How do you check a property developer in Albania?
Start with the land: ask for the property card of the plot (1,500 ALL at ASHK) to see who owns it, any mortgage on it and the registered developer–landowner contract. Then check the developer's finished buildings, which must have been finally registered at ASHK before their buyers got property cards, and pay only by bank transfer through a notarised contract (October 2026).
Données compilées par Fedir AlpatovMis à jour le
A checklist
| Check | Where | What you learn |
|---|---|---|
| Property card of the plot | ASHK, 1,500 ALL | Owner, mortgages, seizures |
| Developer–landowner contract | Registered at ASHK (4,000 ALL fee) | The developer's right to build and sell |
| Finished buildings | ASHK final registration of new buildings | Whether earlier buyers got their cards |
| Notarised contract, bank payments | Notary | A traceable, enforceable deal |
| Agency involved | Licensed under Law 9/2022 | Commission terms in writing |
Sources · 4
- 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 ALLFiabilité: HIGHPériode: 2025–2026vérifié 2026-10-19Council of Ministers Decision (VKM) No. 462 of 31.07.2025 on ASHK service fees, amending VKM 389/2020
- DATA-PURCHASE-001386.94 EUR per building registrationASHK: final registration of a new building 8,000 ALL; developer–landowner acts 4,000 ALLFiabilité: HIGHPériode: 2025–2026vérifié 2026-10-19Council of Ministers Decision (VKM) No. 462 of 31.07.2025 on ASHK service fees, amending VKM 389/2020
- 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
Questions to put to the developer
- Which buildings have you completed, and can I see a buyer's property card from one of them?
- Who owns the plot, and is the developer–landowner contract registered?
- Is there a bank loan secured on the plot or the building?
- What is the permit number, and when was it issued?
- When will the building be finally registered, and the cards handed over?
Questions et réponses
Ask for the property card of the plot: it shows the owner and whether a developer–landowner contract is registered.
Each finished building is finally registered at ASHK; a property card from an earlier buyer is the simplest proof.
Permits are issued through the e-Leje system. We could not confirm a public online search, so ask the developer for the permit number and the municipality to confirm it.
Sources
- 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 (consulté le 2026-10-19)
- Law No. 110/2018 "Për noterinë" (On the notary), official text, 2018-12-20 (consulté le 2026-09-09)
- realestate.al — Commissions (consulté le 2026-09-09)
- ASHK: how to refresh the property card and cadastral map online (e-Albania). Monitor (citing ASHK), 2026-08-21 (consulté le 2026-10-19)
Ce qui manque
Les lacunes que nous connaissons. Les signaler rend le reste plus fiable.
- The National Business Centre (QKB) company extract was not checked (qkb.gov.al did not resolve on 2026-10-19).
- Public online verification of building permits (e-Leje) not confirmed.