How Property Prices Differ Between Himara, Saranda, and Ksamil

If you’ve been looking into buying a home on the Albanian Riviera, you’ve probably noticed a few things.

First: the views are out of this world.

Second: prices can vary a lot depending on the town.

And third: trying to compare Saranda apartments for sale with something in Himara or Ksamil is like comparing apples to figs—similar, but not the same.

I’ve lived in Saranda for years, and over time I’ve come to understand the subtle (and sometimes not-so-subtle) differences between these three coastal gems. Each town has its own rhythm, charm, and real estate market. Whether you’re looking for beachfront property, a cozy retirement apartment, or an investment with rental potential—your choice of location really matters.

Let’s dig into it.

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Saranda: The Beating Heart of the Riviera

Saranda is where everything happens. It’s the busiest, the most developed, and—yes—one of the most sought-after towns on the coast. The promenade is always alive in summer, and even during the off-season, there’s a sense of movement here. Cafés are open. Locals are out walking. Real estate is active year-round.

Now, that energy comes with a price tag.

The average price per square meter in Saranda is between €1,400 and €2,500, depending on the location, view, and quality of the building. Want something brand-new and modern, a few steps from the beach? You’re probably looking at the higher end of that range.

But honestly? For what you get, it’s still a steal compared to places like Greece or Italy.

I truly believe Saranda offers the best value on the entire Mediterranean coast.

Last week, I showed a young couple from Germany a beautiful apartment in White Residence—right by the water, modern design, incredible sea view. They said it felt like “a slice of the French Riviera, but affordable.” You can check it out here if you’re curious. It’s the kind of place that practically sells itself.

And for those looking for something still under construction but promising? The new Fabeno Residence is worth watching. Located along Rruga Butrinti with a view that hits just right in the late afternoon. Details here.

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Ksamil: Small But Sparkling

Ah, Ksamil. Just 15 minutes south of Saranda, but it feels like a different world.

Tiny, relaxed, and absolutely packed in July and August. The beaches here are among the best in Albania—crystal-clear water, soft sand, and those little islands you can swim to. I’ve had clients who visited “just for a day” and ended up buying a place before the week was over.

Now here’s the twist: Ksamil is actually more expensive per square meter than Saranda. Surprised?

It’s true.

You can expect prices between €1,800 and €3,000/m² for a good property near the beach. Why? Limited supply, high rental income in summer, and huge tourist demand. Some places rent out for €200+ per night during peak season.

And it’s not just tourists. Albanians from Tirana, expats from Italy, even locals from Saranda are buying here for the peace and privacy.

Just a few days ago, I showed a family a brand-new unit tucked behind one of the quieter beaches. When they saw the sunset from the balcony, they said, “This is it. This is where we want to grow old.” It reminded me why I love this job so much.

We don’t have everything listed online, but we do have some special finds in Ksamil if you know where to look. A few beachfront and seaview gems, perfect for short-term rental or full-time living.

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Himara: The Quiet Charmer

Now… Himara is a bit of a wild card.

It’s quieter, more traditional, and in some ways—more “authentic.” The pace is slower. The vibe is more local. You’ll find old men playing dominoes in the shade and kids swimming until the sun dips below the horizon.

Prices here are surprisingly reasonable, usually between €1,100 and €1,800/m²—especially if you’re willing to look slightly outside the center or explore villages like Qeparo and Vuno.

But the market is different. Less inventory. Fewer modern buildings. Not as many listings on the big websites. You need to know someone (or better yet, have a local agent with connections).

And while it’s not as polished as Saranda or Ksamil, it has something else—a kind of raw, untouched beauty. You feel it when you’re walking down the beach at Livadhi or sipping coffee in the town square, listening to old Himariot songs playing faintly in the background.

One quick tangent here—have you ever had fresh fish at Taverna Lefteri in Himara’s old town? If not, make the trip. It’s the kind of spot where the owner will sit down and pour you a glass of raki before your food even arrives.

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