Property Law in Albania - Understand · Check · Buy · Own · Costs · Risks · Act

Property Law in Albania

This guide explains who can own, how titles and ASHK registration work, what to check before buying, how to complete a safe purchase with a notary, essentials for condominiums and leases, typical costs, risks and practical actions. General information only. Confirm details with a notary or a lawyer.

Register of rights

ASHK (State Cadastre)

Transfer tool

Notarial deed then ASHK registration

Before you buy

Title, encumbrances, planning, tax and utilities

Common rights

Ownership, co-ownership, usufruct, easements, mortgage

Understand the system

Who can own • What is registered • Key documents

Who can own

Foreign individuals and companies can generally acquire real estate. Some land categories can carry extra conditions or practical limits. Where limits exist, common solutions are a long lease or purchase via an Albanian company.

What ASHK records

Identifiers

Cadastral zone, parcel number, building and unit numbers, address and area.

Rights

Ownership, co-ownership shares, usufruct or use, servitudes, mortgages and official notices like seizures, court disputes and long leases.

Priority

Filing time decides which right ranks first. Register changes promptly.

Core documents

Title extract and cadastral plan from ASHK
Notarial deed for transfers and mortgages
Planning permits and the use or occupancy certificate where relevant
Municipal tax statement and utilities clearance where required

What to check before you buy

Due diligence list

Title and people

Title extract and plan match the physical property
Seller identity and authority verified
If company, board or shareholder authorisations in place

Encumbrances

Check mortgages, liens, seizures, easements, long leases and court notices. Plan how to discharge or keep in place where agreed.

Planning and compliance

Confirm permitted use, height and density rules, permit history and the use or occupancy certificate. Watch for coastal, heritage and protected zones.

Money and taxes

Pay by bank transfer or escrow. Ask for a written breakdown of notary, registration and municipal charges and any VAT or capital gains implications.

How a purchase works

Step by step

Collect title and plan from ASHK. Verify the seller and the property details.

Resolve red flags from the checks or make the deed conditional on them.

Sign a reservation or a preliminary if needed. The binding transfer is the notarial deed.

Pay by bank transfer or escrow according to the deed. Clear municipal taxes and utilities.

The notary files the deed for registration at ASHK. Ownership is complete when registered.

After completion update utilities, HOA records and the municipal tax account.

Own and live

Condos, leases, everyday rules

Condominiums

Each flat has its own title. Structure, roof and main systems are common parts.
Owners appoint an administrator and follow a condo statute and house rules.
When buying a flat check the statute, service charge budget and any special assessments or disputes.

Leases

What a lease should cover

Premises and permitted use, term and rent with indexation, deposit, repairs and service charges, insurance, termination and handback. Longer leases or leases meant to bind third parties are typically registered to the title.

Tenant protections and eviction

Habitability and safety standards apply. Eviction follows procedure through court or bailiff where required. Avoid self help.

Mortgages

A mortgage is created by notarial deed and registered at ASHK. Priority between creditors depends on registration order. On default lenders may enforce through processes that can end with a sale of the property.

Typical costs and taxes

Amounts vary by municipality and by deal

Notary fee

Tariff based. Ask for an itemised quote.

Registration fee

For transfer, mortgage and other changes at ASHK.

Municipal charges

Transaction type fees where applicable.

VAT

May apply to new builds or commercial supplies depending on the seller.

Capital gains

Seller may be taxed on gain. Keep acquisition cost evidence.

Annual property tax

Varies by type, area and size. Plus waste or service charges.

Condo dues

Where a building association exists.

Risks to watch

Fix early

Title gaps

Historic overlaps or unregistered changes. Resolve with surveys, corrections or court orders before you complete.

Planning breaches

Permit deviations can trigger sanctions or challenges. Verify the use or occupancy certificate and compliance.

Occupancy and eviction

Unlawful occupation or tenant default often needs court and bailiff procedure. Avoid self help.

This page is informational. Procedures and fees vary by municipality and change over time. Confirm specifics with a licensed notary or a lawyer and the State Cadastre (ASHK).