Will This Be the Next Ksamil? Emerging Towns Worth Watching in 2025

I still remember the first time I stepped into Ksamil back in 2012. Back then, it was quiet—peaceful. The kind of place you’d go to disappear for a few days with a book and a cold beer. Fast forward to now, and Ksamil is buzzing. Restaurants packed. Beaches full. Property prices climbing by the month. 

Last week, I showed a client a stunning property in Ksamil and their reaction reminded me why I love this job. Eyes wide, standing on the balcony, sea breeze in their face—they turned to me and said, “Is this real?” I smiled. Because yes, it is. That’s the magic of the Albanian Riviera. 

But here’s the thing I’ve been thinking about lately… If Ksamil is already booming, where’s next? 

Where should you be looking in 2025— before the crowds get there, before the prices triple? 

Let’s talk about a few emerging towns along the coast that are quietly becoming hot property zones. Not yet in the spotlight—but absolutely worth watching. 

⸻ 

1. Borsh – Where Time Moves Slowly (For Now) 

Borsh isn’t a place for rushing. It’s the kind of village where you sip coffee for two hours and somehow still feel productive. The beach stretches for kilometers—soft gray pebbles, turquoise water, and hardly a soul in sight, even in August. 

A few months ago, I visited a new villa site we’re building just outside the village. You can see the olive groves rolling down toward the sea. Pure Mediterranean dream. 

I always tell clients: “If you want Ksamil five years ago—go to Borsh today.” It’s still affordable, there’s space to build, and the nature is untouched. Plus, the tiny taverna near the beach— Taverna Zoi —has the best grilled seabass I’ve ever had. No Instagram. No TripAdvisor fame. Just locals and a few lucky travelers. 

We’re working on some beautiful villas there now, with private pools and panoramic views. If you’re curious, I can show you some of the plans: VivaView Projects . Honestly, I think Borsh has massive potential—not just as a summer home destination, but as a long-term investment. 

⸻ 

2. Lukovë – The Hidden Balcony of the South 

Lukovë isn’t flashy. It’s not polished. But that’s exactly the charm. 

It sits higher up on the hill, so most properties come with insane views—blue-on-blue coastlines, and on clear days, you can even spot Corfu. There’s a kind of poetic quiet up there, especially at sunset. 

The vibe is very local. You’ll still hear “mirëmëngjes” from elderly women selling fresh figs on the side of the road. And the small family-run hotel— Hotel Vila Riza —serves the best home-cooked gjellë I’ve had in years. 

There aren’t many listings here yet, but when one pops up, it’s gone fast. So if you’re into seaview apartments or rustic homes with renovation potential, Lukovë might be your move in 2025. 

⸻ 

3. Qeparo – Where History and the Sea Collide 

Now, if you’re more into old stone houses, cobbled streets, and a village that feels like a living museum— Upper Qeparo will steal your heart. 

Lower Qeparo is closer to the beach, and you can still find some beachfront property if you’re lucky. But it’s the upper village that feels special. Walk through it on a warm afternoon and you’ll understand what I mean. 

I had a client from Belgium fall completely in love with a crumbling two-story house up there. No plumbing, roof half-missing. But the view? Unreal. We helped him buy it for less than a studio apartment in Saranda and now it’s a boutique guesthouse with bookings into next year. 

It’s those kinds of places—slightly rough around the edges but packed with soul—that I think are going to define the next wave of the Albanian Riviera. 

⸻ 

4. Saranda Still Holds Surprises 

Even though Saranda is more developed than the towns I’ve mentioned, don’t write it off. 

There are still pockets of opportunity—especially if you know where to look. Just last week, a 2-bedroom seaview apartment with parking in the heart of town came on the market: View listing . Priced right, modern layout, and the location? Steps from the promenade. Properties like that don’t last long, and honestly, they offer some of the best value on the entire Mediterranean coast. 

We also have luxury apartments with full sea views that rival anything you’d see in Greece or Croatia— take a look here . What I love about Saranda is that it still has this small-town heart. Everyone knows everyone. You get your morning coffee from the same spot every day, and the barista greets you like family. 

Plus—mini tangent here—the new walking path between the port and the beach just opened. Locals are loving it. A tiny change, but it really shifted the energy in that area. More families walking. More laughter in the evenings. 

⸻ 

Where the Locals Are Buying

It’s always telling to see where Albanians themselves are putting their money. A lot of locals are quietly buying land between Saranda and Borsh—especially near places like Piqeras and Shpellë. It’s still off the grid, but people are thinking ahead.

There’s also growing interest in newer developments like White Residence, which combines comfort with a prime location. Modern, walkable, and built to last.

⸻

So… Is There Another Ksamil?

I don’t think there will ever be another Ksamil. That place is one of a kind.

But there are towns that offer what Ksamil once did: beauty, peace, authenticity… and yes, affordable properties. The key is to spot them before everyone else does.

And if you’ve read this far, maybe that’s you.

Let’s talk. I’d love to show you the places most tourists drive past without even noticing. The ones with that feeling. You’ll know it when you see it.

You can browse some of our current listings anytime here: VivaView.al Properties

Or better yet, message me. I’m always around.

—

Written from my office in Saranda, between two coffee breaks and a quick swim. This coastline never stops inspiring me.