How do you start investing in property in Albania? (2026)

Start by choosing one strategy, long-term letting, holiday letting or buying off-plan to sell later, and cost it with the 15% tax on gross rent that a private landlord pays (Law 29/2023) and with a coastal season that earns most of its money from June to September. Domlivo's model puts the gross long-term yield of a one-bedroom flat in Durrës at about 5–7% at October 2026 asking prices; it is an estimate from advertised rents, not a measured return.

Données compilées par Fedir AlpatovMis à jour le

Which strategies do buyers in Albania use?

Most foreign buyers on the coast combine personal use in summer with letting the rest of the year. The three pure strategies differ in where the money comes from and in what can go wrong.

Three ways to invest in an Albanian flat
StrategyWhere the return comes fromMain riskTax for a private owner
Long-term let, 12-month contractMonthly rent; a one-bedroom flat in Durrës is advertised at a median of €390Rent agreed below the asking rent; months without a tenant15% of the gross rent, declared by 31 March
Holiday let (Booking, Airbnb)Nightly rates: Durrës averaged €49 a night in the first half of 2026 and €76 in JuneShort season; a categorisation certificate is required15% of the gross income from 2026
Off-plan purchase to sell laterPrice growth during construction; prices rose 28% nationally in the year to the second half of 2025 (Bank of Albania house price index)The developer delays or does not finishThe seller pays 15% of the gain
Sources · 7

What yield can you expect?

Domlivo does not have the rents tenants actually pay, only the rents owners ask. Every yield below is therefore a model: the advertised annual rent divided by the asking price, before tax, vacancy and costs. Rents are usually agreed below the asking level, so read these figures as the top of the range.

From a gross yield, take off 15% for tax, one or two months without a tenant, the building administration fee and, if you use one, a manager. The investment page runs the same model on live listings, and the rental yield calculator lets you change every input.

Gross long-term yield of a one-bedroom flat in Durrës, model estimate (October 2026)
DistrictGross yield, modelBasis
Plazhabout 5.3%Advertised rent × 12 ÷ asking price
Shkëmbi i Kavajësabout 5.9%Advertised rent × 12 ÷ asking price
Golemabout 7%Advertised rent × 12 ÷ asking price

Méthode: Model estimate: the advertised long-term rent of a one-bedroom flat (Durrës listing samples of September–October 2026, small: the Shkëmbi i Kavajës figure rests on very few listings) × 12 ÷ the asking price of a 55 m² flat at the district median per m² (Domlivo Price Index). Not achieved rents, not net yields.

Sources · 3

How seasonal is the coast?

Very. On the coast a holiday flat earns most of its year in four months: the average nightly rate in Durrës was €49 over the first half of 2026 and €76 in June alone. In the first half of 2026 there were about 27,700 short-term rental units listed in Albania, 37% of them between Vlorë and Sarandë, so the south has the most competition.

Outside the season, owners on the Durrës coast often switch to a winter contract of eight or nine months at a lower rent. A flat that is let all year to one tenant earns less per month but has no gaps, no cleaning and no platform commission.

How is rental income taxed?

A private landlord in Albania pays 15% of the gross rent, with no deduction for costs. Who files depends on the tenant: a business tenant withholds the tax and pays it monthly; with a private tenant, the landlord declares the rent in the annual DIVA return by 31 March of the following year. Holiday-let income is taxed the same way from 2026, without a business registration for a private owner.

Your home country may also count the income. Under Albania's treaties with Germany and Poland the Albanian rent is exempt at home but raises the rate on your other income; check your own treaty before you buy.

Tax on rental income in Albania (2026)
CaseTaxHow it is paid
Private owner, private tenant15% of the gross rentAnnual DIVA return by 31 March
Private owner, business tenant15% of the gross rentWithheld by the tenant, paid by the 20th of the next month
Private owner, holiday let15% of the gross incomeDIVA; no business registration needed
Albanian companyCorporate tax 15% on profit, 0% up to 14 million ALL turnover until 2029; 8% on dividendsCompany returns
Annual tax on the building0.05% of the reference valueMunicipality, often with the water bill
Sources · 7

What are the main risks?

