How much does a house cost in Albania? Villa and house prices by town, and what your budget buys

How much does a house in Albania cost? The short answer

On 31 October 2026 the median asking price of a house for sale in Albania was €450,000. Half of the houses on the market asked less than that, half more, and the middle half of the market sat between €270,000 and €750,000. Per square metre of living space a house asked €1,500, slightly less than an apartment at €1,594/m². The difference is size: the typical house listed has 313 m² of living space on two or three floors and a plot of around 400 m², against 82 m² for the typical apartment.

That median is higher than most people expect, and the reason is what gets listed. Two in three houses on the market describe themselves as villas, and more than half are sold by developers, often in gated complexes outside Tirana or on the Durrës coast. The old village house with a vegetable plot that visitors imagine does exist, but it rarely reaches a listings portal; it changes hands by word of mouth, and when it does appear online it is usually unfinished or its paperwork is incomplete.

Everything below is an asking price from our own database, not a transaction price, and it describes what sellers ask on BalkanHome rather than every house in Albania. Use it as a yardstick: a house far above the median for its town needs a reason you can see, and a house far below it needs an explanation you can verify.

Median asking price of a house, 31 October 2026

€450,000 (middle half: €270,000 to €750,000)

Price per m² of living space

€1,500 for houses, €1,594 for apartments

Typical house listed

313 m² on 2 or 3 floors, plot around 400 m²

Houses described as villas

Two in three

Sold by a developer

More than half; one in four still under construction

Cheapest towns with a real market

Pogradec (median €170,000) and Korçë (€177,500)

Most expensive

Riviera, Dhërmi and Himarë: median €1,200,000

A square metre of house in Albania asks less than a square metre of apartment. The house is just four times bigger.

House prices in Albania by town: medians, quartiles and typical size

The table lists the towns and zones where enough houses are on sale for a median to mean something. The middle-half range (the cheapest quarter ends at the lower figure, the dearest quarter starts at the upper one) matters more than the median for houses, because the same town can hold a shell with no windows and a finished villa with a pool. Where the range is very wide, as in Vlorë and Durrës, read it as two markets under one name.

Riviera: Dhërmi, Himarë

Median €1,200,000 (middle half €750,000 to €1,500,000) · about €5,100/m² · 210 m²

Farkë (Tirana)

Median €797,500 (€520,000 to €1,100,000) · about €1,500/m² · 508 m²

Vlorë (city and hills)

Median €750,000 (€260,000 to €1,200,000) · about €2,300/m² · 309 m²

Tirana, outer districts

Median €640,000 (€473,000 to €800,000) · about €1,800/m² · 371 m²

Tirana, centre

Median €455,000 (€339,000 to €650,000) · about €1,600/m² · 270 m²

Kamëz, Kombinat (Tirana)

Median €372,500 (€200,000 to €680,000) · about €1,200/m² · 257 m²

Golem, Mali i Robit

Median €350,000 (€300,000 to €500,000) · about €1,500/m² · 235 m²

Kavajë coast: Qerret, Spille

Median €350,000 (€310,000 to €540,000) · about €1,400/m² · 220 m²

Sarandë, Ksamil

Median €340,000 (€249,000 to €400,000) · about €1,300/m² · 343 m²

Durrës (city and hinterland)

Median €330,000 (€210,000 to €560,000) · about €1,250/m² · 272 m²

Shkodër

Median €277,500 (€260,000 to €330,000) · about €840/m² · 322 m²

Korçë

Median €177,500 (€127,000 to €300,000) · about €580/m² · 294 m²

Pogradec, Lake Ohrid

Median €170,000 (€148,000 to €250,000) · about €990/m² · 240 m²

Villa or house: what the word means in an Albanian listing, and what it does to the price

In Albanian, vilë is the everyday word for any detached house, so a listing that says villa is not promising a pool and a sea view; it is saying the building stands on its own. Still, the word tracks a real difference in what is on sale. Houses described as villas asked a median of €570,000 and €1,747/m²; houses described simply as houses asked €290,000 and €1,218/m². The villa group is newer, larger and more often part of a developer’s complex; the house group is more often an existing family home in a town or village.

