Real Data · February 2026
Property in Vlorë Ionian Riviera
Famous Lungomare, Ujë i Ftohtë, Riviera beaches and Sazan Island project. Vlorë market is among the most dynamic in Albania with price growth up to +40% annually.
Free Consultation€168kmedian
Average sale price (231 listings)
€148.5k median apartments
€1,646/m²
Median €/m² apartment sales
€667–€5,847/m² full range
€450/mo
Median rent (68 rental listings)
€230–€10,000 full range
7%+yield
Yield with seasonal Airbnb
3.2% long-term rent yield (base)
Vlorë Areas
Where to Buy Analysis by Neighborhood
From elite Lungomare to Dhërmi and Ionian Riviera villas, each area has its investment profile.
Lungomare
Coastal Premium
Vlorë's most exclusive area, coastal boulevard with modern buildings, pool, private beach and developed tourist infrastructure. Short-term Airbnb rental is exceptional during the season.
€1,500–2,800/m²
Purchase price (new)
€500–1,500/mo
Monthly rent
~420 active listings
★★★★★ High investment potential
Ujë i Ftohtë
Coastal
Quiet and elite area with excellent sea access. Prices are slightly lower than Lungomare but growth potential is very high. Preferred by buyers wanting seasonal rent and personal vacations.
€1,400–2,500/m²
Purchase price (new)
€300–800/mo
Monthly rent
~350 active listings
★★★★★ Key investment zone
Skelë / Center
Urban
Heart of Vlorë, "Ismail Qemali" Boulevard only 200m from Lungomare. Ideal for year-round rent, close to services and institutions. Strong base of local residents and tourists.
€1,300–1,800/m²
Purchase price (new)
€350–550/mo
Monthly rent
~530 active listings
★★★★☆ Stable year-round rent
Radhimë
Resort
Radhimë coastal line, luxury resorts with pool, private beach and direct sea access. Gateway to Ionian Riviera, 15 min from Vlorë. New premium projects offer high Airbnb yield.
€1,500–3,500/m²
Purchase price (resort)
€400–1,200/mo
Seasonal rent
~180 active listings
★★★★★ Maximum Airbnb yield
Orikum
Resort
Orikum is developing rapidly, Orikum Marina, Llogara tunnel (7 min to Dhërmi), Radhimë beaches nearby. New resort projects are very active. Current prices are among the lowest with high potential.
€900–1,600/m²
Purchase price (new)
€250–500/mo
Monthly rent
~290 active listings
★★★★☆ Good price / high potential
Dhërmi / Riviera
Ionian Riviera
Pearls of Ionian Riviera, prices have grown up to +25% annually. Luxury villas, boutique hotels and lively summer life. Llogara Tunnel (opened 2024) made access 23 min from Vlorë. Preferred by foreign buyers.
€1,800–3,500/m²
Purchase price (premium)
€500–1,500/mo
Seasonal rent
~210 active listings
★★★★★ Maximum price growth
Sazan Island
Strategic Investment
Sazan Island, €1.4 billion project by Affinity Partners (Jared Kushner). Planned luxury eco-resort. Proposed fiscal price: 200,000 Lek/m², highest in Vlorë. No public sales yet, only licensed developers.
€3,000+/m²
Future price
N/A
Still under construction
Strategic Investor Project
★★★★☆ High risk / unique potential
Kuzum Baba / Suburban
Suburban
Suburban areas of Vlorë, hills with panoramic bay views, property with land. Ideal for individual villas and families. Prices are among the lowest. Car access required.
€600–1,200/m²
Purchase price
€200–380/mo
Monthly rent
~240 active listings
★★★☆☆ Long-term rent
Novoselë / Surroundings
Rural
Villages around Vlorë, land, private houses with garden and rural tourist investments. Proposed fiscal prices by MF: 61,800 Lek/m² (same as current urban price). Ideal for agritourism and guesthouses.
€300–700/m²
Purchase price
€150–300/mo
Monthly rent
~190 active listings
★★★☆☆ Rural opportunities / tourism
2026 Prices
Price Scale From Budget to Luxury
Vlorë offers wide price ranges, base fiscal price 98,000 Lek/m² center, real market 1,300–3,500 €/m² coastal.
