# Albania 🇦🇱 — Property Due-Diligence Playbook

ISO2: `al`. Status: ✅ Fully populated (researched 2026-04).

## Country profile

- **Postcode**: 4 digits (`1001` Tirana, `2001` Durrës, `9401` Vlorë, `9701` Sarandë)
- **Admin levels**: 12 qarqe (counties) + 61 bashki (municipalities)
- **Currency**: **ALL** (Albanian lek) — floating (BoA inflation-targeting), 2023-2025 range EUR/ALL ~98–110 (NOT pegged; see Caveats)
- **Languages**: Albanian (official); Greek minority (south coast); Italian + English widely used in business
- **Cadastre**: **ASHK (Agjencia Shtetërore e Kadastrës)** — `https://www.ashk.gov.al/`
  - **e-Albania portal**: `https://e-albania.al/` (applications via service code 9473)
  - **iKadaster**: `https://kadaster.al/en/` — World Bank-supported registration program
  - **ASIG Geoportal**: `https://geoportal.asig.gov.al/en` — national spatial data
- **Identifier**: parcela + ZK (zona kadastrale) + nr. pasurie (property number)
- **EU candidate** since 2014; **negotiations advancing** 2024-2026
- **2025-2026 milestone**: target **fully digital cadastre by end of 2026**

## Section: `--price`

### Primary sources

- **INSTAT (National Statistics)**: `https://www.instat.gov.al/` — Housing Price Index
- **Bank of Albania**: `https://www.bankofalbania.org/` — Fischer HPI; Financial Stability Reports

### Listing platforms

- **MerrJep**: `https://www.merrjep.al/`
- **Realting.com/albania**
- **AlbaniaProperties**, **VivaAlbania**, **Real Estate Albania** — secondary
- Tirana primarily; coastal markets Durrës, Vlorë, Sarandë growing

### 2025-2026 price benchmarks (INSTAT + BoA)

| Region | EUR/m² (typical) | YoY |
|---|---:|---:|
| **National** | — | **+18% (Jan 2025–Jan 2026)** |
| **National peak** | — | **+41.7% YoY peak** early 2025 (moderating) |
| **Tirana center (Bllok, Komuna e Parisit)** | 1,800–3,500 | +14-22% |
| **Tirana suburbs** | 800–1,500 | +12% |
| **Durrës (port)** | 1,000–1,400 | moderating |
| **Vlorë (coast)** | 1,000–2,200 | **+25-58% YoY** (Vlora airport-anticipation effect — airport **NOT operational** as of Aug 2026, works suspended, concession-termination procedure reported 4-5 Aug 2026; **no opening date confirmed — do not price airport proximity in**) |
| **Sarandë (Adriatic)** | 1,500–2,800+ | **+25-58% YoY** speculative |
| **Sarandë 1-bed apt** | €150,000–200,000 | high |
| **Shkodër** | 600–1,200 | +5-10% |
| **Korçë** | 600–1,000 | +5% |

### Compute

1. EUR/m² = price / **sipërfaqe banimi** (residential area)
2. **Currency volatility** ALL fluctuates 5-15% vs EUR
3. **Cross-check**: ASHK extract + MerrJep asking + BoA Fischer HPI
4. **Adriatic coast booming** (Sarandë especially) — speculative

### Key terms

- ASHK = Agjencia Shtetërore e Kadastrës
- ZK = zona kadastrale
- Nr. pasurie = property number
- Çertifikatë e pronësisë = ownership certificate
- Çertifikatë energjetike = energy certificate
- Akti notarial = notarial deed
- DIVA = Albanian digital tax platform (NEW 2026)

---

## Section: `--traffic`

### Sources

- **ARRSH (Autoriteti Rrugor Shqiptar)**: `https://www.arrsh.gov.al/`
- City traffic data Tirana

### Key term

**Trafiku mesatar ditor (TMD)** = AADT-equivalent.

### Verdict bands

- 🟢 < 1,500 v/d (residential, rural)
- 🟡 1,500–10,000 v/d (regional roads, urban side streets)
- 🟠 10,000–35,000 v/d (Tirana arterials, A1 corridor)
- 🔴 > 35,000 v/d (Tirana ring, Rinas airport corridor)

