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Apartments and villas on the Albanian Riviera are open to foreign buyers, with no transfer tax on a resale. Where to buy, what it costs, and the title checks that matter most.
At a glance
| Can foreigners buy? | Yes. Apartments, villas and commercial units, freely. Foreigners cannot own agricultural land, forests, meadows or pastures, but can lease them for up to 99 years. |
|---|---|
| Purchase tax (resale) | No separate transfer tax for the buyer. Notary and cadastre fees bring buyer costs to about 1–2%. |
| New builds | 20% VAT, normally included in the developer's price. |
| Seller pays | 15% capital gains tax, collected by the notary at the sale. |
| Residency through property | No golden visa and no citizenship by investment. A residence permit for property owners is reported but has not been confirmed. |
| Currency | Albanian lek (ALL). Prime coastal prices are quoted, and usually paid, in euros. |
| US tax treaty | None. |
Why buy here
The Albanian Riviera runs south from Vlorë past the cliffs and coves of Palasë and Dhërmi, the villages of Himarë and the beaches of Sarandë and Ksamil, which look across to Corfu. It is one of the last stretches of the Mediterranean where international hotel brands are only now arriving, and where a new marina at Vlorë is adding the country's first branded residences.
Buying is inexpensive: there is no transfer tax on a resale, and new homes carry VAT inside the price. The real work is in the title. Albania's post-communist restitution of land is still not complete, so careful due diligence matters more here than almost anywhere else on the Mediterranean.
Planning a first visit? See our guide to the Albanian Riviera and ancient Butrint.
Who can buy
Freehold. Foreign individuals and companies can own buildings and apartments outright. Transfers are made by notarial deed and registered with the State Cadastre Agency (ASHK). US citizens are treated like other foreigners; there is no reciprocity test.
Restrictions:
Company route. The restrictions do not apply to a new Albanian company, even if it is 100% foreign-owned, or to buying shares in an existing Albanian company.
Title risk. Restitution and legalisation of property are still not complete, and disputed coastal land is a live issue: in June 2026 anti-corruption prosecutors were investigating land titles around Zvërnec, near Vlorë. Thorough due diligence is essential.
Best areas to buy
These 2024 figures are the latest reliable published ones; prices are likely higher now.
Indicative prime priceUp to €3,500 per m²
The seafront boulevard of the regional capital, at the northern gateway to the Riviera and its new marina.
Albanian Builders' Association and Monitor, reported by Tirana Times, 29 May 2024.
The Albanian Riviera Territory →
Indicative prime priceUp to €4,000 per m²
Cliffs and coves on the Green Coast, where the first international hotel brands are opening.
Albanian Builders' Association and Monitor, reported by Tirana Times, 29 May 2024.
The Albanian Riviera Territory →
Indicative prime priceNo reliable per-m² figure published
Village villas and quiet coves between Dhërmi and Sarandë.
Searched 31 October 2026.
The Albanian Riviera Territory →
Indicative prime price€2,200–2,500 per m² (new builds); €3,000–4,000 per m² (beachfront)
Ionian beaches and islets facing Corfu, close to the ancient city of Butrint.
Albanian Builders' Association and Monitor, reported by Tirana Times, 29 May 2024.
The Albanian Riviera Territory →Developers
Projects selling or taking enquiries on 31 October 2026.
A Balfin Group development designed by Emre Arolat Architecture, with MGallery, Hyatt Regency and Gran Meliá hotels planned, phased from 2026 to 2030. Visit website (opens the official site) ↗︎
A marina of more than 400 berths with a five-star Marriott and 150 branded residences, described as Albania's first. Visit website (opens the official site) ↗︎
A development by Eagle Hills of Abu Dhabi with a superyacht marina, residences, hotels and a cruise terminal. Visit website (opens the official site) ↗︎
How to buy
The notary does not act for you. Open a local bank account, and get a tax number if your adviser needs one.
Check the ownership certificate and its history, mortgages and seizures, restitution or compensation claims, the building and occupancy permits and legalisation status. For off-plan homes, check the developer's permit and how the project is financed.
Often signed before a notary, with a deposit. Off-plan sales are usually paid in stages.
Notarisation is mandatory for every property transfer. The notary calculates and collects the seller's capital gains tax.
Title passes when it is entered in the immovable property register. Collect the new ownership certificate.
A clean resale takes about four to eight weeks. Off-plan titles often follow completion and the occupancy permit, sometimes years later.
Lawyers and lenders who serve foreign buyers can be listed on this page. To advertise, write to [email protected].
Taxes and fees
| Item | Rate or cost | Paid by |
|---|---|---|
| Transfer tax (resale) | None for the buyer | — |
| Notary and cadastre | Notary about 0.5–1%, plus modest registration fees; total buyer costs about 1–2% | Buyer |
| VAT (new build) | 20%; resales are exempt | Buyer, normally included in the price |
| Capital gains on sale | 15% of the gain, including for non-residents; collected by the notary | Seller |
| Annual building tax | 0.05% of reference value for homes; 0.2% for commercial property | Owner |
| Rental income | 15% flat, declared quarterly; rental contracts must be registered | Owner |
| Inheritance and gifts | 15% above ALL 5 million; close family are often exempt | Heir |
There is no wealth tax. An optional 5% tax on revaluing a property's registered value (Law 85/2025) is open until 31 December 2026 and lowers capital gains tax on a later sale.
Residency
No golden visa, and no citizenship by investment. Albania has no investment-based residence or citizenship programme open as of October 2026.
Residence for property owners: reported, not confirmed. One source reports that owning registered residential property supports a one-year renewable permit under the Law on Foreigners; we could not confirm this. Ask the Border and Migration Police, through e-Albania, before you rely on it.
Other routes wealthy buyers use: a pensioner permit, for a pension of at least ALL 1.2 million a year, and a digital-nomad permit, both created by the Law on Foreigners of 2021.
For Americans: Albania has no income tax treaty with the United States.
Founding Partners
Founding Partners
Three places for Founding Partner Agencies and three for Developers in each Territory. Places are open.
Territory in Albania: The Albanian Riviera.
Questions
Yes. US citizens can buy apartments, villas and commercial units freely. Agricultural land, forests, meadows and pastures are closed to foreigners, though they can be leased for up to 99 years.
Not for the buyer on a resale. Buyer costs are mainly notary and cadastre fees. New builds carry 20% VAT, normally included in the price, and the seller pays 15% capital gains tax.
There is no golden visa. A residence permit for property owners is reported, but we could not confirm it; ask the Border and Migration Police before you rely on it.
Title. Restitution of land is still incomplete and some coastal land is disputed, so have an independent lawyer check the full history at the State Cadastre Agency before paying a deposit.
Checked and sourced
Checked 31 October 2026. Rules and rates change; confirm with a qualified lawyer and tax adviser before you buy. TheMediterranean.com is not a real estate broker, agent or finder, and nothing here is legal, tax or immigration advice.
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