Albania rental yields 2026 by city: how much you earn from rent

How much do you earn from rent in Albania? On asking prices on hyrja.al in October 2026, an apartment's gross rental yield comes out at 6.3 to 6.6% a year for a one-bedroom (1+1) in Tirana, 4.0 to 4.4% for a two-bedroom (2+1) in Tirana, 3.6 to 4.9% for a one-bedroom in Vlora and 2.6 to 2.9% for a two-bedroom in Vlora. After the 15% tax, one empty month and the costs in our example, a one-bedroom in Tirana yields about 4.2 to 4.5% net. These are estimates from a small sample of listings, not signed rents and not a promise of profit.

These figures were updated on 5 November 2026, based on data published up to that date. The method and what reduces the profit, step by step, are in investing in property in Albania; here we give the figures themselves by city and apartment size. The overall picture of the market is in the Albanian property market statistics.

Gross yield of a one-bedroom in Tirana, asking prices on hyrja.al, October 2026

6.3 to 6.6%

Gross yield of a two-bedroom in Tirana, same source

4.0 to 4.4%

Gross yield of a one-bedroom in Vlora, same source

3.6 to 4.9%

Average rate on new term deposits in euro for individuals, August 2026 (Bank of Albania)

1.32%

What are gross yield and net yield?

Gross yield is one year's rent divided by the purchase price, before any cost. Net yield is what remains of the rent after tax, empty months and costs, divided by the price plus the buying costs.

The formula is simple: an apartment priced at 117,935 € and rented at 652 € a month gives 652 × 12 ÷ 117,935 = 6.6% gross. Neither figure includes any change in the property's price.

How much do you earn from rent in Tirana and Vlora?

The table below gives the medians of hyrja.al listings and two ways of calculating. The median is the value in the middle of the list: half of the listings are above it, half below. A row appears only when both rent and sale have at least 5 listings.

Rent does not rise as fast as price when the apartment gets bigger. In Tirana, from a one-bedroom to a two-bedroom the median rent rises by 55 €, while the asking price rises by about 92,000 €. That is why small apartments show a higher yield in this sample.

Why can medians mislead?

Rents and sales come from different flats, so the figure is an estimate for the market, not the yield of a particular property. Five things move it:

• Sizes differ. In Vlora, one-bedrooms for rent have a median of 70 m² and one-bedrooms for sale 55 m². This inflates the 4.9%: compared per m², it comes out at 3.6%. In Tirana the one-bedroom sizes are the same, 65 m², and the two calculations are close.
• Asking prices. Signed rents and prices can be lower than those in the listing, and not necessarily by the same amount.
• Furnishing and new builds. Our data does not separate furnished from unfurnished rents, or new buildings from old ones. If sales include more new builds, the yield comes out lower.
• Season on the coast. Vlora listings are monthly rents and do not measure summer income. An apartment let by the day has a different calculation, with more costs and empty months: see where to buy a holiday apartment.
• Small sample. One month of listings, with 6 to 7 listings in some Vlora rows. A single listing can move the median a lot.

Photo: val-suprunovich / Magnific

How we calculated this

We took the apartments published on hyrja.al, without demo listings, with an area of 20 to 400 m², a sale price of 300 to 12,000 €/m² and a rent of 100 to 6,000 € a month, first published from 1 October 2026. First column: median rent × 12 ÷ median price. Second column: median rent per m² × 12 ÷ median price per m². For the "all" rows, rent per m² is rounded to whole euros, so we write "about".

We converted listings in lek (ALL) to euro at a working rate of 92 lek per 1 €. The Bank of Albania's official rate on 4 November 2026 was 1 € = 91.00 lek. At the official rate, rents in lek would come out up to 1.1% higher in euro, and in Tirana 97 of 138 rental listings are in lek, but only 22 of 89 sale listings. For a one-bedroom in Tirana this takes the yield from 6.63% to no more than 6.71%.

Current listing prices are at one-bedroom apartments for rent in Tirana, one-bedroom apartments for sale in Tirana, rent in Vlora and rent in Tirana.

What do other sources say about rental yields?

Other sources give figures in the same wide range, about 3 to 6%, but from other data, so we keep them apart.

• For Durrës, Saranda and other cities, hyrja.al does not yet have enough rental listings: 3 in Durrës, while our data has no rental row at all for Saranda. We do not publish medians from fewer than 5 listings, so for them we have only Numbeo's figures, which for Saranda rest on 4 people.
• Contracts in Tirana. Century 21 reported from transactions in 13 zones, for January to June 2026, an average rent of 590 € for a one-bedroom and 954 € for a two-bedroom. With the Keydata index average price of 2,100 €/m², as published by Monitor, and the sizes in our table (65 and 105 m², our choice), this gives about 5.2% for each. For a one-bedroom that is less than 6.3 to 6.6%, for a two-bedroom more than 4.0 to 4.4%.
• Zone by zone. In studio or one-bedroom for investment we calculated, in six zones of Tirana, 3.7 to 5.0% for a one-bedroom and 3.3 to 7.4% for a two-bedroom. The zone changes the figure more than the apartment size; rents by neighbourhood are in rent in Tirana by neighbourhood.
• Monitor, 30 August 2026. For Airbnb rentals in Tirana, with gross income of 9,180 € a year according to AirDNA and an 80 m² apartment at about 168,000 €, Monitor calculated about 5.5% gross and at least 19 years to recover the investment in gross terms.

How far official prices are from the market in each city is in reference price versus the market.

From gross to net: how much do you really keep?

After costs, a one-bedroom in Tirana in our example falls from 6.6% gross to 4.5% net. The tax is mandatory and exact; the empty month, repairs and building fee are our assumptions, so put in your own.

For the building tax, the zone makes a difference: from 2,655 to 7,423 lek a year for 65 m², depending on the zone in Tirana. Registering the rental contract at ASHK (the State Cadastre Agency) costs 5,000 lek, but for homes it is optional, as explained in how to rent out your home. How the tax is declared in the annual income return (DIVA), when the tenant withholds it and what the minimum rent is, read in the tax on rent.

With the same assumptions, the full table looks like this. The years show how long it would take to recover the price from gross rent alone, with rent and price unchanged.

If you buy with a loan, the instalment and interest change the calculation completely: the comparison is in mortgage or rent.

How much does a term deposit pay, for comparison?

New term deposits of individuals had an average rate of 1.32% in euro and 1.61% in lek in August 2026, according to the Bank of Albania. Interest is also taxed at 15% (Law no. 29/2023, articles 15 and 24). We give this as context, not as advice: a deposit and a property differ in risk, liquidity and work.

The Bank of Albania also reports a quarterly average of 1.4% for term deposits in euro in the second quarter of 2026, the figure we use in mortgage or rent. The period is different, so it does not contradict the August figure. In August 2026 Monitor also mentioned the yield on Albanian government bonds: 6.5% for 20 years and 6.22% for 15 years.

What do these figures not include?

No figure here includes a change in the property's price, and none is a promise of return. The Bank of Albania reported for the first half of 2026 a house price index 10% higher than a year earlier, but unchanged compared with the previous half-year. Past growth does not indicate future growth, and when you sell the property, the gain is taxed at 15%, as explained in the article on investing in property.

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