### Vlora airport corridor — do NOT model

**Vlora International Airport is not operational**: no commercial flights as of Aug 2026, works suspended amid the Mabco Constructions vs 2A Group shareholder dispute, and MIE was reported 4-5 Aug 2026 to have initiated the procedure to terminate the concession (not published by the ministry; concessionaire Mabco says it received no official notice and warns of international arbitration). The MIE minister expressly refused to name any completion date at his [22 May 2026 press conference](https://www.infrastruktura.gov.al/konference-per-media-e-ministrit-te-infrastruktures-dhe-energjise-enea-karakaci). Treat any opening date as unconfirmed — do **not** band an airport-access corridor at Vlorë, and do **not** price airport proximity into a Vlora / Riviera purchase. Verify at infrastruktura.gov.al and aac.gov.al *(2026-08-07 verified, source SeeNews + Albanian Daily News + CAPA + Two Continents + infrastruktura.gov.al)*

---

## Section: `--tax`

### Annual property tax — Tatim mbi pasurinë e paluajtshme

- **0.05 % of cadastral / reference value** for **residential** apartments / dwellings (post-2018 reform)
- **0.2 % of cadastral / reference value** for **commercial / business-use** property (post-2018 reform) *(2026-05-27 verified, source Tax-Checker AL + ALTAX + HLB)*
- Cadastral / reference value per m² set by Cadastre Office (ASHK); collected via water bill in most bashki
- Typical Tirana apartment: ~€50–€150/yr est. (very low) — derived from the 0.05 % rate × cadastral/reference value above; verify cadastral value per m² with ASHK
- (The ALL 100–2,000/m² fixed-fee figure belongs under transfer taxes for commercial buildings, NOT this annual tax — see Transaction taxes below)

### Personal income tax (PIT) framework — post-2024 reform (Law 29/2023)

Progressive employment-income brackets, in force from 1 January 2024:

| Annual employment income | Rate |
|---|---:|
| Up to ALL 600,000 (~€5,940) | **0 %** |
| ALL 600,001 – ALL 3,000,000 (~€29,700) | **13 %** |
| Above ALL 3,000,000 | **23 %** |

Flat-rate carve-outs for property-relevant income: **rental 15 %**, **CGT 15 %**, **dividends 8 %**. Cite Law 29/2023 + [tatime.gov.al](https://www.tatime.gov.al/eng/c/4/96/108/tax-on-personal-income). *(2026-05-27 verified, source PwC + tatime.gov.al + Eurofast Tax Card 2025)*

### Transaction taxes

| Tax | Residential | Commercial |
|---|---|---|
| **Transfer (one-time)** | **2 % of sale price** for individuals | **ALL 100 – ALL 2,000/m²** fixed fee (municipality-set + building-class) |
| **Annual property tax** | 0.05 % cadastral | 0.2 % cadastral |
| **Capital gains (PIT)** | 15 % on profit | 15 % on profit |

- **TVSh (VAT)**: **20 % standard**. **0 % on newly built residential** sold by the developer (zero-rated supply, no VAT for new-apartment buyer). **No VAT on second-hand residential resales between individuals** (only 2 % transfer + 15 % CGT apply). Commercial supplies → 20 % standard *(2026-05-27 verified, source PwC + tatime.gov.al + Folie Village)*
- **Family transfers**: exempt
- **Notary**: sliding scale per Chamber of Notaries tariff — **0.35 %** (€714–€43k) / **0.30 %** (€43k–€107k) / **0.28 %** (€107k–€357k) / **0.25 %** (€357k–€714k) / **0.23 %** (>€714k); plus stamp duty up to ALL 1,000 (~€10). Typical €200 k Tirana apartment → notar fee ~€560 (0.28 %) *(2026-05-27 verified, source Access Albania + Eurofast)*
- **Legalization fees** if title needs regularization (variable)

### One-time property revaluation window (eff. 1 Jan 2026 – 31 Dec 2026)

- **Law 85/2025 "Për rivlerësimin e pasurisë së paluajtshme"** opens a 12-month window during which individuals and businesses may revalue immovable property to market value, paying **5 % tax on the uplift** between previous registered value and new market value
- Finance Minister Malaj clarified the 5 % rate applies specifically to **newly built residential** (verify final regulation before assuming broader scope)
- **Material for any seller carrying a low-historical-cost basis**: revaluing now at 5 % means the future 15 % CGT is computed off the newer (higher) basis *(2026-05-27 verified, source HLB Albania + Balkanweb + RTSH)*