The split between new and existing stock is the biggest single driver of price after location. Houses sold by developers asked a median of €600,000; houses on the secondary market asked €340,000. A house still under construction asked €2,000/m², a finished one €1,318/m². Buying from a plan, you pay for new standards, a warranty and a complex with a gate and a pool, and you take on the risks described in our guide to buying off-plan in Albania, which apply to villas exactly as they do to apartments.

Listing says villa

Median €570,000 · €1,747/m² · 342 m²

Listing says house

Median €290,000 · €1,218/m² · 262 m²

Sold by a developer

Median €600,000

Secondary market

Median €340,000

Still under construction

€2,000/m²

Finished

€1,318/m²

Listed with a pool

One in three houses

Listed with parking, with a terrace

About half, about half

What €150,000, €300,000 and €500,000 buy

Houses are not spread evenly across the price range. Fewer than one in ten houses on sale ask under €150,000, one in seven sit between €200,000 and €300,000, a quarter between €300,000 and €500,000, and almost half ask more than €500,000. The bands below describe the typical house in each band and where it stands.

Under €100,000

Rare on portals (about 2 in 100 houses). Around 150 m², often unfinished or in a village behind Durrës, around Kavajë, Pogradec or Korçë.

€100,000 to €150,000

Around 170 m² on a 330 m² plot, two floors. Two in three are around Durrës; the rest in Korçë, Pogradec and the Tirana hinterland.

€150,000 to €200,000

Around 260 m² on a 390 m² plot. Durrës and its villages, then Tirana’s outskirts, Korçë and Pogradec.

€200,000 to €300,000

Around 260 m² on a 380 m² plot, usually finished. Half are around Durrës; Tirana, Vlorë and Shkodër appear.

€300,000 to €500,000

Around 285 m², two or three floors. Durrës and Tirana in equal measure, plus Golem, Kavajë and Sarandë.

Above €500,000

Around 390 m² on three floors, plot 450 m². Tirana and Farkë villa complexes, Vlorë hills, the Riviera, the better Durrës addresses.

How much a sea view adds to a house in Albania

One house in eight on the market is listed with a sea view, and those houses asked a median of €760,000 and €2,852/m², against €1,500/m² for houses overall. Where are they? Not mainly on the Riviera. Almost half of the sea-view houses on sale are on the Durrës coast, from the hills above the city to the new complexes of Gjiri i Lalzit to the north; another quarter are in Vlorë and the hills behind it; Himarë, Sarandë and Golem share most of the rest. The view itself is the scarcest thing a house in Albania can have, because most of the coast is flat and the buildings nearest the beach are apartment blocks, so a hillside plot with an open line to the water carries a premium everywhere.

If the sea matters to you and the budget does not stretch to the Riviera, the realistic options are a house in the villages behind the Durrës and Kavajë coast, a few minutes from the beach but without a view, or an apartment on the first line. Our guide to what an apartment in Albania costs covers the apartment side of that choice.

Houses listed with a sea view

Median €760,000 · €2,852/m²

All houses

Median €450,000 · €1,500/m²

Where sea-view houses are

Durrës coast and Gjiri i Lalzit (almost half), Vlorë and its hills (a quarter), then Himarë, Sarandë, Golem

Houses near the beach without a view

Villages behind Durrës, Golem, Kavajë: €200,000 to €350,000

What you are paying for: size, floors, plot and finish

The Albanian house is big. The median listing has 313 m² of living space, four rooms as listed, and stands on two floors (four in ten houses) or three (a third). Single-storey houses are a minority, under one in five, and mostly older or rural. The plot, where the listing states it, is around 400 m²: enough for parking and a garden, not for an orchard. Larger plots of 1,000 m² and more appear in the Tirana hinterland (Vaqarr, Dajt, Berzhitë) and in the countryside around Shkodër and Lezhë, and they are usually the reason for a price that looks high for the house on it.

