Investing in property development in Albania requires not only legal and zoning approvals but also compliance with environmental regulations. Albania has laws in place to protect natural resources, landscapes, and biodiversity, and these may directly affect what and where you can build.
Foreign developers should understand these environmental restrictions early in the planning process to avoid costly delays or denied permits.
What Are Environmental Restrictions?
Environmental restrictions in Albania are rules or limitations imposed on development activities in areas classified as:
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Protected natural zones
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National parks
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Coastal protection belts
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Forested or mountainous conservation areas
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Archaeological or cultural heritage sites
In these zones, construction is either prohibited, highly regulated, or subject to strict environmental assessment.
Key Laws Governing Environmental Protection
Property development is regulated under Albania’s:
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Law on Protected Areas (No. 8906/2002) → Defines protected zones and limits activities within them
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Law on Environmental Impact Assessment (No. 10440/2011) → Requires environmental assessments for certain projects
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Coastal Protection Law → Imposes construction setbacks from the shoreline
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Forestry and Water Management Laws → Regulate deforestation, water use, and riverbank construction
Developers must comply with these regulations to obtain valid permits and avoid fines, suspension orders, or demolition risks.
Do You Need an Environmental Impact Assessment?
An Environmental Impact Assessment (EIA) is required for:
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Large-scale projects (resorts, hotels, industrial facilities)
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Developments within or near protected areas
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Projects that may affect coastal, forest, river, or wetland ecosystems
The EIA must be approved by the National Environmental Agency before construction permits are issued.
Smaller residential developments outside protected areas generally do not require a full EIA but must still comply with zoning and environmental rules.
Restrictions in Coastal and Protected Areas
One of the most common challenges for developers occurs in Albania’s coastal belt (150 meters from the shoreline) where construction is highly restricted or banned to preserve natural landscapes.
Similarly, in national parks (such as Butrint, Llogara, Theth), new construction is either forbidden or limited to specific eco-tourism or restoration activities approved by the Ministry of Tourism and Environment.
Attempting unauthorized construction in these areas can result in:
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Permit revocation
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Construction stop orders
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Administrative fines
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Mandatory demolition orders
How to Verify Environmental Restrictions
Before purchasing land or starting development:
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Request an official zoning and planning certificate from the local municipality
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Verify the property’s location against protected area maps
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Consult with a local architect or environmental consultant
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Review the cadaster’s classification for legal land use
Skipping these steps increases the risk of buying non-developable land or facing future regulatory challenges.
Environmental restrictions in Albania play a key role in regulating property development, especially in coastal, forested, and protected areas. Developers must conduct due diligence to verify land status, zoning, and environmental compliance.