Published on and written by Cyril Jarnias
In just a few years, Albania has gone from being a discreet market to a true rising star of Mediterranean real estate. Double-digit price increases, rental yields higher than those in Western Europe, a favorable tax system, and a now-clarified legal framework for foreigners: all indicators seem to be green. For a French investor, the question is no longer whether this country is interesting, but how to enter it intelligently, securely… and in a tax-optimized way.
This article covers the Franco-Albanian tax framework, the capital gains regime, local property tax, actual rental yields on the coast and in Tirana, property rights for foreigners, risks to watch, and concrete strategies for structuring a real estate investment in Albania.
A market ahead of its price curve
The Albanian residential market is experiencing a dynamic that can hardly be found anywhere else in Europe. Data from the Bank of Albania and major industry players show a surge in prices rarely seen on the continent.
In the capital, values have more than doubled in a decade. In 2020, a standard apartment in Tirana still traded around €800 to €1,000/m². By early 2026, well-located new developments are commonly selling for between €2,300 and €2,700/m², with peaks above €3,000/m² in the most sought-after areas like Blloku or around the artificial lake. Over the same period, some coastal areas such as Sarandë, Vlorë, or Ksamil recorded annual increases of 20% to over 30%, and even up to 50% in the most desirable locations.
The annual increase exceeds 32% in Tirana, far surpassing the European average of 3% to 4%.
However, analysts do not expect a sharp collapse. The central scenario for the coming years points to a normalization rather than a reversal: national price growth of around 5% to 12% per year by 2030, supported by rising tourism, infrastructure modernization, and the prospect of European Union integration.
Tirana: urban engine and controlled overheating risk
Tirana concentrates a large share of activity: over 75% of the national residential supply consists of apartments, and the capital dominates this segment. The average price now hovers around €1,750/m², with a spectrum ranging from about €900/m² in the most peripheral neighborhoods to over €5,000/m² for certain high-end new builds.
The available data indicates: current market trends, consumer needs, and growth opportunities.
This percentage represents the maximum annual increase forecast for early 2026 for the concerned real estate prices.
The neighborhoods under the most pressure – Blloku, Liqeni Artificial, Komuna e Parisit, or the edges of the New Boulevard – already show reference tax values above €2,200/m², even though market values often exceed €4,000/m², or even €6,000/m² for the rarest units. In other words, the reference taxation has not yet fully caught up with actual prices, which can marginally benefit current investors.
Five-year projections for the capital indicate a cumulative increase of 30% to 45%, and at ten years 70% to 110% in nominal terms, subject to macroeconomic stability and continued European integration. Some analysts do not rule out that, in ultra-premium segments, certain iconic assets could reach levels comparable to major regional metropolises, around €10,000/m² over a decade.
Adriatic and Ionian coast: the tourism locomotive
On the coastline, the “tourism + infrastructure” effect is even more visible. The Albanian Riviera, often compared to the neighboring Greek islands, attracts a growing European clientele. The country welcomed over 12 million foreign visitors in 2025, and projections for the following years remain bullish, with a target exceeding 13 million tourists.
The cities of Sarandë, Vlorë, Durrës, and Ksamil are experiencing annual price increases of 20% to 30%, with peaks of 58% on certain waterfronts. The opening of Vlorë airport in 2026 could add another 15% to 25% in value along the Riviera.
Yet average prices remain, for now, lower than those of neighboring destinations in Greece, Italy, or Croatia. Depending on the area, one finds:
– apartments in second-line sea view around €1,000 to €1,600/m²;
– new properties on the front line at €1,600–€2,200/m² in some still-emerging areas;
– premium sea-view units between €2,500 and €3,500/m², or even more in the most coveted spots.
The consequence for a French investor is twofold: a still relatively affordable entry point on a Mediterranean scale, and a capital appreciation potential supported by the rise in tourism quality and the scarcity of truly high-quality locations.
Rental yields: 6% to 9% on average, often higher on the coast
Beyond capital appreciation, Albania stands out for its gross rental yields, significantly higher than those observed in Western Europe. While most major French cities struggle to offer 3% to 4% gross, the Albanian market shows national averages around 6% to 9%, with peaks of 12%–15% in certain seaside resorts during peak season.
