Sauk and Kodra e Diellit, Tirana: villas, residential complexes and prices in 2026

In Kodra e Diellit and Sauk, the hills to the south and south-east of Tirana, apartments for sale are listed at around 1,550 to 2,400 € per m², with a median of about 1,800 €/m², according to a sample of listings that hyrja.al collected on 10 October 2026. Villas in the Kodra e Diellit 1 and 2 residences are mostly listed at 400,000 to 1,300,000 €, while the median asking rent for an apartment in Kodra e Diellit was 620 € a month in the first half of 2026. The city centre is about 4.5 km away by car, but the area's infrastructure was built after the homes and has to be checked house by house.

Median asking price for apartments, sample of 10 October 2026

about 1,800 €/m²

Median asking price for villas in Kodra e Diellit, sample of 10 October 2026

840,000 €

Median asking rent in Kodra e Diellit, January to June 2026

620 €

By car from Skanderbeg Square, about 11 minutes without traffic

4.5 km

Where are Sauk and Kodra e Diellit?

Kodra e Diellit ("Sun Hill") lies south of Tirana's Artificial Lake, behind the Botanical Garden and the Zoo, about 2.6 km as the crow flies from Skanderbeg Square. According to the technical report of the Municipality of Tirana's project to regenerate the area (2019), the residential block covers about 64.5 hectares and is split between Administrative Unit no. 5 and the Farka Administrative Unit. It has new apartment blocks and private houses of 1 to 5 floors, built mostly after 2000.

Within the area there are two gated villa complexes, known as the Kodra e Diellit 1 and Kodra e Diellit 2 residences. Sauk lies further east, along the Grand Ring Road (Unaza e Madhe) and towards Elbasan Road (Rruga e Elbasanit), with new apartment blocks, residences and private houses. Further south-east come Lundra and Farka, with villa complexes around the TEG shopping centre and Farka Lake.

Photo: John Fornander / Unsplash

What does an apartment in Kodra e Diellit and Sauk cost in 2026?

An apartment in these areas is usually listed at 1,550 to 2,400 € per m². The median is the value in the middle of the sample: half of the listings ask for less and half for more. In our sample, the median was about 1,810 €/m² in Kodra e Diellit and 1,800 €/m² in Sauk, so a 100 m² apartment is listed at about 180,000 €; you can compare the offers under apartments for sale in Tirana. Asking prices are below the Keydata Albania averages for the units these neighbourhoods fall into, because those units also include the central areas near the lake and Pazari i Ri.

The reference price is not a market price: it is the minimum value used for the seller's tax and for the notary's fee. Zones 1/2 and 2/5 both mention Sauk, so the notary (noter) confirms the exact zone of the home. How this value is calculated is explained in the article on the reference price, and the comparison with other neighbourhoods is in apartment prices in Tirana by area.

How we calculated

On 10 October 2026 we took the apartment sale listings on the first page of results of a property portal for Kodra e Diellit and for Sauk and divided the price by the stated floor area. We left out listings with no floor area, with a wrong price or that were rentals. One Sauk listing at 3,381 €/m² was left out of the range, but not out of the median. These are asking prices, not sale prices, and the floor area may be gross.

The 3.9% rate is the average for mortgage loans in lek reported by Ekofin on 16 September 2026, based on Bank of Albania data. You can calculate the notary and ASHK (State Cadastre Agency) costs under the costs of buying a property.

What does a villa in Kodra e Diellit cost?

A villa in the Kodra e Diellit 1 and 2 residences is usually listed at 400,000 to 1,300,000 €, with a median of about 840,000 €. In 27 sale listings on a classifieds portal on 10 October 2026, two-storey villas without a pool started at about 400,000 €, while villas with a pool on three or four floors ranged from 620,000 to 1,500,000 €. Some listings may be the same villa, advertised by different agencies.

Compared with an apartment, a villa has costs that do not show in the price: the pool, the garden, heating several floors and, in gated residences, the maintenance and security fee. Ask the residence management how much is paid each month and what it covers. If you are weighing a villa against an apartment, see the comparison apartment or private house.

What does rent cost in Kodra e Diellit and Sauk?

The median asking rent in Kodra e Diellit was 620 € a month for all property types from January to June 2026, with 1,145 active listings, according to an analysis by Syri.net of a property portal's data. In our sample of 10 October 2026, a one-bedroom apartment (1+1) was listed at about 440 to 650 €, a two-bedroom (2+1) mostly at 600 to 750 €, and large three-bedroom apartments (3+1) at up to 1,800 € or 2,000 €. You can find villas and apartments for rent under houses for rent in Tirana.

Kodra e Diellit comes out slightly cheaper than Komuna e Parisit and Liqeni i Thatë, with plenty of listings to choose from. For a neighbourhood-by-neighbourhood comparison, see rent in Tirana in 2026 by neighbourhood and the guide to Komuna e Parisit.

How far is the centre and how does traffic move?

By car, the Kodra e Diellit residences are about 4.5 km from Skanderbeg Square, Sauk 5.1 km and TEG 7 km: 10 to 13 minutes without traffic, according to a road-distance calculation on OpenStreetMap. At rush hour the journey takes longer, because traffic towards the centre goes through few roads: the Grand Ring Road, the roads towards Komuna e Parisit and Elbasan Road.

The Grand Ring Road gives these neighbourhoods a direct link to the rest of the city. The 4.14 km segment from the TEG roundabout to near Farka was completed in December 2017, according to the Ministry of Infrastructure as quoted by BalkanWeb. In the gated residences, life without a car is harder: services and schools are further away than in the neighbourhoods inside the ring road.

Schools and services nearby

Sauk has public 9-year schools within the neighbourhood. The international school Tirana International School is in the village of Mullet, near TEG, about 9 km by car from the centre. For the rules on enrolment by address, see schools and kindergartens when choosing a neighbourhood.

For shopping and leisure, TEG in Lundra is the nearest shopping centre, while the Botanical Garden, the Zoo and the Lake Park are within walking distance of the northern part of Kodra e Diellit. Most of the area is low-rise houses and green hills, with views over the city.

What should you check before buying a villa or an apartment here?

The most important check is the paperwork: many buildings on these hills were built before there were roads and utility networks, and some are legalised or waiting for legalisation. The Municipality of Tirana's technical report (2019) noted that in about 50% of the block the sewage network did not meet technical standards, and that most of it had no rainwater drainage, because there was no road infrastructure.

The municipality contracted phase II of the area's urban regeneration in February 2023, worth 192.7 million lek including VAT, with a 9-month deadline, according to the public procurement register. Ask the seller whether the road in front of the house and the sewers were included in these works.

How to get the certificate online is explained in the ownership certificate online. For the most recent changes to the legalisation procedure, see legalisation is changing. If you want to build yourself, read buying land for building.

Who it suits: advantages and limits

• Advantages: greenery, cleaner air and views over the city; villas with a garden and a pool 4.5 km from the centre; apartments at about 1,800 €/m², below the averages of the surrounding units.
• Limits: dependence on the car; few roads towards the centre; infrastructure built after the homes; paperwork that has to be checked house by house.
• For whom: families who want space and quiet, tenants looking for a villa with a garden, buyers who want a view without paying the prices of Blloku.

Frequently asked questions