Albania’s coastline stretches over 450 kilometers and includes some of the most attractive undeveloped land in Europe. With tourism growing and property values rising, interest in coastal development has never been higher. But building near the sea in Albania is tightly regulated. There are strict legal frameworks in place to protect the environment, manage tourism growth, and prevent overdevelopment.
Anyone planning to build in these zones must understand the limitations before purchasing or launching a project.
What qualifies as a coastal zone
In legal terms, coastal zones include all land directly adjacent to the sea, as well as areas that fall within defined development corridors set by national and local planning authorities. In most municipalities, this zone stretches inland from the shoreline by a set distance, often 100 to 300 meters or more.
This area is considered environmentally sensitive, and developments within it are subject to additional review, permitting conditions, and in some cases, outright restrictions.
National and municipal planning limits
Development in coastal areas is controlled by both the National Territorial Planning Agency and the municipal urban plan of each city. Only land that falls inside an approved urban development zone can be considered eligible for construction. If the land is outside the designated zone, no permit can be issued—regardless of ownership.
Each municipality has its own zoning regulations that define whether a plot is for tourism, residential, mixed-use, or green protection. Before any construction project begins, the zoning classification must be verified. Land located in a protected natural area, historical zone, or national park cannot be developed.
Construction density and height limits
Even when building is allowed, there are strict rules on how dense the project can be and how tall structures may be. Most coastal zones have a maximum height of 3 to 5 floors, especially in areas close to the beach or roads with limited infrastructure.
The building coefficient is also lower in coastal areas than in urban centers. Developers are often required to leave space for public access, greenery, and emergency service routes. These limitations are enforced during the building permit review and cannot be bypassed through negotiation.
Environmental impact requirements
For larger developments, especially those involving hotels, resorts, or multi-unit housing, an Environmental Impact Assessment (EIA) is mandatory. This is a formal process that evaluates how the project will affect the coastline, marine life, and surrounding ecosystems.
The EIA must be prepared by licensed experts and submitted with the technical project during the permitting phase. Failure to complete this process can delay or block the project entirely.
Access rights and public use
In Albania, the coastline is considered public domain. Even if a property borders the sea, private owners cannot block access to the shore. Developments must leave space for pedestrian walkways or open zones where required by the municipality. This applies to both residential and commercial projects and is often a condition for permit approval.
Utility infrastructure and service access
Another restriction is tied to infrastructure. Coastal plots without access to public roads, sewage networks, or approved utility lines may be considered undevelopable until infrastructure is in place. Developers are sometimes required to fund part of the infrastructure as part of their approval process.
Coastal development in Albania is possible—but only within strict legal boundaries. Investors must verify land classification, zoning status, and infrastructure access before planning any project. Following the legal framework is the only way to ensure long-term security, resale value, and permit approval.