Fedir Alpatov
Co-founder, analytics and development
Analyst and marketer. He builds the Domlivo platform and the market research published on it: the price pages, the guides and the data behind them. Tech lead and founder of the web studio Code-Site.
Articles by this author
Buying a Legalised Building in Albania: How to Check It Before You Pay (2026)
A legalised building in Albania can be bought and registered like any other, but two entries on its property card decide whether it is clean: a statutory mortgage, which means the land has not been paid for, and a registration "without the land", which means the plot's owner has not yet been compensated. Here is how legalisation works under Law 20/2020 and what to check, step by step.
Oct 19, 2026
How Much Is a Square Metre in Tirana, Durrës, Vlorë and Sarandë in 2026?
A square metre of flat costs about €2,100 in Tirana, €1,500 in Durrës, €2,700 in Vlorë and between €1,600 and €3,500 in Sarandë, depending on the street. Inside each city the spread is wider than between cities: in Tirana, from under €1,000 at the edge to €5,500 for a new flat in Blloku. City by city, district by district.
Oct 19, 2026
Notary Fees in Albania in 2026: What a Property Sale Costs at the Notary and the Cadastre
For a property sale the notary charges a percentage of the price: 0.35% up to 6 million lekë, 0.30% up to 15 million, then lower. If the contract price is below the reference price, the fee is calculated on the reference. On top come the cadastre's 5,000 lekë for registration since 2025 and the notary's filing fee. Here is every fee, with examples and the points no official source settles.
Oct 19, 2026
Reference Prices in Albania in 2026, City by City: What Applies and What Is Still a Draft
In 2026 Tirana applies the reference prices revised in 2023, and every other city still applies values unchanged since 2016: about 67,500 lekë per m² in Durrës, 61,800 in Vlorë and 56,000 in Sarandë, according to the press. The 2025 draft with new zones, up to 200,000 lekë per m², has not been approved. Here is what applies, what is only a draft, and how both compare with market prices.
Oct 19, 2026
Albania, Bulgaria or Montenegro: Where to Buy a Flat by the Sea (2026)
Albania is the cheapest of the three on the figures that can be compared: about €1,720 per m² in 2025, against €2,557 for new flats in Montenegro. Bulgaria publishes no official price per square metre at all, only an index that rose 15.5% in a year. Bulgaria taxes rent and sale gains least and has used the euro since 1 January 2026.
Oct 19, 2026
Sarandë in 2026: Flat Prices by District, Rents and the Season
A flat in Sarandë costs €1,600-1,800 per m² in the centre and €3,000-3,500 on the promenade's first line; Ksamil, south of the town, ranges from €1,800 to €3,000. The town earns the highest holiday-let income in Albania, but supply grew by 62% in 2025 and the winter is quiet. District by district, with our data.
Oct 19, 2026
Albania for Polish Buyers: Prices, Taxes and How to Buy (2026)
A Polish citizen buys a flat in Albania on the same terms as an Albanian, and homes there cost about half of what they cost in Poland: €1,720 against €3,008 per m² on Deloitte's 2025 averages. Rent is taxed in Albania at 15% and, under the 1993 Polish-Albanian treaty, exempt in Poland with progression. Here are the prices, the taxes on both sides and the steps.
Oct 19, 2026
Retiring to Albania from Germany: Residence, Pension, Health Insurance and a Home (2026)
A German pensioner can live in Albania on a pensioner's residence permit, renewed every year, if the pension reaches 1,200,000 lek a year (about €12,900). The German pension is paid there in full and, under the double tax treaty, taxed only in Albania. The open question is health insurance: the German-Albanian social security agreement does not cover it.
Oct 19, 2026Albania, Montenegro or Croatia? Buying a Flat by the Adriatic from Germany (2026)
Albania is the cheapest of the three: about €1,720 per m² on average in 2025, against €2,557 for new flats in Montenegro and about €3,000 in Croatia. It also has the lowest annual property tax. Croatia offers the euro, EU membership and the lightest tax on a long-held sale; Montenegro sits between the two. Here are the figures side by side.
Oct 19, 2026
Buying Property in Albania from Germany: Steps, Costs and Taxes (2026)
A German citizen buys a flat or a house in Albania on the same terms as an Albanian; only farmland is closed. The purchase takes four to eight weeks with clean papers, the buyer's costs come to about 2.3% of the price, and rent is taxed in Albania at 15% and left out of German tax under the 2010 double tax treaty, though it still raises your German rate.
Oct 19, 2026
Buying a Home by the Sea in Albania: Prices by Coastal Town (2026)
On the Albanian coast the price per square metre depends more on the street than on the town. In Durrës the flats listed with us ask a median €1,500/m²; Vlorë's promenade and Sarandë's first line ask €2,500-3,500; Golem and Shkëmbi i Kavajës stay closer to €1,100-1,500. Houses by the sea are rare, and almost all of them are around Durrës.
Oct 19, 2026
Taxes for German Owners of Albanian Property: Double Taxation, Rent and Sale (2026)
Rent from a flat in Albania is taxed in Albania, at 15%. Germany exempts it under the 2010 double tax treaty but adds it when it sets the rate on your other income. The same holds for a gain on sale. Here is each tax in both countries, with the treaty articles, the deadlines and what is still open.
Oct 19, 2026