Albania is one of the cheaper places to own property in Europe, but the sticker price is not the whole story. Between the notary, registration and legal work, a direct purchase carries buyer-side costs in the region of 2% to 4% of the price, with the larger transfer tax and any capital gains generally sitting with the seller, and there are a few ongoing charges to plan for once you own.
This guide breaks down every line, gives current price context by area, and works through a full example so you can see the all-in number. Figures are indicative 2026 ranges; we confirm the exact costs for your specific property before you commit.
Buyer-side costs (notary, registration, legal) run roughly 2% to 4% of the price; the transfer tax and capital gains generally fall on the seller. A selling agency, where one applies, adds around 2%.
Average Albanian prices sit around €1,600/m², with Tirana at roughly €1,200 to €1,800/m² and Saranda around €1,000 to €2,000/m².
Rental income is taxed at 15% on the net; annual property tax on residential homes is very low, about 0.05% of value a year.
On a €120,000 apartment, plan for roughly €2,500 to €5,000 on top for a direct buy, or nearer €7,000 if a selling agency is involved.
Price per square metre is the fastest way to sanity-check a listing. As of 2026 the national average sits around €1,600/m², but the spread by location is wide, and coastal demand from foreign buyers is what moves it.
Tirana (capital): roughly €1,200 to €1,800/m², higher in Blloku and new-build towers.
Saranda and Ksamil: around €1,000 to €2,000/m², the hottest foreign-buyer coast.
Vlora and Orikum: strong new-build supply, typically a step below Saranda.
Berat and Gjirokaster: heritage stone houses, priced on condition and renovation need rather than per-m².
These are the one-off costs of completing the purchase. For the buyer they are the notary, the cadastre registration and the legal or due-diligence work, landing around 2% to 4% of the price on a direct purchase. The larger property transfer tax and any capital gains generally fall on the seller under Albanian rules, though who bears the transfer tax can be negotiated. Where a selling agency is involved, its commission adds roughly 2% to the buyer's side.
Notary fees: for drafting and witnessing the deed, typically 0.3% to 0.5%.
Registration at the cadastre (ASHK): the fee to register the transfer and issue your title, usually a few hundred euros.
Legal and due-diligence fees: title and cadastre checks, contract review, and handling the PoA if you buy remotely, commonly a few hundred euros.
Property transfer tax and capital gains: the larger transaction taxes, which under Albanian rules generally fall on the seller rather than the buyer, though who pays the transfer tax can be negotiated in the sale.
Agency commission: where a selling agent is involved, often around 2%.
Holding costs in Albania are low. Annual property tax on residential homes is small by European standards, calculated on a per-square-metre basis that varies by municipality. Beyond that you have the usual utilities, and, for a managed or short-let property, a management fee.
If you let the property, rental income is taxed at 15% on the net, after documented deductible costs. That rate applies whether you let long-term or short-term; a good manager will handle the declaration alongside the bookings, and note that short-term lets carry a new reporting obligation from January 2026.
Here is how the all-in number comes together for a typical coastal apartment bought directly, without a selling agency in the middle. Treat these as indicative planning figures rather than a quote.
Purchase price: €120,000.
Notary and cadastre registration: roughly €500 to €1,000 combined.
Legal and due diligence: roughly €1,200 to €2,000.
Buyer-side all-in, no agency: about €121,700 to €123,000, since the transfer tax and capital gains sit with the seller under Albanian rules.
If the transfer tax is negotiated onto the buyer instead, add roughly €2,400 (about 2% of the reference value).
With a 2% selling agency on top: add roughly €2,400.
Most foreign purchases in Albania are cash. Local mortgage lending to non-residents is limited and rarely competitive, so buyers typically arrange funds at home. Because homes are priced and paid in euros, an incoming transfer from a euro account avoids conversion cost; if you are funding from another currency, factor the exchange spread into your budget.
For the buyer, budget roughly 2% to 4% of the price on a direct purchase, covering notary, cadastre registration and legal work. The larger property transfer tax and capital gains generally fall on the seller under Albanian rules, though who bears the transfer tax can be negotiated. A selling agency, where one applies, adds around 2%.
Annual property tax on residential homes is low by European standards, charged per square metre and set by the municipality. It is a minor holding cost compared with most of Europe.
Rental income is taxed at 15% on the net, after documented deductible costs, whether you let long-term or short-term. A management company can handle the declaration alongside the bookings.
Local mortgage lending to non-residents is limited and rarely competitive, so most foreign buyers purchase in cash and arrange financing in their home country.