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Can a Pole buy a flat in Albania? Yes, on the same terms as an Albanian citizen; only agricultural land is closed to foreigners, who may lease it for up to 99 years. Homes in Albania cost about half of what they cost in Poland: Deloitte's 2025 averages are €1,720 per m² for Albania and €3,008 for a new flat in Poland. Rent from an Albanian flat is taxed in Albania, and the Polish-Albanian tax treaty of 1993 exempts it in Poland. Below are the prices, the taxes on both sides and the steps of a purchase.
| Place | Asking price per m² | Note |
|---|---|---|
| Albania, average | €1,720 | Deloitte, 2025, all dwellings |
| Poland, average | €3,008 | Deloitte, 2025, new flats |
| Durrës | median €1,500 | 511 flats listed on Domlivo, 18.10.2026 |
| Sarandë | median €2,041 | only 11 flats listed on Domlivo, 18.10.2026 |
| Sarandë, promenade | €3,000-3,500 | Domlivo research base, 2026 |
| Shëngjin | median €1,607 | 19 flats listed on Domlivo, 18.10.2026 |
Durrës has the widest choice: most of the coastal listings in the country, at a median of €1,500 per m². Sarandë, the town Polish buyers know best, asks more and changes most from street to street. Our guide to Sarandë by district breaks it down, and the prices by coastal town cover the rest of the coast.
According to the Polish foreign ministry, a Pole enters Albania with an identity card or a passport valid for the whole stay and at least three months after leaving. No visa is needed for 90 days within any 180, and there is no duty to register. For a longer stay the ministry advises contacting the immigration office in advance; the application needs a passport, a criminal record certificate and proof of an address in Albania, for example a property deed or a lease. Owning property is also a ground for a one-year renewable residence permit under Article 84 of Albania's Law 79/2021.
With clean documents the whole process takes four to eight weeks.
On a €100,000 flat the buyer typically pays about €2,300: the notary (about 0.30% of the price), cadastre registration (5,000 lek) and the notary's filing request (4,000 lek), a lawyer, a translator and the agent's 1%. The buyer of a flat pays no transfer tax: the 2% local tax applies to land only and is the seller's (Law 9632/2006, Art. 28), and the seller also pays 15% on the gain. Apartment sales carry no VAT.
The Polish-Albanian tax treaty was signed in Warsaw on 5 March 1993 (Journal of Laws 1994 no. 101 item 492) and has applied since 1995. Albania may tax rent from Albanian property (Article 6) and the gain when you sell it (Article 13). Poland exempts that income and may take it into account when it sets the rate on your other income (Article 24(1)(a) and (c)). The credit method applies only to dividends, interest and royalties. Albania opted out of the multilateral convention's article on methods, so, on our reading, the treaty's exemption still applies in 2026.
In Poland, private rental income has been taxed since 2023 only as a lump sum and declared on the PIT-28 return by 30 April. How exempt Albanian rent is shown on that return is a question we could not confirm from the tax authority's pages; ask a tax adviser before your first return.
Current offers on the Albanian coast are in the catalogue.
Yes. A Polish citizen buys an apartment, a house or commercial property on the same terms as an Albanian, with the right to sell it and leave it to heirs. Agricultural land is the exception: foreigners may lease it for up to 99 years but not own it.
About half. Deloitte's 2025 averages are €1,720 per m² for a dwelling in Albania and €3,008 for a new flat in Poland. On the Albanian coast the flats listed on Domlivo asked a median €1,500 per m² in Durrës and €2,041 in Sarandë on 18.10.2026.
Under the 1993 treaty Albania taxes the rent at 15% and Poland exempts it, though it may count it when setting the rate. Private rent in Poland is declared on PIT-28; how the exempt Albanian rent appears there is worth confirming with a tax adviser.
90 days within any 180, with an identity card or a passport valid at least three months after departure, according to the Polish foreign ministry. A longer stay needs a residence permit; owning property is one of the legal grounds for it.
Four to eight weeks with clean documents: one to two weeks of checks, one day at the notary and two to four weeks for registration with the cadastre. An off-plan flat must be reserved through a notarised contract registered with the cadastre.