Data from several studies converge:
– national average gross yield: approximately 5.6%;
– net (after current expenses): around 3.8%;
– usual range: 4.8% to 6.4% gross depending on the neighborhood, i.e., a “spread” of 1.6 points.
But this average masks very contrasting realities between Tirana, coastal towns, and inland areas.
Tirana: stability, low vacancy, reasonable returns
In the capital, observed gross rental yields generally range between 4.5% and 6%. Dynamic peripheral neighborhoods, such as Kamëz, Paskuqan, Astir, or Yzberisht, show slightly higher returns than the hyper-central areas.
As an illustration:
| Neighborhood (Tirana) | Property type | Indicative price (ALL) | Monthly rent (ALL) | Estimated gross yield |
|---|---|---|---|---|
| Kamëz / Paskuqan | 1 bedroom | ~5,000,000 | ~25,000 | ≈ 6.0% |
| Kamëz / Paskuqan | 2 bedrooms | n/a | — | ≈ 6.6% |
| Astir / Yzberisht | 1 bedroom | ~7,300,000 | ~34,000 | ≈ 5.5% |
| Astir / Yzberisht | 2 bedrooms | ~10,800,000 | ~53,000 | ≈ 5.8% |
Long-term rentals remain dominant in Tirana, fueled by solid local demand (households, students, workers, expats). Vacancy rates are relatively low, which secures income streams, even if yields do not compete with those of seaside resorts.
Durrës and Golem: between weekend hub and yield market
Durrës, the country’s main port, combines local demand (proximity to Tirana) and tourism. We observe:
In annual rental, the average gross yield is about 6%, with a typical range of 5.5% to 6.5% and peaks at 7% for some well-located properties, while net, after expenses and taxes, it sits between 3.8% and 5%.
The neighborhoods of Shkozet, Spitallë, some sectors of Hyrja e Durrësit, and the second and third lines of Plazh show the best rent-to-price ratios. In seasonal rental (e.g., Airbnb), gross yields can climb between 7% and 9%, and even up to 9.5% on very well-managed products.
Some orders of magnitude:
| City / area | Property type | Approx. price (ALL) | Monthly rent (ALL) | Estimated gross yield |
|---|---|---|---|---|
| Durrës – 1 bedroom | Residential | ~7,600,000 | ~40,000 | ≈ 6.3% |
| Durrës – 2 bedrooms | Residential | ~11,200,000 | ~72,000 | ≈ 7.7% |
| Durrës – 3 bedrooms | Residential | ~14,400,000 | ~96,000 | ≈ 8.0% |
Golem, south of Durrës, is an emblematic micro-market: 90% of purchases are made by foreigners, prices jumped 20% to 25% over the year 2025, and seasonal yields frequently reach 8% to 10% gross during the May–September period.
Sarandë, Vlorë, Ksamil: the kingdom of seasonal yield
On the Riviera, short-term rentals dominate heavily, driven by strong summer traffic. Sarandë is described as the country’s main short-stay rental hub. The numbers there are impressive:
The annual gross yield in seasonal rental generally falls between 9% and 12% in most studies.
The gap between gross yield and net yield can, however, be significant, especially in very touristy neighborhoods like Kanali i Cukës, where some properties go from 5.5% gross to just 2.6% net once expenses, vacancy periods, and management fees are included.
Vlorë also shows interesting yields: often between 8% and 11% gross in seasonal rentals, supported by a strong increase in prices (+25% in one year on some waterfronts) and the dynamic related to the new airport.
The gross yield of short-term rentals in Ksamil often exceeds 10% during peak season.
Long-term vs. short-term: choose according to your profile
For a French investor, the choice between long-term rental and seasonal rental in Albania will largely depend on strategy and tolerance for management.
– Tirana and, to a lesser extent, Durrës offer more moderate but very regular yields, with little seasonality and contained vacancy.
– The coast (Sarandë, Vlorë, Durrës beach, Ksamil, Golem) allows targeting 8% to 12% gross, sometimes more, but at the cost of more demanding management, off-season vacancy, and greater dependence on international tourism.
