Does buying property in Albania give you a residence permit? (2026)
Yes, it gives you the right to apply for one: Article 84 of Albania's law on foreigners (Law 79/2021) provides a temporary residence permit for the owner, or the co-owner of half, of a property in Albania, issued for up to 1 year and renewable every year, with no minimum property value. It is a permit to stay, not to work, and it does not lead to citizenship; permanent residence needs 5 years of continuous legal stay.
Données compilées par Fedir AlpatovPublié le Mis à jour le
Which residence routes are open to a property owner?
| Route | Who | Duration | Basis |
|---|---|---|---|
| Visa-free stay | Visa-exempt nationals | 90 days in 180 | Law 79/2021 Art. 29 |
| Owner permit | Owner or co-owner of ½ | Up to 1 year, renewable | Law 79/2021 Art. 84 |
| Pensioner permit | Retired in home country, pension ≥ 1,200,000 ALL/yr | Up to 1 year, renewable | Law 79/2021 Art. 85 |
| Ukrainians | Ukrainian citizens | No visa or permit needed until 30.03.2027 | Council of Ministers decision of 10.04.2026 |
Sources · 4
- 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
- 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-001513040.64 EUR per year (income floor)Residence permit for pensioners: pension income of at least 1,200,000 ALL a yearFiabilité: MEDIUMPériode: 2024–2026vérifié 2026-10-19Law No. 79/2021 "Për të huajt" (On foreigners), consolidated text as amended by Law 43/2025
- 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)
Do EU citizens need the owner permit?
No, not since 1 April 2026. Under Council of Ministers Decision 240/2026 a citizen of an EU country applies online for a registration certificate instead of a residence permit; the application is checked within 2 working days and no service fee is charged. A family member from outside the EU gets a residence card on the same terms.
The owner permit described below is therefore the route for buyers from outside the EU: the United Kingdom, Ukraine after the special regime ends, the United States, Israel and others.
What does the owner permit ask for?
VKM 858/2021 lists, for the owner permit: proof of ownership (a notarised copy of the sale contract), proof of sufficient means and a personal statement on the purpose of the stay. The general file, filed online through e-Albania, adds the application form, a copy of the passport with the entry stamp and a statement on accommodation.
The owner permit does not allow work. A pensioner permit holder may not carry on any economic activity either.
How much money do you have to show?
Unless a permit type sets its own floor, the means test in VKM 858/2021 is a deposit of at least 300,000 ALL per person per calendar year in an Albanian bank, about €3,260 at 92.02 ALL to the euro, or a monthly income of at least 32,000 ALL per person, about €348. The property itself has no minimum value: a studio qualifies as much as a villa, as long as you are its owner or own at least half of it.
| Item | Amount | Basis |
|---|---|---|
| Value of the property | No minimum | Law 79/2021 Art. 84; VKM 858/2021 |
| Means: bank deposit | At least 300,000 ALL per person per year (≈ €3,260) | VKM 858/2021 |
| Means: income | At least 32,000 ALL per person per month (≈ €348) | VKM 858/2021 |
| Fee, first permit | 8,000 ALL (≈ €87) | VKM 858/2021, Annex 6 |
| Fee, renewal | 4,000 ALL (≈ €43) | VKM 858/2021, Annex 6 |
Méthode: Euro amounts at the Bank of Albania rate of 92.02 ALL/EUR (9 September 2026). The biometric card is paid separately.
Sources · 3
- 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
- Fiabilité: HIGHPériode: 2026vérifié 2026-10-24Council of Ministers Decision (VKM) No. 858 of 29.12.2021 on residence permits, consolidated version 10 of 1.4.2026 (amended up to VKM 160/2026 and VKM 240/2026)
- DATA-RES-0003First permit up to 1 year: family reunification 4,500; study 4,500; employee or self-employed unique permit 8,000 (9,000 for 2 years, 10,000 for 3 years); digital nomad 4,500; property owner 8,000; pensioner 4,500; investor 9,000 (2 years). Renewal: half of the first fee (2,250 or 4,000; investor 4,500). Permanent permit 12,500. The biometric card is paid separately; children under 16 pay only the card.Residence permit service fees (VKM 858 Annex 6)Fiabilité: HIGHPériode: 2026vérifié 2026-10-24Council of Ministers Decision (VKM) No. 858 of 29.12.2021 on residence permits, consolidated version 10 of 1.4.2026 (amended up to VKM 160/2026 and VKM 240/2026)
How do you apply, and how long does it take?
