What is a kontrata e porosise, the Albanian off-plan contract? (2026)

In a porosi contract the developer promises to build and deliver a specific future apartment, and the buyer promises to pay, usually in instalments tied to construction progress. Notaries draft these as notarised contracts, often titled kontrate porosie or kontrate sipermarrjeje.

What it is not: a transfer of ownership. The Civil Code makes a transfer of immovable property valid only as a notarial act that is registered, so no porosi contract, however solid, makes you the owner. Ownership comes later, with the final deed and its registration at ASHK, once the finished building is registered and your flat has a kartela of its own.

Between the porosi contract and the final deed you have paid real money for a flat that does not yet exist in the register. That gap is where the known coastal losses happen: a developer without a permit, project land hypothecated to a bank, a building that never reaches final registration.

So the contract's job is to manage that gap: exact unit specification with the plan attached, payments tied to construction milestones rather than dates, a delivery date with a penalty, what happens to your money if the project stops, and the developer's obligation to deliver the property card in your name by a stated time. Our off-plan page carries the full clause list and the developer checks that come before any signature.

Have the contract notarised, and name any deposit a kapar: the Civil Code then works for you - a seller who walks away returns double, a buyer who walks away loses the kapar, and both know it.

The path to ownership runs: porosi contract with stage payments while the building rises, then the building's final registration at ASHK (8,000 lek), then the notarial sale deed for your flat and its registration in your name. Until that last step the register, not the contract, decides who owns what - which is why the checks of our verification checklist matter as much for off-plan as for resale.