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Vlora’s property market is evolving fast. In this article, we break down how prices, rents, and yields have changed from 2024 to 2025 and what this means for buyers and investors.
This article is part of our series on Albania property prices for 2025. After covering Tirana and Durrës markets, this week we explore Vlora, a favourite for both locals and foreigners.
Subscribe to our newsletter to stay updated on upcoming reports, including Saranda and other sought-after destinations in Albania.
Vlora’s Property Market
Vlora has long been on the radar of buyers seeking affordable coastal property. But the landscape is changing. Our data shows that 2025 has brought sharp price increases for certain property types, especially smaller flats in high-demand areas. Meanwhile, larger flats in the city centre saw prices cool, providing mixed signals for potential investors.
Our data team, led by Eliseo Kolicaj, analysed thousands of property listings, sales records, and rental contracts from both 2024 and 2025 to bring you this clear picture of Vlora’s market.
44% Rise in the Median Property Price in Vlora, Year on Year
So what does the data tell us?
Median price:
- 2024: ~€1,350/m²
- 2025: ~€1,950/m²
That’s a 44% rise in the median, reflecting significant upward pressure across the board, not just at the luxury end.
Price spread:
- 2024: The bulk of properties fall between €1,000 and €1,700, with a few outliers above €2,200. This suggests a relatively tight and consistent market, with modest premium listings.
- 2025: The range is much wider, from ~€600 up to €3,500+, with far more variation. The upper whisker stretches dramatically, showing increased presence of high-value listings (likely seafront or high-spec units).
Density shift:
Il lower tail remains, but with fewer listings, suggesting low-end stock is either being renovated, pushed off-market, or priced up.
The swarm dots show that not only has the centre of gravity shifted upward, but there’s more activity across the €2,000–€2,800 band, where premium properties likely sit. Next we look at which properties saw the greatest capital appreciation.
Sale Prices: 3 Bedroom Property Outside City Center Falls by 24% in 1 Year
1-Bedroom Apartment
- City Centre: From €1,533/m² to €1,802/m² – up 17.5%.
- Outside Centre: From €1,050/m² to €2,351/m² – up 124%.
Insight: Outer districts have seen an explosion in demand for smaller flats, likely driven by affordability, holiday-home buyers, and interest in newer developments with more space, parking, and views, without giving up proximity to the sea.
2-Bedroom Apartments
- City Centre: Prices jumped from €1,386/m² to €2,066/m²-up 49%.
- Outside Centre: From €1,451/m² to €2,573/m²-up 77%.
This reinforces the trend: buyers are increasingly willing to go beyond the centre, especially for family-sized or investment-friendly flats. The premium being paid for space outside the core shows that the old centre vs periphery price divide is eroding.
3-Bedroom Apartments
- City Centre: Prices fell from €1,539/m² to €1,166/m²—a drop of 24%.
Insight: Larger units in the city centre may be falling out of favour, possibly due to affordability ceilings, fewer buyers able to take on such properties, or shifting lifestyle preferences. As more buyers opt for smaller units or relocate to outer districts, these larger flats may face slower demand unless reimagined for shared living or split-use purposes.
But its not just about the type of property the location also tells its own story.
Beach Views, Big Gaps: Property Price per M² Varies Wildly Along the Coast
Analysis of Property Prices in Southern Albanian Riviera Villages
This set of coastal villages, Iljas, Qeparo, Vuno, Dhërmi, and Kudhës, shows striking patterns in price levels and €/m² values that hint at distinct local dynamics.
Headline Prices vs. Price per m²
While Iljas has the highest average listing price (€597k), it has the lowest price per m² (€2,657), suggesting that properties there are larger in size, likely villas or land-heavy estates. In contrast, Kudhës has the lowest overall price (€515k) but the highest price per m² (€4,558), implying smaller, high-value units perhaps newly built or restored houses with boutique appeal.
