Can foreigners buy property in Albania? (2026)
Yes. A foreign private buyer can own an apartment, a house or a commercial unit in Albania on the same terms as an Albanian, with a passport and no residence permit, as the laws read on 26 October 2026; the limits concern land only. Agricultural land, forest and pasture cannot be owned by a foreign person, a building plot can be bought once the investment on it reaches three times the plot value, and protected, historic and military plots are closed to foreigners.
Data compiled by Fedir AlpatovPublished Updated
What can a foreigner own in Albania, and what not?
Albanian law restricts foreigners only on land. Apartments, houses and commercial premises are bought through the same notary deed and the same registration at the State Cadastre Agency (ASHK) as for a local buyer.
Nationality does not change this: the rules below apply equally to a buyer from Germany, Poland, Italy, Ukraine or the United Kingdom. No reciprocity test was found in the land laws.
| Property | Can a foreigner own it? | Rule |
|---|---|---|
| Apartment, house, commercial unit | Yes | No restriction on buildings |
| Building plot (truall) | Yes, with a condition | Investment on it ≥ 3 × the plot value |
| Agricultural land, forest, meadow, pasture | No | Lease for up to 99 years only |
| Anything, through an Albanian company owned by a foreigner | Yes | The company is an Albanian person |
Sources · 3
- DATA-LEGAL-0001Foreign individuals may buy apartments and residential or commercial buildings with no restriction. They cannot buy agricultural land, forest, meadows or pastures (lease up to 99 years only). Building land is allowed only if the investment built on it is at least three times the land's value.Foreigners may buy apartments without restriction; agricultural land is excludedConfidence: MEDIUMPeriod: current law (Law 7980/1995 "On land purchase"), as describedverified 2026-09-09Kalo & Associates (A. Milo, A. Toslluku) — Albania: legal restrictions facing foreigners in real estate investments, CEE Real Estate Matters
- DATA-LEGAL-00173 × plot valueA foreigner may buy a building plot once the investment on it is at least 3× the plot valueConfidence: HIGHPeriod: 1995–2026verified 2026-10-19Law No. 7980 of 27.07.1995 "Për shitblerjen e trojeve" (on the sale of plots), original text
- DATA-LEGAL-001699 years (maximum lease)Foreigners cannot own agricultural land, forests, meadows or pastures; lease up to 99 yearsConfidence: HIGHPeriod: 2026verified 2026-10-19Explanatory report to the draft law on transferring agricultural land to foreign persons (RENJK 972)
Is there a ban on foreigners buying near the sea?
No law closes the coast to foreign buyers of homes. Neither the law on the sale of plots (Law 7980/1995) nor the law on state property (Law 8743/2001) sets a 200-metre zone or any other distance for foreigners; the "200 m from the sea" rule repeated in buyer guides is not in either text.
What the two laws do say is narrower. The shoreline itself belongs to the state as public property, so nobody, Albanian or foreign, can own the beach. And Article 7 of Law 7980/1995 closes to foreign persons plots of museum, archaeological or historic value, national parks, flora and fauna reserves, plots of special environmental value and military land.
For a flat in a registered building on the seafront none of this applies: you buy the unit and its share of the common parts, recorded on the ASHK property card. For a plot or a house close to the shore, check the cadastral classification of the land and the local planning rules before you sign, because building setbacks from the sea are set parcel by parcel in planning documents, not in the ownership laws.
| Property | Can a foreigner own it? | Basis |
|---|---|---|
| Flat or house in a registered building by the sea | Yes | No restriction on buildings |
| The shoreline itself | No one can: it is state public property | Law 8743/2001, Art. 3(1)(a) |
| Plot in a national park or reserve, or of special environmental, historic or archaeological value | No | Law 7980/1995, Art. 7 |
| Military land | No | Law 7980/1995, Art. 7 |
| Anything within 200 m of the sea, as a foreigner | No such rule in the laws | Laws 7980/1995 and 8743/2001, read on 26.10.2026 |
Sources · 3
- DATA-LEGAL-0001Foreign individuals may buy apartments and residential or commercial buildings with no restriction. They cannot buy agricultural land, forest, meadows or pastures (lease up to 99 years only). Building land is allowed only if the investment built on it is at least three times the land's value.Foreigners may buy apartments without restriction; agricultural land is excludedConfidence: MEDIUMPeriod: current law (Law 7980/1995 "On land purchase"), as describedverified 2026-09-09Kalo & Associates (A. Milo, A. Toslluku) — Albania: legal restrictions facing foreigners in real estate investments, CEE Real Estate Matters
- DATA-LEGAL-0030Law 8743/2001 Art. 3(1)(a): the coastline (vija bregdetare), territorial waters, the beds and banks of rivers, lakes and lagoons belong to the state as public immovable property. The law sets no distance in metres and no rule specific to foreign buyers.The coastline is state public property: nobody, Albanian or foreign, can own the shore itselfConfidence: HIGHPeriod: 2001–2026verified 2026-10-26Law No. 8743 of 22.02.2001 "Për pronat e paluajtshme të shtetit" (On the immovable property of the state)
- DATA-LEGAL-0031Law 7980/1995 Art. 7: excluded from sale to foreign natural and legal persons are plots of museum, archaeological or historic value, national parks, flora and fauna reserves, plots of special environmental value and plots of a military character. No distance from the sea is set.Plots closed to foreigners: historic, archaeological, national parks, reserves, special environmental value, militaryConfidence: HIGHPeriod: 1995–2026verified 2026-10-26Law No. 7980 of 27.07.1995 "Për shitblerjen e trojeve" (on the sale of plots), original text
How does the purchase work for a foreigner?