Coastal Luxury (Lungomare / Radhimë / Dhërmi)
€1,800–3,500/m²
Coastal Premium (Ujë i Ftohtë / Skelë)
€1,400–2,500/m²
Urban Average (Center / Boulevards)
€1,300–1,800/m²
Economic (Orikum / Suburban)
€900–1,400/m²
Budget (Private homes / Rural)
€300–900/m²
Price Evolution 2016–2025 (€/m² average)
+173%
10-year average growth
+40%
Coastal YoY growth 2025
5–7%
2026–2027 growth forecast
Fiscal Reference 2026
Reference Prices 7 Cadastral Zones
Ministry of Finance proposed (July 2025, effective from January 2026) dividing Vlorë into 7 urban cadastral zones. Previous price: 61,800 Lek/m² (single for entire city).
| Cadastral Zone | Location | Lek/m² | EUR/m² | Change |
|---|---|---|---|---|
| Sazan (Island) | Sazan Island Affinity Partners project | 200,000 Lek | €2,074 | +223% NEW |
| Zone 1 (Premium Center) | Main center, main roads | 140,000 Lek | €1,452 | +126% |
| Radhimë / Orikum (Coastal line) | First coastal line, tourist villages | 90,000 Lek | €934 | +46% NEW |
| Zone 1 (Center) | Main urban center, example tax 98,000 Lek | 98,000 Lek | €1,016 | +59% |
| Zones 2–4 (Urban Center) | Central neighborhoods, main boulevards | 75,000–90,000 Lek | €778–934 | +21–46% |
| Zones 5–6 (Urban Average) | Middle neighborhoods, urban periphery | 55,000–70,000 Lek | €571–727 | -11–+13% |
| Zone 8 (Rural Vlorë) | Rural areas Vlorë municipality (no coastal line) | 61,800 Lek | €641 | =0% |
| Zone 7 (Suburban) | Distant periphery, villages without coast | 45,000 Lek | €467 | -27% |
What changes from January 1, 2026: Vlorë moved from single fiscal price 61,800 Lek/m² to 7 cadastral zones + new rural and coastal zones. Maximum increase is +223% for Sazan. Changes affect building tax (0.05% of fiscal value) and infrastructure impact tax. Note: Fiscal prices remain 2–4× lower than real market. Draft law was still pending KM approval in February 2026.
Investment
Investment Potential in Vlorë
New airport, Llogara Tunnel, Kushner/Sazan and 15 million tourists as catalysts making Vlorë the top coastal investment destination.
7%+
Seasonal Airbnb yield (3.2% long-term rent yield base per our data)
+81%
Airbnb revenue growth 2025
90%+
Occupancy July–August
+173%
10-year price growth
15M
Tourists forecast Albania 2025
New Vlorë Airport
Opened 2025, among longest runways in Balkans. Direct access for international tourists, extended season, lower ticket prices.
Llogara Tunnel (2024)
€142M, 30 min travel from Vlorë to Dhërmi turned into 7 min. Riviera is now practically Vlorë's "suburb". Prices there are rising rapidly.
Sazan Project €1.4 Billion
Affinity Partners (Jared Kushner) with "Strategic Investor" status. Planned luxury eco-resort. Proposed fiscal price: 200,000 Lek/m².
Vlorë Marina + Orikum
New marina developments with yacht docks, hotels, apartments and coastal commerce. Orikum Marina as key southwest resort point.
Median Purchase
€168,000
Real median from 231 sale listings (our data)
Monthly Rent
€450 median
Real median from 68 rental listings; €800–2,000 seasonal Airbnb
Base / Airbnb Yield
3.2% / 7%+
3.2% long-term rent; 7%+ with active seasonal Airbnb
| City | Average Price | Yield | Value/Price Ratio |
|---|---|---|---|
| 🌊 Vlorë | €1,400–1,800/m² | 7–10% | Excellent |
| 🏙️ Tirana | €2,300/m² | 6–8% | Good |
| 🌊 Sarandë | €1,800/m² | 7–9% | Very Good |
| 🌊 Budva, Montenegro | €3,500/m² | 4–6% | Average |
| 🌊 Dubrovnik, Croatia | €5,000+/m² | 3–5% | Limited |
Buyer Guide
What Your Budget Can Buy in Vlorë
From €50k to over €300k, find the right option according to your financial capacity.