Market Consistency and Spread
Kudhës and Qeparo show perfect or near-perfect alignment between average and median prices, suggesting more uniform stock possibly from fewer listings or tightly clustered price points. In contrast, Iljas and Vuno show a broader gap between median and average, hinting at a few high-value listings skewing the average upward (e.g. a large seafront villa among otherwise smaller homes).
Price per m² Hotspots
Vuno and Dhërmi both sit above €3,500/m², reflecting their appeal to international buyers and proximity to the most desirable beaches. Yet Vuno’s €574k average price comes at a notably smaller footprint, suggesting it’s commanding luxury pricing on more compact properties, likely due to its cliffside position and panoramic views.
Outliers and Value Pockets
From an investment lens, Qeparo stands out as offering large homes (comparable average price to Iljas) but at a more attractive €2,424/m², potentially undervalued if demand for restored stone homes or tourism activity continues to rise.
Vlora Rental Market: 2-Bedroom Flats in the City Centre are Down 31% per M²
Why Are Vlora Rents Falling Despite Fewer Listings?
On the surface, the data from 2025 suggests a paradox: average rents in Vlora have dropped, even sharply in some cases, despite the number of listings we analysed falling from over 2,100 last year to just 803 this year. For instance, 2-bedroom flats in the city centre are down 31% per m², and 1-bedroom units have dropped 16%. It would be natural to expect rents to rise as available listings shrink. But the story is more complex.
The crucial factor is what kind of properties are missing from the data. Vlora is a rapidly growing holiday destination, and many of the most desirable properties: seafront apartments, newly renovated homes with views, and short-stay units, are increasingly being diverted to platforms like Airbnb and Booking.com. These properties typically command a premium and are priced per night rather than per month, making them invisible to datasets focused on long-term rentals. What’s left in our analysis is a thinner, lower-tier segment of the market, older, less desirable units that have struggled to attract short-term tenants or have remained in the long-term rental pool.
This shift helps explain the steep price drops, particularly outside the centre, where prices for 2-bedroom flats fell by 44%. These areas may have seen speculative listings last year targeting digital nomads or seasonal workers, many of which have since either pivoted to short-term lets or dropped out of the market altogether.
There’s also the likelihood that landlords are becoming less reliant on platforms to find tenants, especially after a soft summer in 2024. Many may now prefer repeat seasonal guests, agent relationships, or direct bookings, again reducing public listing visibility. With fewer data points and a skew away from premium stock, the averages naturally fall.
In sum, the rental market hasn’t collapsed, it’s evolved. The real change is in visibility and composition: more landlords are chasing tourist income, top-tier properties are being priced out of long-term datasets, and what’s left is more modest housing stock, bringing the averages down.
Here’s what the data shows for average property prices in these areas:
Rental Yields SHOW A Drop. But It’s Not the Full Story
For anyone looking to buy in Vlora as a rental investment, there’s a critical caveat: property prices have surged, but long-term rents haven’t kept pace. That squeeze means gross rental yields are falling, a warning sign for buyers focused solely on long-let income.
Let’s look at a typical case:
1-bedroom flat outside the city centre
- 2024: ~€1,050/m² → total ~€52,500 for 50m²
Rent: €4.00/m² → €200/month or €2,400/year → gross yield ~4.6% - 2025: ~€2,351/m² → total ~€117,550
Rent: €5.23/m² → €260/month or €3,120/year → gross yield ~2.7%
That’s a sharp drop despite rising rents; prices are climbing faster, making returns tighter.
But here’s the catch: this doesn’t tell the whole story.
Many of Vlora’s most attractive properties, those with sea views, balconies, or prime tourist locations are not likely listed on long-term rental portals. They’ve been shifted to platforms, chasing better short-term returns.
So yes, the data shows declining yields for long-term rentals. But to get a full picture, we’re running a separate analysis on the short-term rental market. This will provide a clearer snapshot of what returns are actually possible for new buyers entering today’s market, not just what’s visible from traditional rental listings. So stay posted.
Your Next Step
- Download our Albania Property E-book
- Listen to our podcast episode: Buying in Vlora, What You Need to Know
- Book a consulenza gratuita with our relocation team
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