k median
Studio / 1+1 (Remax)
5–6%
Long-term rent yield
⭐⭐
⭐
Vrinë / Xarrë / Rural
Rural
€300–800/m²
Traditional houses, land, long-term investment
€30k–80k
Typical entry price
Agriturismo
Development potential
⭐⭐
Himara / Dhërmi (Himarë Municipality)
Northern Riviera
€1,800–3,200/m²
Neighboring municipality, Dhërmi first-line, 140,000 Lek/m² fiscal
+141%
Fiscal increase Zone 1 Himarë
8–10%
Dhërmi Airbnb yield
⭐⭐
⭐⭐⭐
Price Levels
Price Scale 2026
Data from 212 sale listings (median €1,865/m²) and historical price trends.
Ksamil & First-line Coast
€2,000–3,500/m²
Limited supply, international demand, highest growth
Premium Coastal (Mitat Hoxha, Butrinti)
€1,800–2,500/m²
Median €1,865/m² based on 122 listings with surface area
Urban Center (Gjergj Araniti)
€1,600–2,200/m²
Dominant segment: 48% of listings €100–200k
Economic (Sixth Street, Suburbs)
€1,200–1,600/m²
Studios and 1+1 from €60k–90k
Budget (Rural, Private Houses)
€300–800/m²
Vrinë, Xarrë, rural villages, agricultural land
Historical Price Evolution (€/m²)
+344%
10-year growth
+10%
Average YoY 2025
8-12%
2026 Forecast
2026 Fiscal Prices
5 Sarandë Cadastral Zones
Ministry of Finance proposal (July 2025), effective from January 1, 2026. Sarandë changes from 1 single price (60,000 Lek) to 5 zones, with Ksamil as an additional coastal zone.
Significant fiscal change 2026
Sarandë changes from 1 single price (60,000 Lek/m²) to 5 cadastral zones, with increases up to +79% for Zone 1 (coast). Ksamil coastal line receives reference price 60,000–100,000 Lek/m². Fiscal prices remain 2–5 times lower than real market prices. According to regulations: building tax 0.05% of annual fiscal value (e.g., 4,500 Lek/year for 90m² in Zone 1). Ministry of Finance draft law still awaits approval from the Council of Ministers (February 2026).
| Zone | Description | Lek/m² | EUR/m² | Previous Price | Change |
|---|---|---|---|---|---|
| Zone 1 | First coastal line, near the sea | 100,000 | €1,037 | 56,000 Lek | +79% |
| Zone 3 | Secondary coastal zone | 100,000 | €1,037 | 56,000 Lek | +79% |
| Zone 2 | Middle urban center | 80,000 | €830 | 60,000 Lek | +33% |
| Zone 4 | Average urban zone | 72,000 | €747 | 60,000 Lek | +20% |
| Zone 5 | Urban periphery | 65,000 | €674 | 60,000 Lek | +8% |
| Ksamil | Ksamil coastal line (urban zone) | 60,000–100,000 | €622–1,037 | 60,000 Lek | New/+0–79% |
| Rural Zone | Villages (Vrinë, Xarrë, Gjashtë, Ksamil-village) | 56,000 | €581 | 60,000 Lek (city) | New |
Exchange rate: 1 EUR ≈ 96.4 Lek (February 2026). Fiscal prices serve as taxation basis and are 2–5× lower than real market prices. MFE draft decision, July 2025.
Investment Analysis
Why Sarandë for Investment?
8%+
Seasonal Airbnb yield (8–10% average, up to 16% Ksamil premium). Long-term base: 3.4%.
+344%
10-year growth
300
Sunny days/year
+58%
YoY premium prices 2025
48%
Listings €100–200k
New Airport (Planned)
A project for an international airport near Sarandë is under discussion. The existing Vlorë airport (2025) has already facilitated access from the south. Realization of the local airport would transform the market.
Corfu-Sarandë: 35 Minutes
Ferry crossing from Corfu 35 minutes. Over 60% of purchases from foreigners and diaspora. Prices 2–5× lower than southern Italy, Croatia or Greece. Potential for growing international demand.