- The deed is signed before an Albanian notary, in Albanian; a buyer who does not speak Albanian has it translated.
- The notary checks the seller's title in the electronic property register before signing.
- The buyer identifies with a passport; documents issued abroad need an apostille and a certified translation.
- The price is paid by bank transfer: a notary may not handle more than 150,000 ALL in cash.
- The contract is then registered at ASHK, which is the moment the buyer becomes the registered owner.
| Step | Rule | Basis |
|---|---|---|
| Identity | Passport for a foreign buyer | Law 110/2018 on the notary |
| Language | Deed in Albanian, translated for the buyer | Law 110/2018 |
| Foreign documents | Apostille, not consular legalisation | Hague Apostille Convention |
| Seller's title | Checked by the notary in the register | Law 110/2018 |
| Payment | Bank transfer; notary cash limit 150,000 ALL | Law 110/2018 |
| Registration | Sale contract registered at ASHK, fee 5,000 ALL | VKM 462/2025 |
Sources · 6
- DATA-LEGAL-0002The notary establishes the identity of every party with an identity card or another identity document recognised by Albanian law; the type of document is named in the deed and a copy is attached. The cadastre records the owner's ID or passport number as a mandatory field. For a foreign buyer this document is the passport.Identity document at the notary: passport for a foreign buyerConfidence: HIGHPeriod: Law 110/2018 Art. 101(1); ASHK Instruction 1557/2024 §II.2verified 2026-09-09Law No. 110/2018 "Për noterinë" (On the notary), official text
- DATA-LEGAL-0003Notarial deeds are drawn up in Albanian. When a party does not know Albanian, the whole deed is translated — by the notary if certified as a translator, or by a translator accepted by the notary and the parties — and the deed records that the party understood and accepted its content.A buyer who does not speak Albanian needs the deed translatedConfidence: HIGHPeriod: Law 110/2018 Art. 100verified 2026-09-09Law No. 110/2018 "Për noterinë" (On the notary), official text
- DATA-LEGAL-0005Albania is a party to the Hague Apostille Convention (accession 2003-09-03, in force 2004-05-09), so a public document issued in another member state — such as a power of attorney notarised abroad, or a civil-status certificate — is accepted with an apostille instead of consular legalisation.Documents issued abroad: apostille, not consular legalisationConfidence: HIGHPeriod: in force since 2004-05-09; status table updated 2026-06-30verified 2026-09-09HCCH — Apostille Convention status table
- DATA-LEGAL-0008Before a property deed the notary verifies the seller's ownership in the electronic property register and attaches the relevant extracts, such as the transaction permit, the property card (kartela e pasurisë) and the cadastral map (harta treguese).The seller's side: the notary checks ownership in the cadastreConfidence: HIGHPeriod: Law 110/2018 Art. 105(3)verified 2026-09-09Law No. 110/2018 "Për noterinë" (On the notary), official text
- DATA-LEGAL-0009A property deed must state how the price is paid; the technical payment procedure is set by joint instruction of the Ministers of Justice and Finance, and the notary's special bank account can hold the funds. A notary may not handle cash above 150,000 ALL in notarial transactions.Payment of the price: stated in the deed; notary cash limit 150,000 lekConfidence: HIGHPeriod: Law 110/2018 Art. 105(4), Art. 68(3)verified 2026-09-09Law No. 110/2018 "Për noterinë" (On the notary), official text
- Confidence: HIGHPeriod: 2025–2026verified 2026-10-19Council of Ministers Decision (VKM) No. 462 of 31.07.2025 on ASHK service fees, amending VKM 389/2020
Should a foreigner buy through an Albanian company?
For a flat or a house, no: a private buyer already has the same rights over a building as an Albanian. A company owned by a foreigner is an Albanian legal person, which Albanian lawyers describe as the route to land a foreign individual cannot hold, such as a plot for a development.
