Apartment prices in Albania, Q3 2026: prices flat, supply up 9%

Prices over the quarter: flat line, growing bars

The chart shows the month-by-month state of the market on the first day of each month: the number of active apartments for sale (bars) and the median asking price per square metre (line). The median moved by a few euros a month and ended the quarter €10 lower than it started, while supply rose every month and jumped in September.

In numbers: €1,593/m² on 1 July (N = 5,718 listings with a complete price and floor area), €1,596 on 1 August (N = 5,845), €1,597 on 1 September (N = 5,902) and €1,583/m² on 1 October (N = 6,223). The median asking price of an apartment fell from €127,521 to €125,000 (-2.0%), again a mix effect: the new supply on the Bay of Durrës is smaller and cheaper than the average listing.

Note: a snapshot counts every listing active on BalkanHome.eu on that day. Listings without a price or floor area are counted in supply but excluded from the price medians.

Where the new supply comes from

Of the 754 listings that appeared between 1 July and 1 October, 675 (90%) are on the Bay of Durrës: Golem and Mali i Robit (390), Durrës city (206) and the Kavajë coast with Qerret and Spille (79). Tirana, the largest market by value, added a net 38 listings across its districts. Withdrawals were concentrated in Durrës city: 131 of the 189 listings that disappeared.

Golem is the story of the quarter: +39% supply in three months (940 to 1,304 active listings) with a median that did not move from €1,350/m². Developers on the Mali i Robit stretch are releasing new phases at the same price point rather than raising it. The Kavajë coast grew by 29% (191 to 247) and its median rose from €1,543 to €1,592/m² (+3.2%), the largest move among zones with more than 100 listings.

The new listings are priced below the existing stock: €1,510/m² median for listings that appeared during the quarter against €1,596/m² for listings present on both dates. This is what pulls the national median down slightly while every individual zone stays flat.

Sellers do not cut prices

The time series lets us answer a question a single snapshot cannot: what happens to an apartment that does not sell? We matched every listing present on both 1 July and 1 October and compared its asking price on the two dates.

Price cuts are rare everywhere and slightly more common on the coast: 2.7% of matched listings on the Kavajë coast, 1.6% in Durrës city and 1.1% in Golem had a lower price in October than in July. In Tirana, Vlorë, Sarandë and Shëngjin not a single matched listing was repriced downwards. For a buyer this means the asking price is the opening position and the negotiation happens in person, not in the listing.

Price map by zone, 1 October 2026

Zones are assigned from the listing's locality and coordinates (the same zoning as our market intelligence tools). We show zones with at least 39 listings with a complete price and floor area, alongside the sample size, quartiles, median total price and median floor area. The full set, including small zones, is in the CSV file in the media section.

Three observations. First, the spread between the cheapest and the most expensive zone is 4.4 times (Korçë €759/m² against the Riviera €3,314/m²), and it did not narrow over the quarter. Second, the medians that moved at all moved up: Sarandë +2.0%, Kavajë coast +3.2%, Orikum +1.6%, all zones where new, slightly dearer stock arrived. Third, the cheapest entry into the market remains Golem: a median apartment of 68 m² for €90,000.

What a sea view, a resale and a bigger apartment cost

Three cuts of the 1 October snapshot that matter when reading a listing. Sea view: apartments with a declared sea view have a median of €1,921/m² against €1,520/m² without, a premium of 26% (N = 828 and 5,395). Primary versus secondary market: 79% of active listings are primary-market (developer) stock at a median of €1,553/m²; resale apartments are at €1,649/m², 6% higher, which reflects their location rather than their condition, since most resale stock sits in central Tirana and Vlorë.

The price per square metre rises with the number of rooms, the opposite of most European markets, where small apartments carry the highest unit price. The reason is location: studios and 1+1 apartments dominate the mass-market coastal developments, while 3+1 apartments are concentrated in central Tirana and in the premium projects on the Riviera.

Method and limits

• Source: daily snapshots of every active apartment-for-sale listing on BalkanHome.eu, recorded since 30 June 2026. The report compares the snapshots of 1 July and 1 October 2026 and shows 1 August and 1 September for the monthly path.
• Prices: asking prices as published by the advertiser, in euros. Listings priced in another currency are converted at the rate of the snapshot day. Price per square metre uses the declared floor area; listings with an area below 15 m² or a price below €10,000 are excluded from the per-square-metre medians as data-entry errors.
• Zones: assigned from the listing's locality text and, where that is missing or unrecognised, from its coordinates. The Riviera zone combines Dhërmi, Drimadhë, Himarë and Vuno.
• Matching: a listing is "present on both dates" when the same listing ID is active in both snapshots. A listing that was withdrawn and re-posted with a new ID counts as withdrawn and new.
• Limits: these are asking prices from a single marketplace, not transaction prices, and the marketplace's mix of advertisers changes over time. Supply figures describe listings on BalkanHome.eu, not the whole Albanian market.