What are the risks of buying off-plan in Albania, and is there escrow?
The main risk is that you pay before there is a registered flat: an off-plan apartment only gets its own property card after the building's final registration at ASHK (fee 8,000 ALL under VKM 462/2025). We found no Albanian law requiring escrow for off-plan payments as of October 2026; the notary's special bank account can hold money until a deed is signed, and staged payments tied to construction milestones are the usual protection.
Données compilées par Fedir AlpatovMis à jour le
Risks and what reduces them
| Risk | What reduces it | Basis |
|---|---|---|
| No registered title until completion | Notarised contract; register it if possible; pay in stages | VKM 462/2025 |
| Developer does not own the land | Ask for the registered developer–landowner contract on the plot's card | VKM 462/2025 no. 35 |
| Mortgage on the plot or building | Read the encumbrances on the property card | ASHK |
| Money paid with no safeguard | Use the notary's special account where possible; never cash | Law 110/2018 |
| Tax surprise | New homes sold to individuals are VAT-exempt; check for a "future tax" clause | Tax administration |
Sources · 4
- 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-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-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
- Fiabilité: MEDIUMPériode: 2026 (status per sources)vérifié 2026-09-09tatime.gov.al — Njoftim mbi ndryshimet lidhur me zbatimin e TVSH-së për shitjen e ndërtesave
What the contract should say
- The apartment's number, floor, area (net and gross) and the plan attached.
- Payment stages tied to construction milestones, not to dates alone.
- Delivery date and a penalty for delay.
- What happens to your payments if the permit is suspended or the building is not completed.
- The obligation to deliver the property card in your name, and by when.
Questions et réponses
We found none in force as of October 2026. Protection comes from the contract, staged payments and the notary's account.
After the building is completed and registered at ASHK; then each unit is registered to its buyer.
No. The sale of a new home to an individual is VAT-exempt.
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)
- tatime.gov.al — Njoftim mbi ndryshimet lidhur me zbatimin e TVSH-së për shitjen e ndërtesave (consulté le 2026-09-09)
Ce qui manque
Les lacunes que nous connaissons. Les signaler rend le reste plus fiable.
- Whether any Albanian law or draft requires escrow or a guarantee for off-plan payments: none found, not exhaustively searched.
- A public online check of building permits (e-Leje) could not be confirmed: the permit system works through e-Albania with the applicant's login.