How we calculate market data

All figures come from the prices sellers and landlords ask in their listings on hyrja.al. They are not the prices at which a property was finally sold or rented. Example listings are never counted.

• Apartments only (apartments, studios, penthouses and duplexes), for sale and for rent. Houses, villas, rooms, land and commercial property are not included
• Only listings published on hyrja.al on the date the page shows
• 8 cities: Tirana, Durrës, Vlora, Saranda, Shkodra, Korça, Elbasan, Fier. A city includes all its neighbourhoods
• Figures by neighbourhood and by typology (1+1, 2+1, 3+1) are calculated the same way

We publish the median: the middle value when the listings are sorted from cheapest to most expensive. Unlike the average, it is not pulled up or down by a few very cheap or very expensive listings.

The price per m² is the asking price divided by the gross area stated in the listing. Prices in lek or other currencies are converted to euros at the Bank of Albania's official exchange rate (or an indicative rate when it is not available).

A figure is published only when at least 5 listings are behind it. With fewer, we neither publish nor estimate it: the page says there is not enough data yet. Next to every figure we show how many listings it rests on, so you can judge its weight.

Gross yield = median monthly asking rent per m² × 12 ÷ median asking sale price per m², for apartments in the same city. By typology it is the median annual rent of, for example, 2+1 apartments divided by the median price of 2+1 apartments. It is a gross figure (before vacancies, maintenance, fees and taxes) with asking prices on both sides, and it is shown only when both medians exist.

Figures are not stored: they are recalculated from the live listings whenever the listings change, and every page shows the date they refer to. A month gets its own market report at a permanent address only when it has figures and at least one median (rounded to whole euros) differs from the month before; otherwise that month's page points to the earlier report and is not indexed. The current month's report is updated daily until the month ends.

Past months are reconstructed from the listings still on the site that were already published on that date, at the price they had then (from each listing's price history). Listings removed since are not included, so a past figure can change slightly.

Monthly market report

The trend chart shows the median asking price per m² at the end of each month over the last 12 months. A past month enters the trend only with at least 20 listings behind it, because small samples swing too much, and the line is drawn only once there are at least 3 months with data. The change from the previous month is shown only when both months have enough listings.

The official reference prices per m² for homes are set by the Council of Ministers (VKM nr. 457, 26.7.2023) and used by ASHK and the tax offices as the minimum taxable value of a sale. They are not market prices and are usually lower. We show them separately, always as official values with their source, and never mix them into the hyrja.al medians. Official figures, such as the reference prices and the Bank of Albania house price index, are shown as published, with their source, a link and the date we checked them.

See the official reference prices

The automatic valuation uses the same listings: at least 5 comparable properties (same type, similar size, same neighbourhood or city), adjusted for floor, lift, building age, condition and main features. When there are not enough comparables for a sale, it falls back on the official reference price and says that confidence is low. It is always indicative, never an official valuation.

Value your home for free

• The final price of a sale or rental, which often differs from the asking price
• The whole market: only properties listed on hyrja.al, which launched in September 2026
• The condition, build quality or documents of a particular property

You are welcome to cite the figures. Name hyrja.al as the source, with the month and a link to the page or monthly report you used, so readers can see how many listings were behind each figure.

Apartment prices by cityMonthly market report