Every image San Nicolas has released is a computer-generated visualisation. The resort is off-plan and part-built, and none of these is a photograph of a completed apartment. The film below the key facts is real footage of the site.
San Nicolas · Palasë, Dhërmi 9425
A two-bedroom apartment on the ground floor at San Nicolas, with its own courtyard and 111.66 m² of living space.
Indicative rate
€3,550–3,700/m² across the building, by floor
The development on film
The developer's film over Palasë. This is real footage rather than a visualisation, and it shows the resort as it stands: villas finished along the lower terraces, others still shells, and the beach below.
The apartment
A 2+1 on the ground floor of Building One, and one of only two apartments in the building to come with a courtyard of its own. The plan gives almost half its length to a single open room: the kitchen runs along the north wall, a dining table sits in the corner glazing, and the sitting area steps down to the full-width southern windows and the terrace beyond them. Behind it, two bedrooms — one with twin beds, one with a double — and two bathrooms, reached off a short hall from the entrance. 111.66 m² net, 124.8 m² gross once the share of common parts is counted, and a courtyard on top of that. Being at ground level it is the easiest apartment in the building to live in outdoors: the terrace and courtyard open straight off the living room rather than down a stair.
| Net area | 111.7 m² |
|---|---|
| Common area | 13.1 m² |
| Gross area | 124.8 m² |
| Courtyard | Yes — area on enquiry |
| Parking | €28,000, purchased separately |
Areas are the developer's, read off this apartment's own certified sheet. The gross figure is the net area plus the apartment's share of common parts. The sheet records a courtyard with this apartment but does not itemise its area in the schedule, and the courtyard is sold by the m², so no figure is published here. We are asking the developer to confirm it in writing.
Pricing
San Nicolas prices its apartments on an indicative rate per m², set by floor. This apartment is on the ground floor, which the developer rates at €3,550/m². Across the building the band runs €3,550–3,700/m².
| Ground floor | €3,550/m² |
|---|---|
| First floor | €3,650/m² |
| Second floor | €3,700/m² |
The courtyard is charged separately, at €350/m² unpaved, €1,000/m² if laid as a concrete platform. Its area is not itemised on the sheet, so ask us for it in writing before you price it.
A parking space is a separate purchase at €28,000 on the developer's rate card, and is not included in the rate above. Rates are indicative and quoted by the developer per m². We do not publish a total for this development — ask us for a written quotation against the current rate card and the areas above.
Explore the apartment
Tap any room to see it named. The developer certifies the apartment's areas but not individual rooms, so rooms are named here rather than measured.
Every image San Nicolas has released is a computer-generated visualisation. The resort is off-plan and part-built, and none of these is a photograph of a completed apartment. The film below the key facts is real footage of the site.
The resort
San Nicolas is 60,000 m² of building on the coast at Palasë: 115 villas, each with its own pool, 117 apartments in 13 three-storey buildings, and a five-star hotel of 15,000 m² with 80 rooms and 10 suites. Owners are given a "Premium" card, which opens the hotel's facilities to them. There is also a rental programme for anyone who wants the apartment let while they are away.
The number worth pausing on is the density. The site is built at an intensity of 0.3 with 20% site coverage — about a third of what surrounds it. That is why the greenery on this hillside survives the development, and it is the one claim in the brochure you can check against the masterplan.
Terms
San Nicolas is sold off-plan on the developer's own schedule, and it is front-loaded: three fifths of the price falls at signature, and the balance across the three instalments that follow. It is published here rather than at the end of a conversation because it is the first thing worth knowing.
Phase I completes December 2026 and Phase II June 2027, depending on the type of property. The developer states that bank financing is arranged with selected Albanian banks, without collateral. The proportion available is quoted differently in different documents, so ask us for it in writing rather than relying on a published figure.
Location & setting
San Nicolas is at Palasë in Dhërmi, where the coast road drops out of the Llogara national park and the Ionian opens up beneath it. Palasa beach runs along the foot of the site, and Cika mountain stands behind. Butrint, Gjirokastër and the amphitheatre at Orikum are all within a morning's drive. The apartments sit in three-storey buildings among the villas, gated and laid out along the contours so that every one of them faces the water.
Distances and journey times are the developer's. Vlora International Airport is 53 km away, and the Llogara tunnel and the Vlora bypass are under construction.
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