### Total transaction cost (buyer side)

- Resale: ~3-5% (transfer tax + notary + legalization checks)
- New build: 20% VAT in some cases + ~3% other costs
- **Note**: actual rates highly municipality-dependent + legalization-status-dependent

### Property-tax reform timeline (2026-2030)

- **End-2026**: all bashki integrated into Fiscal Cadastre System (mandatory)
- **2026-2027**: transition period for market-based property valuation
- **2027**: nationwide property assessment / valuation
- **2028**: market-based valuations for buildings + tax-rate adjustments + exemptions structure introduced
- **2030**: land-tax rollout via fully integrated EU-model system
- Revenue target: lift property tax from 0.3 % → 1 % of GDP by 2028 *(2026-05-27 verified, source Albanian Times + ALTAX + HLB)*

### Future risk

- **NEW 1 Jan 2026 DIVA platform**: short-term rental income must be declared via Albanian digital tax system (15% flat tax). The Booking.com NIPT / commission-VAT rule is **not** an upcoming change — it has been in force since **1 Nov 2023** (see `--rental` § Short-let)
- **Council of Ministers Decision (VKM) nr. 153, dated 11.3.2026** (Fletorja Zyrtare 2026 nr. 54): approves the **model-type agreement between the National Coastal Agency (Agjencia Kombëtare e Bregdetit) and the investor** for use of sea, lake and river shores as **beach stations** (*stacione plazhi*) — adopted under Art. 100 of the Constitution + Art. 29(2) of Law 55/2015, i.e. a **strategic-investor coastal-concession template, NOT accommodation-structure certification**. Beach-station operating conditions + criteria sit in **VKM 649 dated 16.10.2024**, as amended by **VKM 60 dated 28.1.2026** and **VKM 346 dated 13.5.2026** *(2026-08-07 verified, source AlProfit Consult + `https://qbz.gov.al/eli/fz/2026/54`)*
- **iKadaster fully digital end-2026**

---

## Section: `--rental`

### Long-term residential

- **Kodi Civil**
- Tenant protection moderate
- Standard 1-3 yr contracts

### Short-let (Airbnb) — MAJOR NEW REFORM 2026

**1 Jan 2026 DIVA platform**:
- Short-term rental income **must be declared via DIVA** (Albanian digital tax system)
- **No NIPT (business tax number) required for individuals** *under DIVA itself* — but Booking.com separately requires an Albanian Tax ID — the NUIS/NIPT for businesses, the personal number for individuals (below)
- **15% flat tax** on rental income
- Penalties for underreporting

**Booking.com commission VAT / NIPT — in force since 1 Nov 2023** (not a 2025 or 2026 change):

- Accommodation partners who do not supply an Albanian **Tax ID** (NUIS/NIPT for businesses, personal number for individuals) plus VAT-registration confirmation, date and attestation are charged **20 % VAT on Booking.com commission invoices**; Booking.com is itself VAT-registered in Albania and remits that VAT in full to the Albanian tax authorities
- Partners supplying **neither** Tax ID nor VAT confirmation additionally **cannot claim the commission as a deductible expense** and **cannot recover input VAT**
- Tax ID obligatory **even for non-VAT-registered hosts**
- No 2025 amendment found; the 2023 terms are still published as current on partner.booking.com *(2026-08-07 verified, source [partner.booking.com Albania VAT commission FAQ](https://partner.booking.com/en-gb/compliance/tax-remittance-management/vat-commission-invoices-albania-faqs) + Tiranapost + HLB Albania)*

**VKM 153 dated 11.3.2026 is NOT an STR tourism-licensing rule** (Fletorja Zyrtare 2026 nr. 54): it approves the model-type agreement between the National Coastal Agency (Agjencia Kombëtare e Bregdetit) and the investor for use of sea, lake and river shores as **beach stations** (*stacione plazhi*), under Art. 100 of the Constitution + Art. 29(2) of Law 55/2015 — a strategic-investor coastal-concession template, not accommodation-structure certification. Beach-station operating conditions + criteria sit in **VKM 649 dated 16.10.2024**, as amended by **VKM 60 dated 28.1.2026** and **VKM 346 dated 13.5.2026**. Accommodation-structure classification for short-let hosts is not established by VKM 153/2026 — verify at `https://qbz.gov.al/` *(2026-08-07 verified, source AlProfit Consult + `https://qbz.gov.al/eli/fz/2026/54`)*