Platforms like Airbnb and Booking.com are omnipresent, and many owners entrust management to local operators, which reduces net yield but greatly simplifies operations.
Local taxation: a property paradise (almost)
One of Albania’s great strengths, compared to France, is the lightness of its local property taxation. Three items must be distinguished: annual property tax, taxation of rental income, and taxation of capital gains upon resale.
Property tax: a few dozen euros per year
Annual tax on buildings is among the lowest in Europe. The usual rate for a residential property is around 0.05% of the reference value of the property. Ranges are given in practice:
– for housing: between 0.05% and 0.2% of the property value per year, or, in another presentation, between €0.05 and €0.15/m² per year depending on the municipality;
– for commercial premises: about 0.2% of the value or €0.30–€0.50/m²/year.
Concretely, this amounts to almost symbolic amounts:
| Property value | Use | Indicative rate | Estimated annual tax |
|---|---|---|---|
| Apartment €100,000 | Residential | 0.05% | ≈ €50 |
| Apartment €200,000 | Residential | 0.05% | ≈ €100 |
| Villa €200,000 | Residential | 0.05% | ≈ €100 |
Some sources mention for an apartment of 100 m² in Durrës a tax of only €10 to €15 per year. Even taking into account the authorities’ desire to gradually align the tax value with the market value, the level will remain extremely low compared to the French property tax.
The building tax is generally doubled for a second home owned by the same individual, although this increase applies to an already very low base.
Rental income: a flat rate of 15%
Rents are taxed at a single proportional rate of 15%. Depending on the source, this rate applies either to gross income or to net income after an allowance or deduction of certain expenses:
– Law 29/2023 classifies rental income as investment income, taxed at 15% of the gross rent received;
– other texts specify a rate of 15% on net income, after deductible expenses, with a flat-rate allowance of 5% for furnished short-term rentals.
In practice, local advice is needed to optimize the taxable base, but the main advantage lies in the rate itself: 15%, without social surtax or progressive scale. No tax penalty is foreseen for non-residents: the system does not distinguish between local and foreign investors.
Capital gains: 15%, with some exemptions
Real estate disposals are, again, taxed at 15% on capital gains. For individuals, the taxable base is the difference between the sale price and the registered acquisition value, possibly taking into account certain costs (renovations, transaction fees). However, the administration ensures that the declared sale value is not lower than the reference values set by the state; if so, the tax value serves as the basis.
The capital gain is fully exempt if the sold property is the seller’s main residence and they have owned it for more than five years.
For companies, real estate capital gains remain subject to corporate tax, but there is also a local tax on property transfer (2% of the price for land, or a flat rate per square meter for a building, varying from 100 to 2,000 ALL/m² depending on the district).
Transfer taxes: a moderate cost
Regarding transfer taxes, information varies depending on the source and the type of transaction (new vs. old, buyer vs. seller). Generally, two schemes are found:
In the standard scheme, the transfer tax is about 2% of the sale price for housing and 3% for commercial premises, generally borne by the buyer. In other configurations, the law places the entire transfer tax or capital gains tax on the seller, with the buyer only paying ancillary costs such as notary or registration fees.
In any case, even in the most costly scenario, total acquisition costs (duties + notary + registration + agency fees) generally remain between 3% and 5% of the property price, a very competitive level on a European scale.
Here, for reference, is a typical summary:
| Cost item | Indicative amount | Usual payer |
|---|---|---|
| Transfer tax (housing) | ~2% of price | Buyer or seller* |
| Notary fees | €300–€800 (or 0.5–1% of price) | Buyer (often) |
| Registration fees | €50–€100 | Buyer |
| Agency fees | 2–3% of price (negotiable) | Buyer or seller |
| Total acquisition | 3–5% of property price (order of magnitude) | Buyer |
*Depending on the case and practices, the transfer tax may be borne by the seller, especially if it is actually the capital gains tax.
Wealth tax on real estate: a real difference with France
Albania has no equivalent to the French wealth tax on real estate (IFI). No annual wealth tax applies to the overall value of real estate held in the country, even above high thresholds. This is a key point for a French taxpayer already subject to IFI or likely to reach the €1.3 million net real estate asset threshold.