The company route has running costs a private owner does not have: bookkeeping, monthly and annual tax filings and the municipality's business tax. Rental profit is taxed inside the company and again when it is paid out as a dividend, so compare the two routes on your own numbers before choosing.
| Point | Private owner | Albanian company owned by a foreigner |
|---|---|---|
| Flat, house, commercial unit | Can own it | Can own it |
| Agricultural land | Cannot own it; lease up to 99 years | Can own it, as an Albanian legal person |
| Tax on rent | 15% of the gross rent | Corporate tax 15% on profit; 0% up to 14 million ALL turnover until 2029 |
| Paying the profit out | Not applicable | 8% tax on dividends |
Sources · 5
- DATA-LEGAL-0001Foreign individuals may buy apartments and residential or commercial buildings with no restriction. They cannot buy agricultural land, forest, meadows or pastures (lease up to 99 years only). Building land is allowed only if the investment built on it is at least three times the land's value.Foreigners may buy apartments without restriction; agricultural land is excludedConfidence: MEDIUMPeriod: current law (Law 7980/1995 "On land purchase"), as describedverified 2026-09-09Kalo & Associates (A. Milo, A. Toslluku) — Albania: legal restrictions facing foreigners in real estate investments, CEE Real Estate Matters
- DATA-LEGAL-001699 years (maximum lease)Foreigners cannot own agricultural land, forests, meadows or pastures; lease up to 99 yearsConfidence: HIGHPeriod: 2026verified 2026-10-19Explanatory report to the draft law on transferring agricultural land to foreign persons (RENJK 972)
- Confidence: HIGHPeriod: tax year 2025/2026 (Law 29/2023 "On income tax", in force siverified 2026-09-09PwC Tax Summaries Albania — Individual taxes on personal income
- Confidence: MEDIUMPeriod: 2026verified 2026-09-09PwC Tax Summaries Albania — Corporate taxes on income
- Confidence: HIGHPeriod: 2026verified 2026-09-09PwC Tax Summaries Albania — Individual taxes on personal income
What should a foreign buyer check before paying?
The risks for a foreigner are the same as for an Albanian buyer, but they are harder to see from abroad. Most of them show on the property card that ASHK issues for every registered property, so read it yourself or have a lawyer read it before you pay any deposit.
| Risk | What to check | Rule or cost |
|---|---|---|
| The seller is not the registered owner, or the property is mortgaged or seized | ASHK property card and online legal-status check | 1,500 + 1,000 ALL |
| A legalised building with the plot price unpaid, or registered "without the land" | The encumbrances section of the property card | Law 20/2020, Art. 22 |
| Paying in cash | Pay by bank transfer only | Notary cash limit 150,000 ALL |
| Carrying cash into Albania | Declare it at the border | From 1,000,000 ALL |
| The seller's 15% tax on the gain shifted to you | Who pays which tax, in the preliminary contract | Joint Instruction 34/2023 |
Sources · 5
- DATA-PURCHASE-001010.87–32.6 EUR per documentASHK checks before buying: certificate 3,000 ALL, property card 1,500 ALL, online legal status 1,000 ALLConfidence: HIGHPeriod: 2025–2026verified 2026-10-19Council of Ministers Decision (VKM) No. 462 of 31.07.2025 on ASHK service fees, amending VKM 389/2020
- DATA-LEGAL-0019Law 20/2020 Art. 22(10): a statutory mortgage stays on the legalised property until the plot price is paid in full. Art. 22(6): on private third-party land, ownership of the land passes only when the compensation decision enters into force; until then the building is registered without a relationship to the land. Art. 22(2)–(3): the legalisation act also transfers the plot, for a home up to three times the footprint and at most 500 m².A legalised home can carry a statutory mortgage or be registered "without the land"Confidence: HIGHPeriod: 2020–2026verified 2026-10-19Law No. 20/2020 "Për përfundimin e proceseve kalimtare të pronësisë" (completing transitional ownership processes)
- DATA-LEGAL-0009A property deed must state how the price is paid; the technical payment procedure is set by joint instruction of the Ministers of Justice and Finance, and the notary's special bank account can hold the funds. A notary may not handle cash above 150,000 ALL in notarial transactions.Payment of the price: stated in the deed; notary cash limit 150,000 lekConfidence: HIGHPeriod: Law 110/2018 Art. 105(4), Art. 68(3)verified 2026-09-09Law No. 110/2018 "Për noterinë" (On the notary), official text
- DATA-AML-000110867.2 EUR equivalent (threshold)Cash of 1,000,000 ALL or more must be declared at the borderConfidence: HIGHPeriod: 2011–2026verified 2026-10-19Law No. 9917 of 19.05.2008 on the prevention of money laundering and terrorist financing, consolidated with Law 10391/2011
- DATA-TAX-001915 % of the gainSale of property: 15% of the gain; the reference price is the floor, less 1% a year of use (max 30%)Confidence: HIGHPeriod: 2024–2026verified 2026-10-19Joint Instruction No. 34 of 29.12.2023 on income tax on the transfer of immovable property
Does owning property let you live in Albania?
