Can a Ukrainian citizen buy property in Albania?
Yes. A Ukrainian citizen can buy an apartment or a house in Albania on the same terms as any foreigner; agricultural land is closed to all foreign private buyers. Under a Council of Ministers decision of 10 April 2026, Ukrainian citizens may enter without a visa and stay without a residence permit until 30 March 2027.
Données compilées par Fedir AlpatovMis à jour le
What a Ukrainian buyer can own
There is no nationality test in the Albanian land rules: a Ukrainian buyer can buy any building and is limited on land like any foreigner.
| 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 excludedFiabilité: MEDIUMPériode: current law (Law 7980/1995 "On land purchase"), as describedvérifié 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 valueFiabilité: HIGHPériode: 1995–2026vérifié 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 yearsFiabilité: HIGHPériode: 2026vérifié 2026-10-19Explanatory report to the draft law on transferring agricultural land to foreign persons (RENJK 972)
Stay: the special rule for Ukrainians
Since 2022 Albania has let Ukrainian citizens stay without a residence permit, first under Decision No. 169 of 2022. A Council of Ministers decision of 10 April 2026 replaced it: Ukrainians may enter without a visa and stay without a permit until 30 March 2027, including those already in Albania. Outside that regime the general rules apply: 90 days in any 180 for visa-free stays, and a one-year renewable permit for a property owner.
| Situation | Rule | Basis |
|---|---|---|
| All Ukrainian citizens, including those already in Albania | No visa or residence permit needed until 30.03.2027 | Council of Ministers decision of 10.04.2026 (repeals VKM 169/2022) |
| Property owner who wants a permit | Up to 1 year, renewable | Law 79/2021 Art. 84 |
| General visa-free stay | 90 days in any 180 | Law 79/2021 Art. 29 |
Sources · 3
- DATA-LEGAL-0023Until 30.03.2027, including those already in Albania (Council of Ministers decision of 10.04.2026, repeals VKM 169/2022)Ukrainians may enter without a visa and stay without a residence permit until 30 March 2027Fiabilité: HIGHPériode: 2026-04 to 2027-03vérifié 2026-10-19RTSH: the government extends visa-free stay for Ukrainians to 30 March 2027 (Council of Ministers decision of 10 April 2026)
- DATA-LEGAL-00141 year, renewableResidence permit for a property owner: up to 1 year, renewable; no minimum property value foundFiabilité: HIGHPériode: 2025–2026vérifié 2026-10-19Law No. 79/2021 "Për të huajt" (On foreigners), consolidated text as amended by Law 43/2025
- DATA-LEGAL-001390 days in 180Visa-free stay: up to 90 days in any 180; longer needs a residence permitFiabilité: HIGHPériode: 2025–2026vérifié 2026-10-19Law No. 79/2021 "Për të huajt" (On foreigners), consolidated text as amended by Law 43/2025
Paying from abroad
The purchase price is paid by bank transfer: an Albanian notary may not accept more than 150,000 ALL in cash, and cash of 1,000,000 ALL or more carried across the border must be declared. Transfers from Ukraine are also subject to Ukrainian currency rules under martial law, which this page does not cover; check them with your bank before signing a preliminary contract.
| Rule | Threshold | Basis |
|---|---|---|
| Cash at the notary | Max 150,000 ALL | Law 110/2018 |
| Cash declaration at the border | From 1,000,000 ALL | Law 9917/2008 Art. 17 |
Sources · 2
- 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 lekFiabilité: HIGHPériode: Law 110/2018 Art. 105(4), Art. 68(3)vérifié 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 borderFiabilité: HIGHPériode: 2011–2026vérifié 2026-10-19Law No. 9917 of 19.05.2008 on the prevention of money laundering and terrorist financing, consolidated with Law 10391/2011
Questions et réponses
No. A passport is enough at the notary. The permit question only concerns how long you may stay.
We did not find one in force; Albanian rent and sale gains are taxed in Albania at 15% either way. Ukrainian tax on worldwide income should be checked with an adviser.
No. The notary may not handle more than 150,000 ALL in cash, so the price goes by bank transfer.
Sources
- RTSH: the government extends visa-free stay for Ukrainians to 30 March 2027 (Council of Ministers decision of 10 April 2026). Radio Televizioni Shqiptar (RTSH), 2026-04-10 (consulté le 2026-10-23)
- Law No. 79/2021 "Për të huajt" (On foreigners), consolidated text as amended by Law 43/2025. Albanian State Police (ASP), 2025-11-01 (consulté le 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 (consulté le 2026-10-19)
- Law No. 110/2018 "Për noterinë" (On the notary), official text, 2018-12-20 (consulté le 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 (consulté le 2026-09-09)
- 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 (consulté le 2026-10-19)
- 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 (consulté le 2026-10-19)
Ce qui manque
Les lacunes que nous connaissons. Les signaler rend le reste plus fiable.
- A newer decision letting Ukrainians stay until 30 March 2027 is reported by a Ukrainian travel portal but not confirmed in the Official Gazette.
- Whether a Ukraine–Albania double taxation treaty exists was not confirmed in an official list.
- Ukrainian (NBU) limits on transferring money abroad for a property purchase under martial law are not covered.
- 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).