Foreign Ownership in Albania: What You Can and Can’t Buy

I’ve been working in real estate in Saranda for years now, and one of the questions I hear almost daily from foreign clients is this: “Can I actually own property in Albania? And if so, what are the limits?”

It’s a fair question. Laws here are simpler than many expect, but there are some important distinctions. Let me walk you through what foreigners can buy, what’s restricted, and what I’ve learned from years of walking clients through this process.

Apartments and Villas – What You Can Buy

The good news is straightforward: if you’re a foreigner, you can buy apartments and villas in Albania with full ownership rights. There’s no difference between what an Albanian citizen can own and what you can own when it comes to residential property.

I’ve helped clients from Italy, Germany, Poland, even as far as Canada, purchase seaview apartments in Saranda and villas along the coast. The process is transparent, and once the title deed is in your name, it’s yours—simple as that.

Just last month, I walked a Dutch couple through a brand-new apartment overlooking the Ionian. The husband leaned on the balcony, staring at the water, and whispered to me, “This feels like the Amalfi Coast, but at a third of the price.” And honestly, he was right. I truly believe Saranda offers some of the best value on the entire Mediterranean coast.

If you’re curious what this looks like in practice, take a look at our White Residence in Ksamil. These apartments were finished just a month ago – a 2025 building, luxurious yet understated, with a private swimming pool for residents. The neighborhood is quiet and new, only 7 minutes on foot from the beach. It’s the sort of place where you can enjoy a calm morning coffee, then walk straight to the turquoise waters. This is ownership made easy.

Land – Where the Restrictions Come In

Here’s where things get a little more nuanced.

Foreigners cannot directly own agricultural land in Albania. The law is designed to protect farming resources and prevent speculative purchases of rural land by foreign companies. But—and this is important—you can still invest in land if it’s within an urban zoning plan or if you purchase through a registered company in Albania.

For example, if you’re dreaming about building a private villa or a small boutique hotel in a coastal town, it’s usually possible. But if the plot is classified strictly as agricultural, that’s where you’ll run into limits.

I remember a British investor who fell in love with a hillside olive grove outside Lukova. We had to carefully check the zoning, and it turned out he needed to set up a local company to proceed. It added a few months of paperwork, but today that land is home to a stunning retreat. The view from his terrace stretches all the way to Corfu. Sometimes, the “extra steps” are worth it.

The Beauty of Villas in Borsh

Speaking of land, let me tell you about our White Residence Villas in Borsh.

These are something special. Four villas, each with three floors, private swimming pools, wide verandas, and sea views that are almost impossible to put into words. They sit on 300 m² plots, surrounded only by nature, with private parking and a seven-minute drive down to Borsh beach.

Borsh itself feels like another world compared to the busier towns. When I take clients there, I often stop at a little family-run grill along the main road. It’s not in any guidebook, but the owner always serves fresh fish caught that morning. We sit, eat, and then head to the villas. It’s a ritual that slows everything down. The quiet luxury of Borsh isn’t just in the villas—it’s in the whole atmosphere.

And here’s the practical side: foreigners can buy villas like these without restriction. No tricks, no loopholes. With over 15 years of construction experience and a team of 150+ professionals, our company has made sure these villas are built with the kind of quality that lasts for generations. And yes, they’re sold at 0% commission.

What About Buying Land for Development?

Many investors ask me: “Can I buy a large piece of land to build multiple villas or a hotel?”

The answer is: yes, but with some planning. If the land falls under urban zoning, there’s no issue. If it’s agricultural, then you need to set up an Albanian company. That company can then purchase and develop.

I’ve seen more and more foreign developers use this approach. Some create holiday villages, others small eco-hotels. The demand is there, especially in Ksamil, Saranda, and the long coastline around Himara.

Still, my advice is always the same: do your due diligence with zoning before you sign anything. Not every “sea view plot” is as straightforward as it looks in an online ad.

Apartments with a View – Everyday Ownership

For those who want something simpler and less complicated than land or development, an apartment is the perfect option.

Take a look at this 1-bedroom apartment on Panorama Street in Saranda. It’s part of a new residence finishing in December 2025. The entire apartment faces the sea, so every window captures blue horizons. There’s even two levels of parking inside the building.

I can’t tell you how many times I’ve stood on that road with clients, pointing out how the main road connects directly into the city center or out toward Ksamil. It’s small details like this that matter. If you’re living here with your family or thinking about rentals, accessibility makes a huge difference.

A Quick Tangent – The Human Side of Buying Property

Sometimes, during viewings, we pause for small things that have nothing to do with the property itself. Like when I take clients in Borsh, I often drive the long coastal road slowly. There’s a point where the sea opens wide on one side and the mountains rise sharply on the other. I can’t help but slow down. It’s moments like these that remind me why people fall in love with Albania.

Buying property here isn’t just about documents and square meters. It’s about buying into a lifestyle—one that mixes Mediterranean ease with a certain raw authenticity you won’t find elsewhere.

Can Foreigners Really Feel Secure Owning in Albania?

Yes. And that’s not just me trying to sell you a property.

The property registration system has been cleaned up a lot in the past decade. New developments come with full documentation, and once your name is in the property register, your ownership is protected. Of course, you want to work with a trusted notary and double-check every detail. But compared to some Mediterranean markets where bureaucracy can be endless, Albania feels refreshingly straightforward.

Wrapping It Up

So, let’s simplify:

• Apartments – foreigners can buy with no restrictions.

• Villas – same, no restrictions.

• Land – only if it’s urban land, or through an Albanian company if agricultural.

• Agricultural property – restricted for direct foreign ownership.

That’s it. Clean and simple once you know the rules.

And if you’re considering taking that step, I’d encourage you to see the properties firsthand. Photos online can’t capture the way the light changes over the Ionian in the late afternoon. Or how Ksamil feels when the crowds thin out in September and you walk the beach almost alone.

If you’re curious, start by browsing projects like the White Residence in Ksamil, that peaceful apartment on Panorama Street, or the villas in Borsh. These aren’t just listings—they’re real places, in real neighborhoods, where life moves at a Mediterranean rhythm.

I’ve lived in Saranda long enough to see it transform, yet it still keeps its charm. And every time I hand over keys to a new owner, I’m reminded: Albania isn’t just affordable. It’s also deeply rewarding.