Novoselë / Surroundings
Private house 2–3 rooms
€30k–50k
- Land and garden
- Ideal for agritourism
- ~20km from center
Vlorë Suburban
Studio or existing 1+1
€40k–60k
- Property with certificate
- Close to public transport
- Long-term rent €200–300/mo
Orikum
New 35m² studio
~€50k–70k
- New construction with elevator
- 5–10 min from sea
- Near Orikum Marina
Vlorë Center / Skelë
New 1+1 apartment
€65k–90k
- Near Lungomare
- Rent €350–450/mo
- Ownership certificate
Orikum / Radhimë
1+1 near sea, 70m²
€75k–100k
- Sea view or 200m to beach
- Airbnb yield 8%+
- Installment payment option
Ujë i Ftohtë
35m² studio sea view
€65k–85k
- Elite area, quiet
- New construction
- Summer rent €600–1,000/mo
Lungomare / Skelë
New 2+1 apartment, 100m²
€130k–180k
- Sea view (partial or full)
- New construction with pool
- Long-term rent €500–700/mo
Ujë i Ftohtë
1+1 full sea view, 70m²
€110k–155k
- Panoramic bay view
- Near Marina Bay
- Airbnb yield 8–10%
Radhimë
1+1 resort first line, 70m²
€105k–140k
- First coastal line
- Pool and private beach
- Integrated hotel management
Lungomare
2+1 premium, 107m², sea view
€200k–260k
- First coastal line
- Full cable, pool
- Short-term yield €1,500–2,500/mo season
Radhimë / Orikum
2+1 premium resort, 138m²
€200k–325k
- Direct access private beach
- Pool, restaurant, parking
- Completion 2026
Dhërmi
2+1 elite complex, 120m²
€250k–300k
- Ionian Riviera stunning view
- Resort infrastructure
- 25% price growth year over year
Lungomare Premium
3+1 penthouse panoramic view
€350k–500k
- Panoramic terrace 120m²+
- High floor, 360° view
- Ultra-yield premium investment
Dhërmi / Palasë
2+1 Villa, 170m², land 700m²
€400k–600k
- Private beach Riviera
- Pool and garden
- Green Coast 2 iconic project
Ujë i Ftohtë / Sazan
Premium complex / eco-resort
€500k+
- Long-term strategic investment
- Luxury eco construction
- High capital potential
Practical Tips
6 Things You Must Know Before Buying
From construction legality to tourist season, what you should consider as a buyer in Vlorë.
1
Check construction permits and ownership deed
Vlorë has a history of informal construction, especially near the coast. Always request permit number, ASHK deed and completion certificate. Construction without permit cannot be legally sold or mortgaged.
2
Tourist season 4–5 months intensive
Airbnb revenue is very high July–August (occupancy 90%+), average May–June and September–October (65%+). New airport expected to extend season. Budget plan should account for 6–7 months with low revenue.
3
New fiscal prices 2026 increase up to +126%
Vlorë is now divided into 7 cadastral zones. Zone 1 went from 61,800 Lek/m² to up to 140,000 Lek/m². This affects annual building tax and infrastructure impact tax for any new construction. Calculate post-purchase costs.
4
"Off-plan" projects good price but real risk
"Off-plan" construction (before completion) offers 15–25% lower price. Risks: delays, non-completion, specification changes. Verify developer reputation, detailed contract and link each payment to construction phases.
5
Negotiate 7–12% below listing price
Vlorë market has negotiation room, especially for secondary properties. Listed prices are on average 10–15% above final sale price. Low seasons and long-standing properties are good negotiation opportunities.
6
Mortgage conditions 2026 rate 4.5–7.5%
Albanian banks offer mortgages up to 70–80% of fiscal value (not market), interest rate 4.5–7.5%, term up to 30 years. Diaspora and foreigners can get mortgages but need Albanian bank account. Loans are mainly in Lek.
Frequently Asked Questions
FAQ Key Questions About Property in Vlorë
Which area has the highest rental yield?
Radhimë and Dhërmi have the highest Airbnb yield (8–10%+) during the season. Lungomare and Ujë i Ftohtë offer 7–9% yield combining seasonal + long-term. Orikum is the alternative with low entry price and good yield (7–8%). Urban center gives more stable but year-round yield (5–6%).
Can foreigners buy property in Vlorë?
Yes, foreigners can buy property in Albania without restrictions, under the same conditions as Albanians. Purchase process mainly takes 2–3 weeks. Can also be done without physical presence with apostilled notarial power of attorney. Additional costs: notary 0.2–0.35%, registration ~€100, no purchase tax.
How long does the purchase process take?
Normally 2–4 weeks for property with complete documentation. Steps: (1) preliminary reservation + advance, (2) ASHK document due diligence, (3) notarization contract, (4) ASHK registration. For "off-plan" properties contract is different, paid in construction phases. Verification of mortgages and servitudes is important.
What taxes are paid on property?
Building tax: 0.05% of fiscal value annually (increases from 2026 with new zones). Capital gains tax: 15%. Rental income tax: 15%. No inheritance tax between family members. Purchase: no tax, only notary + registration.
How does the new airport affect prices?
Vlorë International Airport opened in 2025 expected to have medium-term effects: extended tourist season, direct flow of foreign tourists, increased demand for short-term apartments, and "airport corridor" development. Property prices in the 10 km radius have already increased in anticipation of opening.
📊 Quick Facts Vlorë 2026
Population
~115,000 (city)
Distance from Tirana
150km / ~2h
Cadastral zones 2026
7 urban + rural + coastal
Median sale price
€168,000 (231 listings)
Median €/m² apartments
€1,646/m² (n=50 with area)
Rental yield
3.2% long-term / 7%+ Airbnb
Price growth 2025
+25–40% coastal
Airport
Opened 2025 (10km from city)
Llogara Tunnel
Opened 2024 (Vlorë–Dhërmi 7 min)
Sazan Project
€1.4 billion (Affinity Partners)
Monitored listings
530+ (6 sources, February 2026)
10-year growth
+173% average
