When someone asks "how much does an apartment cost in Tirana," the correct answer is not the official reference price the state uses for taxes — it is the real price at which apartments are being sold today. This article uses only data from current listings for sale on IllyrianHome, not estimates or third-party sources.
Methodology, in short
The numbers below come from active apartments for sale in Tirana on the IllyrianHome platform, in September 2026, filtered to exclude extreme cases (p.sh. commercial units listed as "sales" or obvious price errors). The sample is 23 apartments (ask prices, not closed sale prices) — sufficient for a clear trend, but not a complete register of the entire market.
Average price per square meter
Average: about €2,615/m²
Median: around €2,625/m²
Range: from around €1,400/m² up to over €4,000/m² for premium units
How it varies according to the number of rooms
One-bedroom apartments (n=12 in the sample) tend to have the highest price per square meter — averaging around €2,970/m² (median ~2,930 €/m²). This is normal: small units hold a "premium" because demand for them (from newer couples, short-term rental investors) is higher relative to the space.
2-bedroom apartments (n=9) fall to around 2,300 €/m² on average (median ~2,570 €/m²) — a higher total price per unit but lower per square meter.
3+ bedroom apartments are not included separately: our current champion has only 1 such case, very few for a reliable average.
Why this is not the "reference price"
The reference price is an official minimum value set by state institutions, used for taxes and notarial contracts — not the actual market price. IllyrianHome has addressed this topic separately in our articles on reference prices in Albania 2026 and the increase of reference prices in Tirana. The numbers in this article are asking prices from real listings and are usually higher than the reference price, especially in the center of Tirana.
What this means for you
If you are selling: a well-maintained one-bedroom apartment in a sought-after area can justify a price per m² higher than the city average.
If you are buying: do not compare the price of an apartment only with the city average — compare it with similar apartments (number of rooms, area, condition) to understand if the price is fair.
If you are investing: the price difference per m² between small and large units indicates where the actual demand currently is.
IllyrianHome will periodically update these figures as our listing inventory grows. For Vlora, Durrës, and Saranda, where we still do not have enough listings for our average, see our summaries for Vlora, Durrës, and Sarandë, based on media reports.
