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Which reference prices apply in Albania in 2026? In Tirana, the tables revised in 2023. In every other city, values that have not changed since 2016: according to the press, about 67,500 lekë per m² in Durrës, 61,800 in Vlorë and 56,000 in Sarandë. The 2025 draft that would have created new zones and raised the coast to as much as 200,000 lekë per m² was put to public consultation but has not been approved. No official interactive map exists. Below is what applies, what is only a draft, what we could not verify, and how all of it compares with what flats actually cost.
The reference price per square metre is set by the state for each zone and serves three purposes:
The reference prices themselves are in the annex to Council of Ministers Decision 132 of 07.03.2018. We could not open the official consolidated text of that annex, because the Official Journal's site was unreachable while we checked; the figures below therefore come from the instruction, from ASHK and from the press, each marked.
Tirana's 32 cadastral zones were revised by Decision 457 of 26.07.2023. Instruction 34/2023 uses zone 2/4 at 120,300 lekë per m² in its official example. The rest of the table we have only from a secondary source:
| Tirana zone | Reference price (lekë/m²) |
|---|---|
| 5/1, Blloku (highest) | 228,400 |
| 2/1 | 202,400 |
| 10/1 | 192,800 |
| 2/4 (official example) | 120,300 |
| 1/1 | 102,800 |
| 6 | 81,700 |
| Peripheral units, from Shëngjergj to Farkë | 23,000-115,200 |
The reference prices by district appear on our Tirana price page, next to market prices.
| City | Reference in force, per the press (lekë/m²) | Note |
|---|---|---|
| Durrës | 67,500 | one value for the whole city; four press sources agree |
| Vlorë | 61,800 | press |
| Sarandë | 56,000 | one outlet gives 60,000 |
| Himarë, zone 1 | 58,000 | press |
| Shëngjin | not confirmed | sources give 56,000 and 49,200 |
| Ksamil | no separate value | rural units take the city price reduced by up to 35% |
These are the values the Minister of Finance said in June and July 2026 are still applied outside Tirana. A different list also circulates (Durrës 71,200, Vlorë 66,700, Shëngjin 49,200), published by the media in December 2024 without naming a legal act; some property sites still show it. We could not tie it to any act, so we do not treat it as the reference in force.
In July 2025 the Ministry of Finance put new reference-price maps for twelve regions to public consultation. Their entry into force was announced for 01.01.2026; as of July 2026 they had not been approved and the working group was revising them again. A revised version with 176 zones was reported in January 2026. The draft values from the consultation tables:
| City | Draft zones (lekë/m²) |
|---|---|
| Durrës | 13 zones, from 45,000 (zone 8) to 200,000 (zone 13, port and marina); zone 1 124,000, zone 6 140,000 |
| Vlorë | from 61,000 (Orikum) to 98,000 (zone 1); Radhimë 90,000; Sazan 200,000 |
| Sarandë | zones 1 and 3 100,000; zones 2 and 5 80,000; zone 4 65,000 |
| Himarë | from 45,000 to 140,000 |
| Shëngjin | 70,000 |
If the draft is approved, the tax base on the coast would rise sharply: in Durrës zone 13 from 67,500 to 200,000 lekë per m². That would raise the minimum on which the tax on a sale and the annual building tax are calculated.
Reference prices are well below what flats sell for. On Domlivo, the flats in Durrës asked a median €1,500 per m² on 18.10.2026, about 139,500 lekë at 93 lekë to the euro, roughly twice the city's reference of 67,500. Our research base and the live listing index for each city are on the price pages for Durrës and Tirana, and the history of the Durrës proposal in our article on reference prices in Durrës.
Until 31.12.2026 an owner can revalue a property to market value and pay 5% on the increase instead of 15% on a later gain. According to the press, the revaluation runs on the old reference prices: the 2023 tables in Tirana and the 2016 values elsewhere.
According to four press sources, 67,500 lekë per m² for the whole city, a value unchanged since 2016. The 2025 draft would split Durrës into 13 zones from 45,000 to 200,000 lekë per m², but it had not been approved by July 2026.
No. The draft put to consultation in July 2025 was announced for 01.01.2026, but in June and July 2026 the Ministry of Finance said it was still being revised. Outside Tirana the 2016 values still apply; Tirana uses the tables revised in 2023.
As the minimum sale price for the 15% tax on a gain, as the base for the notary's fee when the contract price is lower, and for the fiscal value on which the 0.05% annual building tax is charged. It falls by 1% for each year of use, up to 30%.
Zone 5/1, Blloku, at 228,400 lekë per m², according to the Tirana table derived from the 2023 revision. The official example in Instruction 34/2023 uses zone 2/4 at 120,300 lekë per m².
No. It is usually much lower. In Durrës the flats listed on Domlivo asked a median €1,500 per m² on 18.10.2026, about 139,500 lekë, roughly twice the city's reference price of 67,500 lekë per m².