### Tax on rental

- 15% flat tax on rental income (DIVA declared)
- 15% withholding non-residents

---

## Section: `--work=<profession>`

### Sources

- **AKPA — Agjencia Kombëtare e Punësimit dhe Aftësive** (National Employment and Skills Agency; successor to SHKP / *Shërbimi Kombëtar i Punësimit*, local offices still called *Zyra e Punësimit*): `https://www.puna.gov.al` — vacancy register, unemployment benefit, and **work permits** (*Lejet e Punës*) (2026 data, source AKPA; 2026-09-18 verified)
- **Duapune.al**, **njofta.com**, **MerrJep Punë**, **LinkedIn AL**

### Self-employment

- **Person Fizik Tregtar** (sole trader)
- **Sh.p.k.** (limited): min ALL 100 capital
- **TVSh** registration: from ALL 10M turnover

### Salary benchmarks (2025)

- Median monthly gross:
  - Tirana: ~ALL 75,000–130,000 (~€720–€1,250)
  - Durrës: ~ALL 60,000–100,000
  - Smaller cities: ~ALL 45,000–75,000
- **Minimum wage**: ALL 40,000/month (~€385) (2025)

---

## Section: `--risks`

### Primary national sources

| Source | URL | What it gives |
|---|---|---|
| **IGEWE** (Institute of Geosciences, Energy, Water and Environment) | — | Seismic, hydromet, energy |
| **INSTAT** | `https://www.instat.gov.al/` | Hazard/event statistics |

### Specific risks

#### Earthquake — CRITICAL

- **2019 Durrës M6.4 earthquake**: 51 dead, **€985m losses (~7.5% of 2018 GDP)**, residential damage extensive
- **Vore fault near Tirana** flagged for **future seismic hazard** by post-event studies
- **Albanian Alps** ongoing seismic
- **Coastal Adriatic** moderate seismic

#### Floods

- **Shkumbin, Mat, Drin** rivers
- **Lake Shkodër** + hydropower risks
- **Coastal storm + sea-level rise** (Adriatic)

#### Mine contamination

- Less than BA, but post-Communist era **legacy remains in some rural areas**
- Inspect rural properties

#### Karst hazards

- **Albanian Alps** karst
- Sinkholes, drainage

### Build-era hazards

| Era | Hazards |
|---|---|
| **Pre-1990 (Communist era)** | Asbestos common, dated systems, weak insulation, panel buildings |
| **1990s-2010s informal construction** | **No permits, structural quality variable**; legalization process required |
| **Post-2010** | Improving codes |
| **Post-2019 quake** | EC8 mandatory, rebuilding standards strict |

### Mandatory at sale

| Document | Required because |
|---|---|
| **Çertifikatë energjetike** | Mandatory |
| **Akti notarial** | Notarial deed mandatory |
| **Çertifikatë e pronësisë** (ASHK) | Ownership certificate; via e-Albania |
| **Legalization status verification** | Critical for 1990s-2010s builds |

---

## Section: `--mains`

### Sources

- **UKT (Ujësjellës Kanalizime Tirana)**: `https://www.ukt.al/` — capital
- Per-municipality water/sewer companies elsewhere
- Rural: **septic + cisterna** very common

### Costs

*est. — indicative cost bands; varies by bashki and distance to network. Verify with local quotes.*

| Scenario | Cost (EUR) |
|---|---:|
| Mains connection | ~800–2,500 |
| Septic + cisterna | ~1,500–4,500 |
| Bored well | ~2,500–6,000 |

---

## Cost benchmarks (AL 2026)

*Renovation/build rows are est. — indicative cost bands, verify with local contractor quotes.*

| Work | Cost (EUR) |
|---|---:|
| Çertifikatë energjetike | ~80–250 |
| Notar fees | ~1.0% |
| Transfer tax / CGT | ~2% reference value + 15% on profit |
| Realtor commission | 2-3% per side typical |
| **Total transaction cost (buyer)** | **~3–5%** of price |
| Roof renovation | ~2,500–8,000 |
| Earthquake retrofit (post-2019) | ~12,000–50,000 |
| Energy retrofit | ~6,000–20,000 |
| Solar PV (5kW) | ~3,000–6,000 |
| Legalization fees (informal builds) | varies massively |

