The housing market in Albania for 2025

A data-driven overview of Albania’s housing market in 2025, based on Duashpi.al insights. Rents remain strong, home sales are more selective, and the premium villa segment continues to operate mainly as an investment market.

2025 marked a year of consolidation for Albania’s housing market. Data analyzed by Duashpi.al shows a clearer structural split between two realities: apartments (the mass market) and villas (the premium segment).

While demand remains strong—especially in Tirana and along the coast—factors such as affordability, location, and demand segmentation are increasingly shaping real price dynamics.

Rentals in 2025: stable demand, pressure on the mid segment

In the rental market, Tirana continues to be the main center of demand. The average monthly rent for residential properties is around €765, while the median price stands at approximately €600.

This gap between average and median highlights an important reality: most rental contracts are closed within the mid segment, while a smaller number of high-rent listings push the average upward.

In Durrës and Vlorë, median rents are around €400 per month. However, these markets are strongly influenced by seasonality. Long-term residential rentals and short-term tourist rentals behave as two different markets, which impacts average prices and creates fluctuations throughout the year.

Home sales: a selective and polarized market

In the sales market, Tirana shows a median home price of around €150,000. Meanwhile, the average price is higher due to the presence of premium properties and new residential developments.

This is a clear sign of market polarization: most transactions occur in the mid segment, while higher-end properties take longer to sell and often involve more negotiation.

Durrës stands out as a more affordable alternative, with a median price of around €94,500. This makes the city attractive for buyers looking for a better price–quality ratio or a property with dual use (living and investment).

Cities such as Kamza, Kavaja, and Lezha maintain lower median prices, ranging from €80,000 to €100,000, reflecting markets driven more by family housing and local demand.

On the other hand, Vlorë and Saranda show significantly higher median prices, ranging from €160,000 to €186,000. These values are directly influenced by tourist demand and investment activity in coastal areas.

Villas: a smaller market, but high investment value

The villa segment remains distinct and significantly more limited compared to apartments. In Tirana, the average monthly rent for villas reaches around €2,530, while the median price is approximately €1,500.

This indicates that although very high-end listings exist, real demand is concentrated within a small group of high-income tenants with specific requirements.

In the sales market, median villa prices reach around €600,000 in Tirana and around €500,000 in Durrës. Vlorë leads this segment with median prices close to €1 million, reflecting a strong focus on tourism-driven investment and exclusive properties with high return potential.

What to expect in 2026

Current indicators suggest that in 2026:

• ✓ Apartment rents are expected to remain strong, especially in Tirana, due to the ongoing gap between purchase costs and rental prices.
• ✓ The sales market is expected to become more selective, with higher liquidity in the mid segment and stronger negotiation pressure in the upper segment.
• ✓ Villas will continue to function mainly as an investment market, with demand concentrated in specific urban and tourist areas where location and quality remain the key drivers.

Conclusion

2025 confirmed a clearer structural segmentation of Albania’s housing market. In 2026, this pattern is expected to continue: the mass market will be driven by affordability and real demand, while the premium segment will maintain its role as a specialized investment instrument.

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