The France–Albania tax treaty: a major advantage for French investors
For a French investor, the huge advantage compared, for example, to a US resident, lies in the existence of a bilateral tax treaty between France and Albania. This treaty, signed in the 2000s and since adapted to certain international standards (notably through the OECD Multilateral Instrument or MLI), aims to avoid double taxation and combat tax evasion.
Rental income: taxed in Albania, not in France
One of the most favorable points concerns rental income. The treaty stipulates that rents from a property located in Albania are taxable in the state where the property is situated. In other words, for a French tax resident who owns an apartment in Tirana or a villa in Vlorë, the rents are taxed in Albania at 15%, and are not subject to new taxation at the French income tax level.
A simple summary helps visualize this difference with other countries:
| Type of income | Primary taxing state | Key rate in Albania | Effect in France for a French resident |
|---|---|---|---|
| Rents from a property in Albania | Albania | 15% | No additional French income tax, subject to the treaty |
| Real estate capital gains | Albania (state where property is located) | 15% | Tax credit in France limiting possible double taxation |
| Real estate wealth (IFI) | France (on worldwide assets) | — | IFI potentially due on Albanian assets if threshold exceeded |
Concretely, the French owner declares their worldwide income in France (transparency obligation), but the tax credit system provided by the treaty ensures that income already taxed abroad is not taxed a second time at the French income tax level. However, it should be noted that other levies (contribution on high incomes, social contributions, IFI) follow their own rules.
Capital gains: taxed first in Albania, tax credit in France
For disposal capital gains, the principle of most French tax treaties applies: gains from the sale of a property are taxable in the country where that property is located. Albania thus levies 15% tax on the calculated capital gain. In France, the taxpayer remains in principle taxable on their worldwide real estate capital gains at 19% + 17.2% social security contributions, but the treaty allows the imputation of a tax credit corresponding to the Albanian tax already paid.
In practice, this mechanism reduces the overall bill and prevents reaching confiscatory levels. The exact mechanics depend on each person’s situation (holding period, main residence or not, etc.) and warrant the advice of a tax specialist, but the conventional safety net is in place.
Real estate assets and IFI
For IFI, France in principle taxes the worldwide real estate assets of residents, subject to treaties. Albania, for its part, does not provide for a “real estate wealth” type tax for individuals, only a low local property tax. The treaty provides a tax credit mechanism for “real estate wealth” taxation when it is taxed in Albania, up to the corresponding French tax. In practice, the Albanian tax takes the form of an annual symbolic property tax; the impact on IFI is therefore marginal, if not zero.
For a French person recently settled in France, assets located outside France, such as in Albania, are exempt from IFI for the first 5 years, under conditions.
Property rights for foreigners: broad access, some restrictions on land
Since 2012, Albania has largely liberalized foreign access to real estate. The rule is simple: for everything that is residential or built commercial, foreigners essentially enjoy the same property rights as Albanian citizens. It is bare land, especially agricultural, that remains regulated.
What French citizens can buy directly
As a French citizen, you can acquire in your own name:
– apartments and condos, including in co-ownership;
– houses and villas, including in urban or tourist areas;
– commercial premises (offices, shops, etc.);
– certain so-called “non-agricultural” land, subject to investment conditions.
There are no foreign ownership quotas in buildings: no cap on “X% of co-ownership held by non-residents” as sometimes seen elsewhere. No particular visa or residence status is required to sign a purchase deed: the transaction can be completed during a simple tourist stay, within the usual 90-day limit per 180 days.
According to Albanian Law No. 7850, foreign individuals enjoy the same real rights as nationals over built properties. The property certificate is identical, whether issued to an Albanian or a French person.
What remains restricted: agricultural land and certain coastal areas
Restrictions focus on agricultural land, pastures, forests, and bare plots. A foreign individual cannot, in principle, directly purchase this type of land. Two solutions then exist:
– set up an Albanian law company (often a SH.P.K.), which can acquire such assets without restriction;
– or meet an investment requirement: carrying out a construction project whose cost exceeds at least three times the value of the land, according to government-set scales.