## Active fiscal incentives (2025-2026)

- **EU accession sprint**: all 33 negotiating chapters opened by 17 Nov 2025 (Clusters 1-6 in 13 months, EC framing); **8th Accession Conference 26 May 2026** confirmed Cluster 1 interim benchmarks met (IBAR; COELA step 21 May 2026), unlocking chapter closure; **9th Accession Conference 14 Jul 2026 provisionally closed the first 3 chapters** — 25 science and research, 26 education and culture, 30 external relations — with **30 chapters still open (Aug 2026)**; Tirana targets conclusion by **end-2027** and the EC 2025 Enlargement Communication judges it "on track" subject to reform pace. **Membership-year talk (2029-2030) is aspirational — no EU-side accession date is fixed**; model a 5-10-yr exit accordingly *(2026-08-07 verified, source Consilium + European Western Balkans + Balkan Insight + [EC news 14 Jul 2026](https://enlargement.ec.europa.eu/news/enlargement-albania-and-eu-provisionally-close-negotiations-science-and-research-education-and-2026-07-14_en))*
- **EU pre-accession funding** for energy retrofit + infrastructure
- **Vlora International Airport — NOT OPERATIONAL, concession may be terminated**: no commercial flights as of **Aug 2026**; works **suspended** amid the **Mabco Constructions vs 2A Group** shareholder dispute. MIE Minister Enea Karakaçi, [press conference 22 May 2026](https://www.infrastruktura.gov.al/konference-per-media-e-ministrit-te-infrastruktures-dhe-energjise-enea-karakaci) (primary): the airport is not yet operational; contract clauses trigger **penalties first**, then a mitigation plan leading either to **extension of the concession deadline** or to **unilateral termination of the concession contract** — and he expressly refused to name any completion date. Albanian media (Top Channel, Shqiptarja/Report Tv, ABC News, Gazeta Shqiptare, Balkanweb) reported **4-5 Aug 2026**, citing MIE confirmation to journalists, that the ministry has **initiated the procedure to terminate the concession** — not published on the ministry website as of 2026-08-07; Mabco says it received no official notice and warns of **international arbitration** against Albania. **Treat any opening date as unconfirmed and do NOT price airport proximity into a Vlora / Riviera purchase** — verify at infrastruktura.gov.al and aac.gov.al. The 2024-2025 Sarandë/Vlorë +25–58 % YoY surge already booked the anticipation effect; there is no confirmed opening to back further upside *(2026-08-07 verified, source SeeNews + Albanian Daily News + CAPA + Two Continents + infrastruktura.gov.al)*
- **One-time 5 % property revaluation window 1 Jan – 31 Dec 2026** (Law 85/2025 — Rivlerësimi i pasurisë së paluajtshme); 5 % tax on uplift between previous registered value and new market value — material for sellers carrying low-historical-cost basis *(2026-05-27 verified, source HLB Albania + Balkanweb + RTSH)*
- **Strategic Investor Status (Statusi i Investitorit Strategjik, eff. through 31 Dec 2026)** — **Law 55/2015**, last amended by **Law 8/2025 of 30 Jan 2025** (Fletorja Zyrtare 40/2025, Decree 75/25 Feb 2025); application deadline **unchanged at 31 Dec 2026** (Art. 36) — **no 7th extension planned**; tourism route ≥ **EUR 5,000,000** creating ≥ **80 new jobs** (assisted procedure, per AIDA; lower thresholds for energy/agriculture); **NEW sector-agnostic route for investments ≥ EUR 50,000,000** with prior line-ministry approval, added by Law 8/2025 (EC Albania Report 2025); fast-track AIDA channel; **access to state-owned immovable property for symbolic EUR 1** for up to **99 years**; 60+ approved projects, > €3.09 bn committed, > 17,000 jobs *(project-count figures 2026-05-27 verified, not re-checked)*. **Regime winding down** — Albania's EU Reform Agenda commits to a unified investment law by **Dec 2026** that replaces Law 55/2015, and PM Rama announced repeal at the **9th Accession Conference on 14 Jul 2026** (Albanian media); a separate opposition repeal bill (MP Redi Muçi) was examined by the Kuvend Committee on Natural Resources, Infrastructure and Sustainable Development on **21 Sep 2026** and parked pending a Council of Ministers opinion (Citizens.al 22 Sep 2026, secondary) — **not repealed as of 2026-09-24** per the press reports read — do not assume the regime survives past 2026; verify with AIDA before relying on it *(2026-08-07 verified, source Oracle Law Global + UNCTAD Investment Laws Navigator + US State 2025 ICS + EC Albania Report 2025 `https://enlargement.ec.europa.eu/document/download/fe9138b7-90fe-4277-a12c-3a03f6d1957f_en?filename=albania-report-2025.pdf`)*
- **iKadaster fully digital end-2026** — World Bank-supported
- **Tirana 2030 Master Plan** + city redevelopment
- **Massive EU-funded infrastructure** (highways, airports, ports)