The application is made online on e-Albania (service 15308) while you are in Albania, within 30 days of entering and before the visa-free 90 days run out. The law gives the migration office 4 weeks to decide; in the meantime a provisional permit is issued within one working day.
| Step | What happens | Time limit |
|---|---|---|
| 1. Apply on e-Albania | Form, passport copy, photo, ownership proof, means, statements | Within 30 days of entry |
| 2. Completeness check | Missing documents are flagged | Flagged within 10 days, completed within 30 |
| 3. Fee | Paid at an Albanian bank once the file is accepted | Within 24 hours |
| 4. Originals | Originals, 2 photos and the receipt posted to the migration office | Within 7 days |
| 5. Decision | Provisional permit first, then the decision | 1 working day; decision within 4 weeks |
| 6. Card and address | Biometric card in person; address registered at the civil registry | Address within 30 days, or the permit is cancelled |
Sources · 6
- DATA-RES-0001Within 30 days of entering Albania and before the visa-free stay ends; a renewal is requested 60 days before the current permit expires. The applicant must be in Albania at the time of applying (unique permits can be applied for from abroad).When to apply for a residence permitFiabilité: HIGHPériode: 2025 onwardsvérifié 2026-10-24Law No. 79/2021 "Për të huajt" (On foreigners), consolidated text as amended by Law 43/2025
- DATA-RES-0004The application form; a photo taken in the last 6 months (47 x 36 mm, white background); a copy of the passport with the D visa and entry stamps; a self-declaration of criminal record; a self-declaration of suitable accommodation stating the address. Foreign documents must be translated into Albanian, issued within the last 6 months, certified and legalised (apostille).Documents uploaded with every residence permit applicationFiabilité: HIGHPériode: 2026vérifié 2026-10-24Council of Ministers Decision (VKM) No. 858 of 29.12.2021 on residence permits, consolidated version 10 of 1.4.2026 (amended up to VKM 160/2026 and VKM 240/2026)
- DATA-RES-0005The ownership certificate of the home or a notarised copy of the sale contract showing the price was paid; proof of sufficient funds; a declaration of the reason for staying. No health insurance is listed for this permit type.Extra documents for the property-owner permitFiabilité: HIGHPériode: 2026vérifié 2026-10-24Council of Ministers Decision (VKM) No. 858 of 29.12.2021 on residence permits, consolidated version 10 of 1.4.2026 (amended up to VKM 160/2026 and VKM 240/2026)
- DATA-RES-0006Missing documents are flagged within 10 days and can be completed within 30 days; once the file is accepted the fee is paid within 24 hours at an Albanian bank; within 7 days the originals, 2 photos, the payment receipt and the signed form are posted to the migration office; the decision takes up to 30 days (the law says 4 weeks), extendable for objective reasons. A provisional permit is issued within 1 working day, valid 1 month and extended until the decision.Steps and deadlines of the online applicationFiabilité: HIGHPériode: 2026vérifié 2026-10-24e-Albania service 15308 "Kërkesë për leje qëndrimi" (residence permit application), State Police, with its English description and document checklist
- DATA-LEGAL-00274 weeksResidence permits are decided within 4 weeks; a provisional permit is issued within 1 working day
- DATA-RES-0007After approval the applicant goes in person to the local migration office to prove identity and apply for the biometric card. The address must be registered with the civil registry within 30 days of receiving the permit, otherwise the permit is cancelled (Law 79/2021 Art. 131(3)); a change of address is notified within 10 days (Art. 130). A permit holder may stay abroad up to 180 days for justified reasons after notifying the police (Art. 36(2)).After approval: biometric card and address registrationFiabilité: HIGHPériode: 2025 onwardsvérifié 2026-10-24Law No. 79/2021 "Për të huajt" (On foreigners), consolidated text as amended by Law 43/2025
What does the owner permit not give you?
- Work: the owner permit does not allow employment or a business; that needs a work or self-employment permit.
- Citizenship: Albania has no citizenship-by-investment scheme, and buying property does not lead to citizenship.
- Travel in the EU: an Albanian permit does not give any right to stay in the Schengen area.
