Apartments in Vlora, Albania: areas from the Lungomare to Uji i Ftohtë, prices and where to buy in 2026

In Vlora, the most expensive apartments are on the front line of the Lungomare, where a square metre cost 2,500 to 3,500 €, according to agents quoted by Monitor in October 2025; on the second line, 2,000 to 2,500 €. According to the same source, Radhima ranged from 2,000 to 3,000 € and Orikum from about 1,300 to 1,500 €, while the centre and the boulevard ranged from 800 to 1,800 € (Shqiptarja, March 2025). If you want to buy an apartment in Vlora, Albania, note that the official reference price for the city remains 61,800 lek per m², about 674 €, far below the market.

Per m² on the front line of the Lungomare, according to agents (Monitor, October 2025)

2,500 to 3,500 €

Reference price for the city of Vlora, about 674 € (DCM no. 457/2023)

61,800 lek/m²

Income of a short-term rental apartment in Vlora, January to June 2026 (AirDNA)

~830 € a month

Average time to sell in coastal areas, first half of 2026 (Bank of Albania)

8.2 months

These are ranges reported by agents and averages from Deloitte, not official transaction data, and they are the most recent figures by area that we found up to 10 October 2026. For the direction of the market, the Bank of Albania (Banka e Shqipërisë) reported on 23 September 2026 that the nationwide house price index did not move in the first half of 2026 and was 10% higher than a year earlier. In coastal areas, homes sold in 8.2 months on average, down from 9.9 months in the previous survey, and agents were especially optimistic about the coast. According to the same survey, most sales in the country closed at the asking price or up to 5% below it.

How much does an apartment in Vlora cost in 2026?

The price depends mainly on the distance from the sea and on the view. The table summarises the published ranges, with source and date.

In March 2025, an agent quoted by Shqiptarja gave slightly wider ranges: 1,500 to 3,500 € per m² for the Lungomare and 2,500 to 3,500 € for the Jonufra-Radhima area. The wide ranges show how much the view, the floor and the quality of the building affect the price. For Uji i Ftohtë and for Skela we did not find a separately published range.

According to Monitor, the biggest price rises in 2025 were recorded on the Lungomare, in Radhima and in Orikum. The chart compares the lower bound of the ranges reported for 2024 and 2025:

According to the Deloitte Property Index 2026, published in October 2026, the average asking price for homes in Vlora in 2025 was about 2,700 € per m², up from 2,400 € in 2024, close to the lower end of the Lungomare front line. This average covers new and older homes together. Vlora was also the least affordable of all the cities surveyed: a new 70 m² home cost the equivalent of 21.28 average gross annual salaries, against 12.07 in Durrës and 11.70 in Tirana.

The reference price, 61,800 lek per m² in the city of Vlora and 60,000 lek (about 655 €) in Orikum, is the minimum value per m² the state uses for the fees and taxes on a sale, set by Council of Ministers Decision (DCM, VKM in Albanian) no. 457/2023, not a market price. When the price in the contract is lower, the notary calculates the fee on the reference price (Instruction no. 22/2020), while ASHK (the State Cadastre Agency, Agjencia Shtetërore e Kadastrës) takes it as the sale value for the seller's tax, with a 1% reduction for each year of the building's age, up to 30% (Instruction no. 34/2023). For Radhima, a village in the Orikum administrative unit, the decision gives no separate figure; for administrative units outside the city, it says the price is reduced by up to 35% compared with the nearest zone, except for residential zones, so ask the notary which value applies. The consolidated text of DCM no. 132/2018 in the Official Journal is still the one of 31 July 2023, so the new cadastral zones in the draft decision published for consultation in July 2025 do not apply yet. How this price is used is explained in our article on the reference price.

The apartment prices in Vlora page on hyrja.al will show the median asking price as soon as there are at least 5 listings to compare.

Areas of Vlora from north to south

The city's shoreline starts at the port and Skela, continues with the Lungomare and Uji i Ftohtë, then the coastal road passes Jonufra and reaches Radhima and Orikum. Radhima and Orikum are part of Vlora Municipality, in the Orikum administrative unit.

The centre, the boulevard and Skela

The centre, around Flag Square (Sheshi i Flamurit), and Ismail Qemali Boulevard, which runs down towards Skela and the port, are the part of the city where people live all year round, with buildings from different periods and the city's services. Here a square metre is cheaper than on the shore: the agent quoted by Shqiptarja in March 2025 put it at 800 to 1,800 € on the boulevard and 1,000 to 1,500 € in the Transballkanike area. At the end of the boulevard are the port and the “Ismail Qemali” University.

The Lungomare

The Lungomare is the seafront promenade south of the port, with hotels, bars and restaurants, and apartment buildings overlooking the bay. It is the most expensive area of the city and, according to Monitor, prices on the second line rose by 33 to 67% in 2025. According to the agent quoted by Shqiptarja in March 2025, buyers on the coast are mainly foreigners who let their apartments as short-term rentals, with Italians and Poles in the lead. Nationwide, about 20% of the homes sold in the first half of 2026 were bought by non-residents, 85% of them EU citizens (Bank of Albania).