## Common listing platforms

- **MerrJep**, **Realting.com/albania**
- **AlbaniaProperties**, **VivaAlbania**, **Real Estate Albania**

## Caveats unique to AL

- **Title legalization risk CRITICAL**: many properties built without permits 1990-2010s
- **Buyer must verify legalization status** — do not assume valid title
- **2021-2024**: 347 de-legalization decisions in Tirana, **656 nationally**
- **Legalization narrowing not expanding** (protected areas, coastline buffers, public land **no longer eligible**)
- **NEW 1 Jan 2026 DIVA platform**: STR income mandatory declaration + 15% flat tax
- **Vlora International Airport — NOT OPERATIONAL** (no commercial flights as of Aug 2026; works suspended, Mabco Constructions vs 2A Group shareholder dispute; MIE minister refused to name any completion date at his 22 May 2026 press conference; MIE reported 4-5 Aug 2026 to have initiated the concession-termination procedure — unpublished by the ministry, Mabco warns of international arbitration). **No opening date is confirmed — do NOT price airport proximity into a Vlora / Riviera purchase**; verify at infrastruktura.gov.al and aac.gov.al — see Active fiscal incentives
- **iKadaster fully digital cadastre** target end of 2026 (World Bank program)
- **2019 Durrës M6.4 earthquake**: €985m losses (~7.5% of 2018 GDP); residential damage extensive
- **Vore fault near Tirana** — future seismic hazard flagged
- **Tirana Bllok premium** (former Communist Party district = trendy upscale)
- **Adriatic coast booming** (Sarandë +25-58% YoY) — speculative
- **Currency ALL** — **floating** (BoA inflation-targeting); 2023-2025 range EUR/ALL ~98–110 with secular ALL appreciation (`leku i fortë`). 5–15 % FX volatility vs EUR realistic. Buyer carries FX risk if income is in EUR. (NOT pegged.)
- **Foreign-buyer rules — Ligji 7980/1995 "Për shitblerjen e trojeve"** *(2026-05-27 verified, source Investropa + Vivaview + Alba Legal)*:
  - **Apartments / houses / commercial buildings**: foreigners own outright, identical rights to Albanian citizens
  - **Agricultural land**: prohibited for direct foreign ownership; workaround = Albanian Sh.p.k. company (€500-1,000 setup, ~2 weeks) OR long-term lease (up to 99 years)
  - **Construction land** (urban building plots): only purchasable when linked to a building investment whose value is **at least 3× the land value** ("3x rule" per Ligji 7980)
  - **Coastal land within 200 m of Adriatic/Ionian shoreline**: special restrictions; foreign buyer typically uses SPV / Albanian company
- **EU accession sprint** — all 33 chapters opened by 17 Nov 2025; Cluster 1 interim benchmarks (IBAR) confirmed at the 8th Accession Conference 26 May 2026 (COELA step 21 May 2026); **first 3 chapters provisionally closed 14 Jul 2026** (25 science and research, 26 education and culture, 30 external relations), **30 still open (Aug 2026)**; Tirana targets conclusion by end-2027 — but membership-year talk (2029-2030) is aspirational, **no EU-side accession date fixed** *(2026-08-07 verified, source Consilium + European Western Balkans + Balkan Insight + EC news 14 Jul 2026)*
- **Family transfers exempt** from transfer tax
- **Pre-1990 panel buildings + 1990s-2010s informal construction** = main due-diligence concerns
- **e-Albania portal** for cadastre extracts (service code 9473)

## Reddit / forum sources

- **r/albania**, **r/Tirana**
- **Balkan Insight**, **Albania Daily News**, **Tirana Times** (English)
- **Citizens.al** (legalization tracking)

