How much does property management cost in Durrës?

Our standard fee is 20% of net rental revenue for one to three apartments, dropping to 18% at four or more and 15% for portfolios above ten. We charge on net (after platform fees and cleaning) so our incentives line up with yours.

Do I need to live in Albania for you to manage my Durrës apartment?

No. Roughly two thirds of the owners we work with live outside Albania — Italy, Germany, Israel, the UK, the US. We handle keys, guest check-in, repairs, inspections, and reporting. Owners receive monthly statements by email.

Can you switch my apartment between long-term and short-term rental seasonally?

Yes, and for Durrës this is often the right call. The port and university support year-round long-term demand at €350–€550 per month, while June through September on the beach earns €55–€90 per night. We model both routes for each apartment before you decide.

How do I know my apartment is actually being looked after?

Two ways. First, every property in our portfolio has a quarterly walk-through with photos sent to the owner — even when the place is empty. Second, every guest turnover generates timestamped photos of the cleaned apartment, which the owner can see in their monthly report.

Property Management in Durrës, Albania

Durrës rewards owners who treat their apartment like a business and punishes the ones who treat it like a holiday house someone occasionally cleans. The port, the university, and the beach all generate different kinds of demand at different times of year, and the apartments that earn the most are the ones with consistent operations behind them.

We manage apartments across Durrës — from the Lungomare promenade and Currila beach strip to the older town near the Roman amphitheatre and the inland Shkozet district. This page explains what our service covers, how we charge, and what to expect month to month.

Who this service is for

It's a fit if you own one or more apartments in Durrës and you don't want to spend your weekends dealing with key handovers, broken washing machines, missing sheets, or tenants who pay late. Most of our owners live outside Albania — a third in Italy, a quarter in the German-speaking countries, the rest split between Israel, the UK, the US and the Albanian diaspora.

It's not a fit if you only need one-off help — viewings for a sale, a single tenant placement, a single guest turnover. We work on retainer because that's what actually keeps a property healthy.

What's included

Tenant placement and screening — we source, verify employment and identity, and run reference checks. Average time-to-tenant for a well-priced central apartment is 18–24 days.
Airbnb and Booking.com listing management — calibrated nightly pricing, multilingual guest communication, calendar synchronisation, review handling.
Turnover cleaning with photo proof of every clean. Linen and towels supplied and laundered through a dedicated rotation.
Maintenance coordination — we use vetted local plumbers, electricians, and AC technicians. Small repairs under €50 happen without bothering you; we send a heads-up and an invoice.
Inspections — every property gets a quarterly inspection with photos, even when it's empty. We catch leaks, mould, and unauthorised guests early.
Monthly owner statement — one page, in English. Revenue, fees, expenses, occupancy, what we fixed, what's coming up. (See our sample monthly report.)
Local tax filing support — we work alongside your Albanian accountant so the numbers we send match what gets declared. We do not give tax advice ourselves.

How Durrës is different

Most coastal Albanian markets — Sarandë, Ksamil, the Riviera — are essentially one-season economies. Durrës isn't. The combination of the port (daily ferries to Bari, Ancona and Trieste), the university (the Aleksandër Moisiu university puts roughly 12,000 students into the rental market each September), and the beach gives us three overlapping demand peaks instead of one fragile summer.

What that means in practice: a typical 2-bedroom apartment on Currila or the Lungomare can run as an Airbnb from May through October, then switch to a long-term tenant from November through April, then back to Airbnb in May. The owner usually nets €13,000–€16,000 in a year that way — more than they'd net pure long-term, more reliable than they'd net pure short-term.

Apartments we manage in the centre near the amphitheatre lean more long-term because the building stock is older and the heritage-tourism segment is smaller; the new beachfront builds tilt short-term. Each apartment gets its own model before we sign anything.

Pricing

Our fee is a percentage of the net rental revenue we collect on your behalf — never a percentage of gross. That matters: a fee on gross creates an incentive to fill the calendar even at unprofitable nightly rates. A fee on net only goes up when you actually pocket more.

1–3 apartments: 20% of net
4–9 apartments: 18% of net
10+ apartments: 15% of net (we'll quote, the model gets bespoke at scale)

What "net" means is broken out on our pricing page: gross rental income, minus platform fees, minus cleaning, minus consumable supplies, minus repairs charged to the apartment, equals net. There is no per-photograph fee, no monthly "system" charge, no fee to put your apartment on Booking.com or take it off. If we have to argue with the building's syndic about a shared cost, we don't bill you for that either.

Cleaning is billed at cost (€20–€35 per turnover depending on apartment size). Maintenance is billed at cost with no markup on materials or labour.

What we won't do

We don't list furniture not photographed, we don't accept guests without ID, and we don't accept cash deposits outside the platforms. If a guest insists on cash because their card "doesn't work", they're either a scammer or they want a discount we won't honour.

We also don't take properties we can't actually deliver on. If your apartment is in a building with chronic water-pressure problems on the upper floors, or it's only accessible up six flights without a working lift, we'll tell you before we sign. There are operators who'll list anything; that's how owners end up with one-star reviews.

Getting started

If you'd like a quote, message us with the apartment's address, size, and a few photos. We'll come back within 24 hours with our service brief, a 12-month projected income range for both long-term and short-term modes, and an availability date. There's no charge for the assessment and no obligation to sign.