Property for Sale in Ksamil, Albania
Ksamil is fifteen minutes south of Sarandë on the way to the Greek border: a small resort village with a cluster of tiny islands you can swim to, white sand beaches and water that photographs like the Caribbean. Butrint national park is next door. In July and August it is the busiest place on the Albanian coast, and the short-let demand is the strongest anywhere in the country.
It is also the most seasonal market on the Riviera, and the one where the gap between the brochure and the balance sheet is widest. Prices for anything near the beaches are at the top of the range, the season is intense and short, and supply is dense low-rise blocks of holiday apartments. It rewards a buyer who does the maths on the whole year.
What we have in Ksamil today
We have no live release in Ksamil at the moment. We are asked about Ksamil constantly and we would rather say that than list something we have not vetted. Register your interest: when we have a release here with permits and title confirmed, registered buyers hear first, and we can arrange resale viewings on a trip in the meantime. Our nearest live coastal releases are at Palasa and on the Bay of Vlorë.
The Ksamil maths
Peak-week rates are the highest on the coast and a well-run apartment can target 9% to 12% gross in a strong season. Annualise that against a quiet nine months, take the 15% tax on net rental income and management off, and the number is still good but much less dramatic than the July figure. Many owners pair a summer short-let with a longer winter let to smooth the year. Albania Housing's rental yields guide sets out real figures.
Buying near the beach in Ksamil
Apartments are bought and owned in your own name. The coastal-land strip within roughly 200 metres of the shore has its own regime for land and plots, handled through a company or a long lease; an apartment in a coastal block is unaffected. Title and cadastre checks matter here more than anywhere, because Ksamil grew fast and not everything was permitted as built. Is it safe to buy property in Albania? explains what to check.
Ksamil questions
How much is an apartment in Ksamil?
Roughly €1,000 to €2,000 per square metre for standard holiday-apartment stock, with the front line near the beaches above that. Ksamil and the Sarandë waterfront are the top of the Riviera range.
Can a foreigner buy an apartment in Ksamil?
Yes, in your own name, like any home in Albania. Only land within the coastal strip is handled differently, through a company or a long lease, and that does not apply to an apartment in a building.
Why don't you list anything in Ksamil?
Because we have not found a current release there that passes our checks on permits and title at a price we would put our name to. When we do, registered buyers hear first. Until then we say so rather than list for the sake of it.
Register interest in Ksamil.
We have nothing live in Ksamil today. Leave your details and you hear first when a release here passes our permit and title checks. We can also arrange resale viewings on a trip.
- First call when we have a vetted release
- Resale viewings arranged on a trip
- No spam, no obligation
Thank you.
Your request is in. We reply within one business day with the projects that fit and indicative numbers.
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