Butrinti UNESCO & Cultural Tourism
Butrint Archaeological Zone (UNESCO) 18km from the city. Cultural tourism extends the season and diversifies demand. Quality European clientele is attracted by history and nature.
EU Candidacy and Property Appreciation
16/33 negotiation chapters open. Targeted membership 2030. From the history of neighboring countries (Bulgaria, Romania), property prices increase 30–50% before membership. Coastal zones benefit most.
Median Purchase (Real)
€177,000
Real median from 212 sale listings (4 sources)
Base Monthly Rent
€500 median
7 rental listings; €800–2,500 active seasonal Airbnb
Base / Airbnb Yield
3.4% / 8%+
Long-term rent 3.4%; 8%+ with May-October seasonal Airbnb
| Destination | Average Price | Typical Yield | Assessment |
|---|---|---|---|
| Sarandë | €1,400–3,000/m² | 8–10% Airbnb | Excellent ratio |
| Ksamil | €2,000–2,800/m² | 10–16% Airbnb | Premium, limited supply |
| Tirana | €2,300/m² | 6–8% long-term | High price |
| Budva, Montenegro | €3,500/m² | 5–7% | 2× Sarandë price |
| Corfu, Greece | €3,000–5,000/m² | 4–6% | Comparable, 35 min ferry |
| Dubrovnik, Croatia | €5,000+/m² | 5–7% | 3× Sarandë price |
Buyer's Guide
What You Can Buy with Your Budget
Real proposals based on current listings and market trends.
Up to €60k
€60–100k
€100–180k
€180–300k
€300k+
Rural / Vrinë
Traditional House
€25k–50k
- 80–150m² construction surface
- Agricultural land with potential
- Long-term investment / agriturismo
Sixth Street / Center
Studio / Studio Apartment
€40k–65k
- 35–50m², existing construction
- Year-round rent €300–400/mo
- Good access to urban services
Suburbs / Any zone
Land / Plot
€30k–60k
- 300–1,000m² depending on location
- Construction permit required
- Long-term development potential
Center / Gjergj Araniti
1+1 Apartment
€65k–90k
- 55–70m², average construction
- Rent €400–550/mo long-term
- Base yield 5–6%
Sixth Street / Studio
Modern Studio
€60k–80k
- 40–55m², new or renovated construction
- Airbnb season rent €600–1,200/mo
- 14 active studio listings Remax
Any central zone
1+1 Apartment with view
€75k–100k
- 60–80m², with sea or city view
- Tourist season May-October 90%+ occupancy
- Full infrastructure
Mitat Hoxha / Premium Center
2+1 Apartment
€120k–175k
- 90–110m², new construction, sea view
- Median €175k from our CSVs (212 listings)
- Long-term rent €600–900/mo
Qeparo / Borsh coast
1+1 First-line Apartment
€110k–160k
- 70–95m², first coastal line
- 12 Remax listings, median €231k
- Airbnb €1,000–2,000/mo season
Gjergj Araniti / Center
2+1 New Construction Apartment
€130k–180k
- 100–120m², new urban developments
- Underground parking, elevator
- Year-round rent €700–1,100/mo
Lungomare / City Coast
2+1 Sea View Apartment
€190k–260k
- 100–130m², first or secondary line
- Butrinti Remax median €310k segment
- Airbnb €1,500–3,000/mo peak season
Ksamil coast
1+1 Resort Apartment
€180k–280k
- 75–100m², pool, underground parking
- 10–16% yield premium Airbnb
- Limited supply, fast growth
Qeparo / Borsh first-line
2+1 Coastal Apartment
€200k–300k
- 110–140m², panoramic sea view
- Clean Riviera, quality tourism
- High long-term growth potential
Lungomare / Butrinti Street
3+1 Panoramic Penthouse
€320k–500k
- 150–200m², top floor, terrace
- 360° sea and city view
- Seasonal Airbnb €3,000–6,000/mo
Ksamil / Private Coast
Villa / Resort Duplex
€400k–700k
- 200–350m², 2 pools, private parking
- 24/7 security, 300m beach distance
- 12–16% yield with professional management
Qeparo / Borsh / Lukova
Villa with Coastal Plot
€500k–1M+
- 180–400m² construction, 1,000+ m² land
- Private beach access or panoramic view
- Unique investment, extremely limited supply
Practical Tips
What You Need to Know Before Buying
1
Verify construction and permits
Sarandë has a history of informal constructions. Verify the permit number, ASHK certificate, completion certificate (kolaudim) and ownership certificate. Every purchase must be checked at the local Land Registry.