  • Title: a property with an unclear or legalised title can be hard to sell; read the ASHK property card first.
  • Off-plan delivery: a developer can be late or fail; check the developer and the building permit before paying.
  • Asking rent against real rent: the yields above are a ceiling, not a forecast.
  • Selling takes time: the Bank of Albania's survey put the average time to sell a home at 9.1 months in the second half of 2025.
  • Round-trip costs: buying and later selling costs about 5.5–6% of the price in fees and commission, plus 15% tax on any gain.
  • Currency: prices are in euros, Albanian taxes and fees in lek; the lek gained about 5% on the euro in 2026 to September.

Where do you start?

  • Fix the budget including costs: legal costs of about 0.4% and up to 1% for an agency.
  • Choose the place on data: prices per m² by city on the price page, rents by city in the knowledge base.
  • Choose the strategy and model it on the investment page and in the rental yield calculator, with 15% tax.
  • Shortlist flats and order the ASHK property card for each before any deposit.
  • Decide who manages the letting: a manager on the coast typically charges a share of the rent.

Key takeaways

  • Pick one strategy first: long-term let, holiday let or off-plan resale.
  • A private landlord pays 15% of the gross rent, with no cost deductions.
  • Domlivo's model gives a gross long-term yield of about 5–7% for a one-bedroom flat in Durrës; it is an estimate from asking rents.
  • The coast earns most of its holiday income from June to September.
  • Selling takes about nine months on average, and a buy-and-sell cycle costs about 5.5–6% before tax.

Questions et réponses

It depends on the strategy and the price. Prices rose 28% nationally in the year to the second half of 2025, and a yield depends on the price you pay; Domlivo's model gives about 5–7% gross for a one-bedroom flat in Durrës.

Sources

  1. PwC Tax Summaries Albania — Individual taxes on personal income, 2026-07-22 (consulté le 2026-09-09)
  2. PwC Tax Summaries Albania — Corporate taxes on income, 2026-07-22 (consulté le 2026-09-09)
  3. Law 29/2023 "Për tatimin mbi të ardhurat" (On income tax), consolidated text. Aksesdrejtesi (official legal texts) (consulté le 2026-10-23)
  4. Law 30/2024 amending Law 93/2015 on tourism. Assembly of Albania (copy on planifikimi.gov.al), 2024-04-04 (consulté le 2026-10-21)
  5. Domlivo Price Index: median asking price per m² of flats for sale, by city and district. Domlivo (consulté le 2026-10-19)
  6. Bundestag-Drucksache 17/6613: Abkommen zwischen Deutschland und Albanien zur Vermeidung der Doppelbesteuerung (6.4.2010), mit Denkschrift. Deutscher Bundestag, 2011-07-15 (consulté le 2026-10-19)
  7. Umowa między Rzecząpospolitą Polską a Republiką Albanii w sprawie unikania podwójnego opodatkowania (Warszawa, 5.3.1993), Dz.U. 1994 nr 101 poz. 492. Sejm RP (ISAP), 1994-09-27 (consulté le 2026-10-19)
  8. DomLivo research calculation engine. DomLivo Research Department (consulté le 2026-09-10)
  9. sherbimekontabiliteti.al — Tatimi mbi qeranë guide, 2025-08-01 (consulté le 2026-09-09)
  10. Monitor.al / Syri.net (search summary) "Rritja e çmimeve të banesave dhe turizmi, si po fluturojnë qiratë", 2026-01-01 (consulté le 2026-09-09)
  11. HLB Albania — "Short-Term Rentals in Albania: New Tax Reporting Obligations from 2026", 2025-01-01 (consulté le 2026-09-09)
  12. Telegrafi.com "Shqiptarët dhe të huajt blejnë shtëpi për t'i dhënë me qira, por biznesi po ndryshon" (BoA 6M-II 2025 survey coverage), 2026-08-30 (consulté le 2026-09-09)
  13. 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 (consulté le 2026-10-19)
  14. euronews.al — Nuk kërkohet NIPT për qira ditore, 2025-09-22 (consulté le 2026-09-09)
  15. PwC Tax Summaries Albania — Individual other taxes, 2026-07-22 (consulté le 2026-09-09)

Ce qui manque

Les lacunes que nous connaissons. Les signaler rend le reste plus fiable.

  • Domlivo has no achieved rents: every yield here is built from asking rents and asking prices.
  • No official statistic on delayed or unfinished residential projects was found.