Owning a property does not by itself extend the visa-free stay of 90 days in any 180. It does qualify the owner for a temporary residence permit under Article 84 of the law on foreigners, issued for up to one year and renewable, with no minimum property value in the law.
Citizens of EU countries do not need this permit: since 1 April 2026 they register online for a registration certificate, free of the service fee.
Key takeaways
- Foreigners can own flats, houses and commercial units in Albania with a passport, on the same terms as Albanians.
- Agricultural land, forest and pasture cannot be owned by a foreign person; a building plot needs an investment of three times its value.
- There is no 200-metre coastal ban for foreigners in the laws; the shoreline itself is state property for everyone, and protected, historic and military plots are closed to foreigners.
- A company is worth it for land, not for a single flat.
- Read the ASHK property card before paying a deposit, and pay only by bank transfer.
Questions and answers
No. A passport is enough to sign the deed at the notary. Residency only matters if you want to stay longer than 90 days in any 180.
A house is a building and can be bought freely. The plot under it is building land (truall); agricultural land around it cannot be owned by a foreign private person, only leased for up to 99 years.
A company owned by a foreigner is an Albanian person and is not limited on land. For a single apartment it adds bookkeeping and tax filings without changing the buyer's rights over a building.
No foreigner surcharge exists. The buyer pays the notary and the ASHK registration fee like any buyer; the seller pays 15% tax on the gain.
Yes. No law sets a coastal zone closed to foreign buyers of buildings. Only the shoreline itself is state property, and plots in protected areas or of historic or military value are closed to foreigners (Law 7980/1995, Art. 7).
Sources
- Law No. 110/2018 "Për noterinë" (On the notary), official text, 2018-12-20 (accessed 2026-09-09)
- Explanatory report to the draft law on transferring agricultural land to foreign persons (RENJK 972). Ministry of Agriculture and Rural Development (MBZHR), 2026-05-14 (accessed 2026-10-19)
- Law No. 7980 of 27.07.1995 "Për shitblerjen e trojeve" (on the sale of plots), original text. Parliament of Albania (FAOLEX copy), 1995-07-27 (accessed 2026-10-19)
- Law No. 8743 of 22.02.2001 "Për pronat e paluajtshme të shtetit" (On the immovable property of the state). Kuvendi i Republikës së Shqipërisë (text via FAO FAOLEX), 2001-02-22 (accessed 2026-10-26)
- Law No. 79/2021 "Për të huajt" (On foreigners), consolidated text as amended by Law 43/2025. Albanian State Police (ASP), 2025-11-01 (accessed 2026-10-19)
- Council of Ministers Decision (VKM) No. 462 of 31.07.2025 on ASHK service fees, amending VKM 389/2020. State Cadastre Agency (ASHK), 2025-07-31 (accessed 2026-10-19)
- PwC Tax Summaries Albania — Corporate taxes on income, 2026-07-22 (accessed 2026-09-09)
- Kalo & Associates (A. Milo, A. Toslluku) — Albania: legal restrictions facing foreigners in real estate investments, CEE Real Estate Matters, 2026-09-09 (accessed 2026-09-09)
- HCCH — Apostille Convention status table, 2026-06-30 (accessed 2026-09-09)
- PwC Tax Summaries Albania — Individual taxes on personal income, 2026-07-22 (accessed 2026-09-09)
- Law No. 20/2020 "Për përfundimin e proceseve kalimtare të pronësisë" (completing transitional ownership processes). Parliament of Albania (FAOLEX copy), 2020-03-05 (accessed 2026-10-19)
- Law No. 9917 of 19.05.2008 on the prevention of money laundering and terrorist financing, consolidated with Law 10391/2011. Parliament of Albania (Partners Albania copy), 2011-03-03 (accessed 2026-10-19)
- Joint Instruction No. 34 of 29.12.2023 on income tax on the transfer of immovable property. Ministry of Finance and Economy and ASHK, 2023-12-29 (accessed 2026-10-19)
What is missing
Gaps we know about: questions we have no reliable data for yet.
- No consolidated official text was found that states in so many words that foreigners may buy apartments; the rule rests on the absence of any restriction in the land laws and on legal practitioners. To be confirmed against the Official Gazette (qbz.gov.al was unreachable on 2026-10-19).