2
5-month season, plan 7 passive months
Intensive tourist season is May-October (90%+ occupancy July-August). November-April months have minimal activity. The planned airport and connections with Corfu aim to extend the season. Budget carefully.
3
New 2026 fiscal prices
Sarandë is divided into 5 cadastral zones; max increase +79% (Zone 1 coast). Affects building tax (0.05% of fiscal value) and infrastructure impact tax. Calculate post-purchase costs with new prices.
4
Low long-term yield, high seasonal
Base long-term yield 3.4% (median €177k / €500/mo rent). But Airbnb yield reaches 8–10% (up to 16% Ksamil). The difference is made by active seasonal management. The wrong client can misjudge the potential.
5
Negotiate 8–12% below price
Listings are often 10–15% above final sale price. Secondary properties offer greater negotiation space. Off-plan 15–20% cheaper, but verify builder reputation and link payments to construction phases.
6
Mortgage and bank terms 2026
Interest rate 4.5–7.5%, up to 70–80% of fiscal value, 30-year term. Diaspora and foreigners can get mortgages with Albanian bank accounts. Mortgages are often in Lek; check exchange rate exposure.
Frequently Asked Questions
What Buyers Ask
Which area has the highest rental yield?
Ksamil offers the highest yield: 10–16% Airbnb with active management, but purchase prices are high (€2,000–2,800/m²). Lungomare and Mitat Hoxha give 8–10% seasonal. Urban center (Gjergj Araniti) has 5–6% long-term yield, but with high stability year-round. Basic principle: the closer to the sea, the higher the seasonal yield but also the entry price.
Can foreigners buy property in Sarandë?
Yes, without restrictions. Foreigners buy property under the same conditions as Albanians. The process takes 2–4 weeks with complete documentation. Can be done remotely with apostilled power of attorney. Costs: notary 0.2–0.35% of price, ASHK registration around €100, no purchase tax. Over 60% of purchases in coastal areas are from foreigners or diaspora.
How long does the purchase process take?
For property with complete documentation: 2–4 weeks. Steps: preliminary reservation + advance (10%), ASHK and Land Registry verification (1 week), notary contract, ASHK registration (3–5 days). Off-plan is different: contract with builder, payments made according to construction phases. Independent local lawyer recommended.
What taxes are paid after purchase?
Building tax 0.05% of annual fiscal value (e.g., Zone 1: 100,000 Lek/m² x 90m² x 0.05% = 4,500 Lek/year). Capital gains tax 15% (from 15% to 5% from January 1, 2026 according to proposals). Rental tax 15% (or 7.5% if simplified tax is chosen). No inheritance tax within family. Foreigners and Albanian residents have the same obligations.
Is Ksamil really the "Albanian Maldives"?
Ksamil has clean turquoise water and small islands, making it a unique destination in the Mediterranean. Property prices (€2,000–2,800/m²) reflect this exclusivity. Supply is limited by topography. Airbnb yield reaches 10–16% with active management, but capital recovery takes 10–15 years with active Airbnb. New development with pool and underground parking is changing the buyer profile towards "quiet luxury".
Sarandë Facts
Population
~35,000 (city)
Distance from Tirana
280km / ~3.5h
Distance from Corfu
35 min ferry
Monitored listings
324 (4 sources)
Sale median
€176,549 (212 listings)
Median €/m² apartments
€1,865/m² (n=122)
Rental yield
3.4% long-term / 8%+ Airbnb
2026 cadastral zones
5 urban + Ksamil + rural
2025 price growth
+10% average, +58% premium
Ksamil €/m²
€2,000–2,800/m²
Sunny days
300/year
10-year growth
+344%