Finish is where listings are least reliable. A low price per square metre in a town where the median is €1,300/m² is usually not a bargain but a shell: structure complete, no windows, no plaster, no connections. Albanian sellers often price such a house as if it were nearly done. Ask for photographs of every room, the electricity and water contracts in the seller’s name, and the use certificate for a recent building; our due diligence guide lists the documents.

Living space, median

313 m²

Floors

Two floors 4 in 10 · three floors 1 in 3 · single-storey under 1 in 5

Plot, median where stated

About 400 m² (stated in 8 of 10 listings)

Rooms, median

4

Apartment for comparison

82 m², 2 rooms, median €125,000

Cheap village houses: why they are hard to find online and what to check

Readers searching for a cheap house in the Albanian countryside find fewer listings than they expect, and the data above shows why: houses under €100,000 are about 2 in 100 of those on sale. The supply exists, in the villages of Korçë and Pogradec, in the hills behind Vlorë, around Shkodër and in the Durrës plain, but much of it is sold through relatives and neighbours, and a good part of it cannot be sold cleanly at all, because the building was put up without a permit and has not been through the legalisation process, or because the land is still registered to a grandparent with eight heirs.

If you do find one, the checks are the same as for any Albanian property, with three points that matter more for houses than for apartments. First, the land: a house on land classified as agricultural brings the restriction on foreign ownership of farmland into play, and the usual answer, buying through an Albanian company or a long lease, costs money and time; our guide to buying property in Albania as a foreigner explains the rules. Second, legalisation: a house without a registered building, or with a legalisation application still open, cannot be transferred the way a registered one can. Third, access and services: a house reached by an unregistered track, or with electricity drawn from a neighbour, is cheap for a reason.

A cheap village house is a good buy for someone who will live in it, has time, and is working with a lawyer who has done this before. It is a poor buy for a holiday home owner abroad who wants to rent it out; the rental market for houses is thin outside the coast, and the median house for rent in Albania asks about €2,000 a month, which tells you that it is villas near Tirana and the sea that rent, not cottages.

• Ownership certificate (kartela) for the house and for the land, both registered at ASHK.
• Cadastral classification of the plot: construction land, or agricultural land that triggers the foreign-ownership rules.
• Legalisation status if the house was built after 1991 without a permit.
• All heirs and co-owners identified and signing, or a court decision that settles the estate.
• Registered access road and utility contracts in the owner’s name.
• Price per m² compared with finished houses in the same town, not with the asking prices of other shells.

What to add on top of the asking price

The purchase costs for a house are the same as for an apartment: notary, registration at ASHK, your lawyer and, if you use one, the agent, together about 4 to 7% of the price; the detail is in our guide to buying costs. The annual property tax is calculated on the value of the building and is low, in the order of tens to a few hundred euros a year for a family house, as set out in our guide to property taxes in Albania.

What is different for a house is the running cost. A 300 m² house with a pool and a garden costs more to heat, cool and keep than an 80 m² apartment, and a house that stands empty half the year needs someone to look after it. Electricity is still cheap by European standards, at 8.5 lek per kilowatt-hour for the first 700 kWh a month and 9.5 lek above that (about 10 lek all-in), but a villa with air conditioning in every room and a pool pump uses a lot of it in August.

How to judge whether a house in Albania is fairly priced

• Find the town or zone in the table above and place the asking price inside its middle-half range. Above the top of the range, ask what justifies it: sea view, finish, plot, a prime address. Below the bottom, ask what is missing: finish, papers, access.
• Divide the price by the living area and compare with the zone’s price per m². A house at half the zone’s €/m² is almost always unfinished.
• Separate the plot from the house. In the Tirana hinterland and inland, a large plot can be most of the price; check that the whole plot is registered and classified as the listing claims.
• For a new villa in a complex, compare with finished villas in the same complex or the nearest one, not with the developer’s price list, and read the off-plan guide before paying a deposit.
• For a sea-view house, visit at the time of day you would actually use it, and check what can be built between the house and the water.
• Budget 4 to 7% for closing costs, then furnishing, then the first year of upkeep.