Uji i Ftohtë

Uji i Ftohtë continues the built-up shore south of the Lungomare, about 5.5 km in a straight line from Flag Square. The agenda of the National Territorial and Water Council (KKTU) for its meeting of 17 July 2026 included requests for a residential and service building of up to 11 floors and for extending the permit deadline of a 3 to 4 storey home in this neighbourhood. Published sources give no price range for Uji i Ftohtë: compare similar listings and check the value with the free property valuation.

Photo: Tik Rudari / Pexels

Jonufra and Radhima

South of Uji i Ftohtë, the coastal road passes Jonufra and reaches Radhima, a coastal village in the Orikum administrative unit. According to Monitor, residential projects have kept multiplying here since 2023, and in 2025 prices were 2,000 to 3,000 € per m², up from 1,500 to 2,000 € a year earlier. The KKTU agendas of July and August 2026 included requests for hotels and residential buildings in Radhima. Projects under construction now are listed under apartments under construction in Vlora, and Radhima and Orikum are covered in more detail in our guide to Orikum and Radhima.

Orikum

Orikum, about 16 km in a straight line south of the centre, is the cheapest coastal area in this guide. According to Monitor, in 2025 apartments in the lowest category rose from 800 to 1,300 € per m², while the highest prices stayed at about 1,500 €, and the area is also increasingly preferred by emigrants, mainly those living in Italy; the steps for them are in buying property from Italy. The reference price here is 60,000 lek per m². Since 5 July 2024, the Llogara tunnel has cut the drive from Vlora to Palasa from about an hour to about 20 minutes (Top Channel), and Orikum lies right on this road.

Zvërnec and Narta

North of the city, Zvërnec and Narta lie next to the Narta lagoon, in a protected area. We covered the tourism projects and legal risks there in our article on Vlora airport and Zvërnec.

Where to buy, depending on your goal

• To live all year round: the centre and the boulevard have the lowest prices per m² in the city and services nearby.
• For holidays and short-term rentals: the Lungomare is the most sought after and the most expensive; Uji i Ftohtë, further south, is the alternative next to it. Do your sums with income for the whole year, not with the summer months.
• For a new apartment near the sea: Jonufra and Radhima have many new projects since 2023; check the permit and road access before you pay.
• On a lower budget near the sea: Orikum, with prices about half of those on the front line of the Lungomare.

If you are still choosing the city, we compare Vlora with Durrës, Golem, Shëngjin and Saranda in the guide to where to buy a holiday apartment, while the nearby south is covered by the guide to Saranda's areas.

Rent and the season: how much does an apartment in Vlora earn?

For short-term rentals, the most recent data are from AirDNA for January to June 2026, published by Monitor on 15 August 2026. An apartment in Vlora earned on average about 830 € a month, at 48 € a night and with occupancy above 60% in some months. In June, a night cost 75 € on average, occupancy reached 62.2% and income about 1,400 € a month. The figures are before costs and tax, and do not include July and August. The Vlora-Saranda segment had about 10,200 listed units, 37% of all units in the country.

Long-term rent is much lower. According to Deloitte, in 2025 the average rent in Vlora was about 6 € per m² a month, the same as in Durrës and among the lowest of the cities studied (Tirana: 9 €), even though it rose by 20% within the year. Deloitte Albania says landlords raised rents to keep pace with rising prices, while demand for short-term tourist lets reduced the supply left for long-term tenants. For a 70 m² apartment, that works out at about 420 € a month. You can compare current asking rents on rent prices in Vlora.

Seasonality also shows in empty homes: according to the 2023 Census, about 52% of dwellings in Vlora were unoccupied (Monitor, 31 July 2026), a sign of the large share of holiday homes. You will find the comparison of cities in where short-term rentals earn the most, and declaring the income and the tax in our article on short-term rental tax.

New projects and infrastructure

Vlora Municipality is carrying out the project to redevelop the shoreline from Vlora towards Radhima and Orikum. The KKTU agenda for its meeting of 17 July 2026 included project changes during construction for its lots I-II and III, as well as the Municipality's request for a permit to build the road and extend the seafront promenade at the Old Beach (Plazhi i Vjetër).

Private construction is continuing too. The KKTU agendas for the meetings of 17 July, 30 July and 13 August 2026 included requests for permits or deadline extensions for residential and service buildings of up to 16 floors in Vlora Municipality, for a complex of 9 to 15 floors in Orikum, and for hotels and residential buildings in Radhima and Uji i Ftohtë. The agenda does not show whether the requests were approved: the decisions are published later on the website of the National Territorial Planning Agency (AZHT).

There is no new opening date for the airport, so do not pay a price that relies on it: value the property on its current access.

What to check before you buy in Vlora

The most important checks in Vlora concern the building permit, added floors and land near protected areas.

You will find cases of demolitions in the south and the rules on unpermitted buildings in how not to buy unpermitted property on the coast, and what to ask for when buying off-plan in our article on building permits. How to read the ownership certificate is explained in the guide to the online certificate, while the on-site inspection is described in the apartment inspection checklist.

On top of the price, you pay the notary and the ASHK fees. The calculator works them out at the day's official exchange rate:

All listings, from the Lungomare to Radhima, are in property for sale in Vlora.