Tirana real estate market — prices, rental yield and trend

• Average price: $4,224 / m²
• Gross rental yield: 4.64%
• 12-month price change (USD): 5%
• Net rental yield: 3.94%
• Transaction cost: 6.3%
• Bubble-risk band: high
• Price basis: local-market average

Residential property in Tirana averages $4,224 per square metre, +5% in dollar terms over the last twelve months. That makes it the 104th most expensive of the 264 markets in the set.

What a buyer pays in Tirana

The $4,224 figure is a local-market average across all residential property types: a flat in a prime district sits well above it, an older unit on the edge of the market well below. Buying costs — transfer tax or stamp duty, notary, registration and agency — come to about 6.3% of the price here. On a 100 m² apartment at the average price that is roughly $26,611 on top of the $422,398 purchase price. That is below the 9.5% median across the set, which shortens the time it takes for a purchase to break even. Of that, the transfer tax alone is 0%; the rest is notary, registration and agency fees. Against the Albania national average of $2,808, Tirana carries a 50.4% premium — the gap between this market and the country as a whole.

What it earns

A square metre lets for about $16.3 a month. Against a purchase price of $4,224 per square metre that is 4.6% gross, before tax. Both figures come from the same source and the same period, so you can check the arithmetic yourself. It ranks 187th of 311 markets by gross yield. Rental income is taxed at 15%, which takes the yield down to 3.9% net. The 0.7-point difference between the gross and net figure is the part most listing sites leave out. On the way out there is a third tax: a non-resident seller pays 15% on the gain.

How the tax works. Flat 15% on the gross rent with no expense deduction (Law 29/2023 art. 24), treated as investment income; the rate does not change with the rent level. Source: KPMG Albania.

How stretched the price looks in Tirana

Glopra’s bubble-risk score for Tirana is 89 out of 100 — high risk. Of the 65 markets scored, 2 read higher. It combines the deviation from trend, price-to-income and the pace of recent growth — a warning light, not a forecast. This is a simplified reading: fewer than three index components are available for this market, so treat it as indicative rather than comparable with fully scored markets.

Who can buy in Tirana

Freehold for flats and houses; land restricted. That is the rule a foreign buyer meets first, not legal advice — check the current position locally before you commit.

How this figure is built

The price figure for Tirana is built from asking prices from listings. It was last refreshed on 2026-11-12. We rate our confidence in this market’s data low — treat the figures as indicative and check them before acting. We recompute every market the same way, which is what lets Tirana be compared with a country average or another city.

Sources: consul.al · numbeo.com · GPG (Tirana stale 2022). Snapshot: 2026-11-12.