- Automatic permanence: the permit is renewed every year; permanent residence can be requested after 5 years of continuous legal stay, with absences of up to 6 months at a time and 10 months in total.
- An investor permit: the investor permit added by Law 43/2025 is for a business that employs five Albanians per foreigner; buying a flat does not qualify.
| Question | Answer | Basis |
|---|---|---|
| Can I work on it? | No | VKM 858/2021 |
| Does it lead to citizenship? | No; there is no investment route to citizenship | European Commission, December 2025 |
| When can I get permanent residence? | After 5 years of continuous legal stay | Law 79/2021 Art. 87 |
| Can my family join me? | A holder of a renewable permit of at least 1 year can bring family | Law 79/2021 Art. 41 |
| Is a flat an "investment" for the investor permit? | No; the permit needs a business with 5 Albanian employees per foreigner | Law 79/2021 Art. 85/1 (Law 43/2025) |
Sources · 5
- 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-0026No scheme in force; buying property does not lead to citizenshipAlbania has no citizenship-by-investment scheme; the EU asked it not to create one (December 2025)Fiabilité: HIGHPériode: 2025-12vérifié 2026-10-19European Commission, Eighth Report under the Visa Suspension Mechanism (19 December 2025)
- Fiabilité: HIGHPériode: 2025 onwardsvérifié 2026-10-19Law No. 79/2021 "Për të huajt" (On foreigners), consolidated text as amended by Law 43/2025
- DATA-LEGAL-0029Family reunification with housing, health insurance and stable income; family permit 1 year, renewable (Law 79/2021 Art. 41)A holder of a renewable permit of at least 1 year can bring their familyFiabilité: HIGHPériode: 2025 onwardsvérifié 2026-10-19Law No. 79/2021 "Për të huajt" (On foreigners), consolidated text as amended by Law 43/2025
- DATA-RES-0009First permit 2 years, renewal 3 years, then permanent. The business must employ 5 Albanian citizens per foreigner at no less than the national average wage for the position, must not be loss-making and must have paid its taxes. The minimum investment is set by a joint ministerial instruction, not found on 24.10.2026.Investor residence permit (Law 43/2025)Fiabilité: HIGHPériode: 2025 onwardsvérifié 2026-10-24Law No. 79/2021 "Për të huajt" (On foreigners), consolidated text as amended by Law 43/2025
Key takeaways
- Owning property in Albania, or half of it, entitles a non-EU citizen to apply for a 1-year residence permit, renewable every year.
- There is no minimum property value; the means test is 300,000 ALL in an Albanian bank or 32,000 ALL a month of income per person.
- EU citizens do not need it: since 1 April 2026 they register online for free.
- The permit does not allow work and does not lead to citizenship; permanent residence comes after 5 years.
- Apply on e-Albania within 30 days of entering; the decision takes up to 4 weeks, with a provisional permit in one working day.
Questions et réponses
No minimum is set in Law 79/2021 or VKM 858/2021.
No. Working needs a work-based permit.
Not by itself. Permanent residence and citizenship have their own conditions and waiting periods.
A co-owner of half the property qualifies in their own right; family reunification is also provided for pensioners.
No. Since 1 April 2026 an EU citizen applies online for a registration certificate instead, checked within 2 working days and free of the service fee (VKM 240/2026).
Sources
- 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)
- Council of Ministers Decision (VKM) No. 858 of 29.12.2021 on residence permits, consolidated to VKM 329/2024. Albanian State Police (ASP), 2024-11-01 (consulté le 2026-10-19)
- Council of Ministers Decision (VKM) No. 858 of 29.12.2021 on residence permits, consolidated version 10 of 1.4.2026 (amended up to VKM 160/2026 and VKM 240/2026). Qendra e Botimeve Zyrtare (Official Publications Centre), 2026-04-01 (consulté le 2026-10-24)
- e-Albania service 15308 "Kërkesë për leje qëndrimi" (residence permit application), State Police, with its English description and document checklist. e-Albania / Drejtoria e Përgjithshme e Policisë së Shtetit (consulté le 2026-10-24)
- 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 43/2025 amending Law 79/2021 on foreigners. Qendra e Botimeve Zyrtare (qbz.gov.al), 2025-07-10 (consulté le 2026-10-23)
- European Commission, Eighth Report under the Visa Suspension Mechanism (19 December 2025). European Commission, 2025-12-19 (consulté le 2026-10-23)