## Verification authorities

| Authority | When to call |
|---|---|
| **ASHK** | Title verification + legalization status |
| **e-Albania** | Online cadastre extract |
| **Notar** | Mandatory closing |
| **Bashki** (municipality) | Property tax + permits |
| **DPT (Drejtoria e Përgjithshme e Tatimeve)** | Tax compliance + DIVA |
| **Ministria e Turizmit** | If short-let |
| **IGEWE** | Hazard zone status |

## Source URL templates

| Source | URL pattern |
|---|---|
| ASHK | `https://www.ashk.gov.al/` |
| e-Albania (cadastre service) | `https://e-albania.al/` |
| iKadaster | `https://kadaster.al/en/` |
| ASIG Geoportal | `https://geoportal.asig.gov.al/en` |
| INSTAT | `https://www.instat.gov.al/` |
| Bank of Albania | `https://www.bankofalbania.org/` |
| MerrJep | `https://www.merrjep.al/` |
| ARRSH (roads) | `https://www.arrsh.gov.al/` |
| UKT (Tirana water) | `https://www.ukt.al/` |
| DPT (tax) | `https://www.tatime.gov.al/` |

## Status

✅ **Fully populated** as of 2026-04-26.
**Coverage check**: pricing (INSTAT + BoA Fischer HPI 2025-26), traffic (ARRSH), tax (Tatim 0.05% cadastral apartments + ~2% transfer reference + 20% VAT + 15% CGT + DIVA STR Jan 2026), rental (DIVA platform NEW Jan 2026 + 15% flat), work (SHKP), risks (2019 Durrës M6.4 €985m losses + Vore fault + Albanian Alps karst), mains (UKT + per-bashki).
**Last verified**: 2026-08-07 (EU accession, the Strategic Investor deadline and the STR/NIPT rules all re-verified — 9th Accession Conference 14 Jul 2026 provisionally closed chapters 25 / 26 / 30 with 30 still open and no EU-side membership date fixed; balance of the 2026-05-27 validation sweep unchanged; employment-service authority (AKPA) corrected 2026-09-18 per puna.gov.al). Macro / rental / visa tracker entries re-checked 2026-09-24 (November regwatch wave, run early; see shared/regulatory-watch.md).
**Confidence**: HIGH for ASHK + iKadaster + e-Albania (World Bank-backed); HIGH for 2019 Durrës earthquake reference + losses; HIGH for DIVA STR 1 Jan 2026 + 15 % flat tax (HLB Albania confirmed); HIGH for property tax 0.05 % residential / 0.2 % commercial split (post-2018 reform); HIGH for PIT 0/13/23 % framework (Law 29/2023); HIGH for foreign-buyer Ligji 7980/1995 (apartments OK / agri prohibited / construction-land 3× rule / 200 m coastal); HIGH for EU accession (all 33 chapters opened, IBAR 21 May 2026, first 3 chapters provisionally closed 14 Jul 2026 — 30 still open, no EU-side membership date fixed); HIGH for Strategic Investor Status core terms (Law 55/2015 as amended by Law 8/2025 — EUR 5M + 80 jobs tourism route, new ≥ EUR 50M sector-agnostic route, €1 state land, deadline 31 Dec 2026 per Art. 36); MEDIUM for the regime's post-2026 future (unified investment law due Dec 2026 + repeal announced 14 Jul 2026; opposition repeal bill examined in committee 21 Sep 2026 and parked pending a Council of Ministers opinion, not repealed as of 2026-09-24 — revisit); HIGH for 5 % revaluation window 1 Jan – 31 Dec 2026 (Law 85/2025); HIGH that Vlora International Airport is NOT operational (MIE minister, 22 May 2026 press conference) but MEDIUM on the concession outcome (the 4-5 Aug 2026 termination procedure is media-reported, unpublished by MIE, and disputed by Mabco — revisit by 2027-02-03); MEDIUM for legalization process specifics (system changing).

## Extension TODOs

- [ ] Per-bashki property tax + transfer tax rates table
- [ ] Legalization status verification flow (informal 1990s-2010s builds)
- [ ] De-legalization risk per protected zone (656 nationally)
- [ ] Vlora airport corridor speculative zones
- [ ] DIVA platform integration + STR declaration workflow
- [ ] iKadaster digital migration tracker (end-2026 target)
- [ ] Vore fault seismic zone overlay (Tirana future risk)
- [ ] Tirana 2030 Master Plan zoning changes
- [ ] EU candidate accession reforms timeline
- [ ] Albanian Riviera (Sarandë + Vlorë) +25-58% YoY tracking