Note also that certain lands located within 200 meters of the shoreline may fall under a stricter regime, even when they host buildings. This is why it is imperative to have the cadastral zoning checked by a lawyer before buying a beachfront villa.
On the other hand, acquiring an apartment in an already-built building, even on the coast, does not raise these difficulties: in this case, the foreigner acquires a co-ownership right on the building, without directly owning the underlying agricultural soil.
Purchase process: notary, escrow, and cadaster
The legal path is very structured. In summary:
In Albania, the transaction includes: a reservation with a deposit (kaparo) of 5% to 10% (or €2,000–€5,000) securing the property for 2 to 4 weeks; due diligence by the notary with the cadaster; a preliminary contract for new builds; the final deed in Albanian before a notary; escrow of funds in the notary’s account until cadastral registration; and finally the issuance of the property certificate within 15 to 30 days.
This mechanism of escrow and centralization via notary significantly limits the risk of fraud for a foreign buyer.
Residence and structuring your presence in Albania
Investing in real estate in Albania does not require residing there, but the law on foreigners (No. 79/2021) offers several pathways to obtain a residence permit based on real estate investment.
Residence permit linked to property ownership
A specific scheme allows obtaining a temporary residence permit as a property owner:
– the property must offer at least 20 m² of living space per family member;
– the owner must hold at least 50% of the rights to the property;
– the first permit is generally valid for one year and renewable as long as the property is kept.
This permit does not grant the right to work in Albania, but it facilitates property management, opening bank accounts, and access to certain services.
Investor permit: a more ambitious pathway
Another scheme, the “single permit for investors”, is provided for by Article 69 of the same law. It is based on:
– a minimum investment determined by the competent ministers (recent updates mention thresholds of €100,000 for a business project or public securities, and €300,000 for real estate);
– the creation of jobs for Albanian nationals, according to a target ratio (e.g., five local jobs per foreign worker in the company);
– compliance with tax and social obligations.
This permit allows extended residence, with the possibility of permanent residence after five years, then naturalization after seven years of legal stay, subject to meeting language and integration requirements.
Visa-free stay durations
Albania also applies a fairly flexible entry regime: citizens of many countries, including EU member states, can stay 90 days within a 180-day period without a visa. Beyond that, a residence permit is required. Note that some countries (such as the United States) benefit from more flexible specific regimes, but this does not directly affect French citizens.
Risks and limitations: what a French investor should know before investing
A fast-growing market is not without risks. In Albania, they mainly fall under three axes: potential price overheating, construction quality, and the euro/lek exchange rate issue.
Risk of overvaluation in certain segments
The spectacular increases of 2024–2025 (up to +41.7% year-on-year for housing prices in the first half of 2025, according to the Bank of Albania) have led the central bank to warn of a risk of cyclical overvaluation, especially in Tirana.
Signals for a French investor to watch:
– a price-to-local-income ratio under strong tension, posing accessibility problems for Albanian households;
– faster increases in high-end new builds than in older properties, with a risk that some premium products are “ahead of the market” if foreign demand weakens;
– credit tightening measures, such as the new loan-to-value ceilings introduced by the Bank of Albania in 2025: 85% LTV for a main residence, 80% for a second home.
For now, the dominant projections point to a slowdown rather than a crash. But a prudent investor will favor well-located assets with strong liquidity (reasonable selling time) and offering a solid rental yield, rather than purely speculative bets on ultra-luxury products.
Construction quality and compliance
The other point of vigilance concerns construction quality. Audits carried out on the construction sector highlight:
Control gaps on materials lead to frequent deviations from standards. The use of harmonized European standards is sometimes insufficient, and some certification bodies are not truly accredited.
There is a National Construction Institute in Albania, but its lack of resources and qualified staff has been criticized. For an investor, this means never skipping: verification of construction standards and local regulations.
– verifying building permits and compliance certificates through the cadaster;
– using an independent lawyer or civil engineer to inspect a building (especially for post-earthquake constructions);
– rigorous selection of developers, favoring those who work with ISO standards (quality, safety, environment) and certified materials.
Exchange rate risk: a strong but managed lek
Finally, the euro/lek (ALL) exchange rate issue deserves examination. Albania is not in the eurozone, and the lek has experienced a marked appreciation against the euro over the 2015–2025 decade: the exchange rate went from about 138 ALL per €1 at the end of 2015 to less than 100 ALL per €1 at the end of 2024, an increase of nearly 30% in the local currency.
This strength of the lek has two sides:
– it penalizes some local players (exporters, companies indebted in euros), to the point that the Bank of Albania has carried out significant interventions on the foreign exchange market, buying hundreds of millions of euros to moderate the appreciation;
– but it benefits importers and all those who finance lek expenses in euros, by reducing local costs.
For a French investor investing euros in an asset denominated in lek (rents, expenses, taxes), a strong lek is not necessarily bad news: as long as the long-term trend remains rather appreciating or stable, the euro value of their income and assets does not suffer. The real risk would be a sharp reversal (significant depreciation of the lek), which would reduce the euro value of flows and capital.
Albanian foreign exchange markets being described as “shallow”, with relatively limited liquidity, movements can be more volatile than in the eurozone. However, in the medium term, current forecasts either expect a slight further appreciation or stabilization around recent levels, rather than a return to 115–120 ALL per €1.
How to build a relevant investment strategy for a French investor
By combining market reality, local taxation, and the Franco-Albanian treaty, several major strategies emerge for a French investor.
1. Tirana: “city center” long-term portfolio
– Objective: bet on continued urbanization and economic rise of the capital, with a reasonable rental yield (4.5–6% gross) and strong capital appreciation potential over 10 years.
– Target: 2- or 3-room apartments in intermediate neighborhoods undergoing gentrification (Komuna e Parisit, Liqeni Artificial, some parts of Astir or New Boulevard).
– Tax advantage: rents taxed at 15% in Albania, without surtax in France; future capital gains taxed at 15% in Albania, with a tax credit in France.
– Risk: short-term overheating and possible stagnation phase after recent strong increases.
2. Adriatic/Ionian coast: yield + value strategy
– Objective: combine high gross rental yields (8–12%, or even more in peak season) with rapid price appreciation, especially around Sarandë, Vlorë, Ksamil, Golem.
– Target: studios and small units on or near the waterfront, easier to rent by the night, or family sea-view apartments for the summer rental market.
– Success factors: good management of seasonal rentals (or delegation to a reliable local operator), rigorous selection of locations, anticipation of management costs.
– Risk: dependence on international tourism, strong seasonality, growing competition from new residences, possible fluctuations in net returns.
3. France–Albania mix: patrimonial tax optimization
For a French taxpayer already heavily exposed to levies on domestic real estate (income tax, social contributions, IFI, local taxes), placing part of their residential assets in Albania allows:
Investing in a rental property abroad allows benefiting from a moderate 15% tax rate on rents, largely avoiding double taxation thanks to the tax treaty, being subject only to a symbolic property tax in the host country, and diversifying geographic and currency risk.
In this scheme, Albania plays the role of a “yield pole” and diversification, rather than just a speculative bet on price increases.
Conclusion: a window of opportunity to seize methodically
For a French investor, Albania currently brings together conditions that are quite rare in Europe:
– a market still catching up, with prices lower than many Mediterranean destinations, but a sustained upward trajectory;
– rental yields among the highest on the continent, especially in tourist areas;
– a light local tax system (insignificant property tax, taxation of rents and capital gains at 15%);
– a tax treaty with France that avoids double taxation on income and strongly limits cumulative effects on capital gains;
– a legal framework that grants foreigners property rights nearly identical to nationals for residential and commercial real estate.
To manage risks such as price tension, variable construction quality, or shallow foreign exchange markets, adopt a professional approach: carry out thorough due diligence, systematically use a local lawyer, rigorously select developers, and favor liquid locations and products offering a good risk/return ratio.
In a word, Albania today appears as a market “ahead of its price curve”, but whose fundamentals (growth, tourism, European integration, infrastructure) continue to support value. For a French investor ready to take some distance from the saturated markets of Western Europe, the window of opportunity is real. It remains to be exploited with discernment, relying on the favorable tax framework offered by the Franco-Albanian treaty, and keeping in mind that, even on the Riviera, real estate remains above all a matter of location, quality… and rigor in execution.
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Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
