Reference Price for Properties in Albania 2026
Minimum fiscal price per square meter according to cadastral zone, approved by the Council of Ministers. Required for property sales, capital gains tax, and property revaluation.
Reference Price: Complete Guide
Three key things you need to know before any property transaction in Albania.
Minimum Fiscal Price
This is the minimum price at which a property sale can be officially declared. You cannot sell a property at a price lower than this value, because the tax is calculated based on the reference price, not the declared price if it is lower.
Base for Building Tax
The annual building tax (paid on the water bill) is calculated as 0.05% of the reference price multiplied by the apartment's surface area. Changes in reference prices directly affect your annual tax.
Base for Capital Gains Tax
When you sell, the capital gains tax of 15% (or 5% with 2026 revaluation) is calculated on the difference between the purchase price and the sale price, but at minimum based on the reference price. This is why the 2026 revaluation is important.
Main Formulas
How obligations are calculated based on reference price
Reference Prices in Tirana: 32 Cadastral Zones
Prices approved by DCM in July 2023, still in effect for Tirana municipality (not revalued with 2026). Average increase was 30.8% compared to 2018.
| Cadastral Zone | Neighborhoods / Key Areas | 2018 Price | 2023 Price | Increase |
|---|---|---|---|---|
| Zone 5/1 | Ish-Blloku, University Library Highest price zones in Tirana |
190,000 1,970 EUR/m² |
228,400 2,368 EUR/m² |
+20% |
| Zone 2/1 | Pyramid, Qemal Stafa Stadium |
187,000 | 202,400 2,099 EUR/m² |
+8% |
| Zone 10/1 | PTT, Telecom, Writers' Union |
145,000 | 192,800 1,999 EUR/m² |
+33% |
| Zone 5/2 | Selman Stërmasi Stadium, Artificial Lake |
132,000 | 175,800 1,823 EUR/m² |
+33% |
| Zone 10/2 | Myslym Shyri Street, Police Headquarters |
139,500 | 178,300 1,849 EUR/m² |
+28% |
| Zone 5/3 | Botanical Garden, Komuna e Parisit |
107,000 | 164,800 1,709 EUR/m² |
+54% |
| Zone 7/1 | District Court, Former Exhibition |
120,000 | 159,100 1,650 EUR/m² |
+33% |
| Zone 8/2 | Medreseja, Pharmacy no.10, Industrial Market |
100,000 | 156,700 1,625 EUR/m² |
+57% |
| Zone 9/1 | Bar Piazza, Zogu I Block, Barrikadave Street |
130,000 | 163,600 1,696 EUR/m² |
+26% |
| Zone 5/4 | Hotel Diplomat, Vasil Shanto Block |
82,000 | 117,800 1,222 EUR/m² |
+44% |
| Zone 7/4 | New Ring Road, Former Aviation Field, Yzberisht Highest increase 2018-2023 |
65,000 | 114,300 1,185 EUR/m² |
+76% |
| Zone 9/2 | Train Station, Archives, Polytechnic |
100,000 | 135,800 1,408 EUR/m² |
+36% |
| Zone 8/1 | Selvia, Partizani High School |
110,000 | 145,650 1,510 EUR/m² |
+32% |
| Zone 2/2 | New Bazaar, 9-Story Buildings, Avni Rustemi School |
134,500 | 148,400 1,539 EUR/m² |
+10% |
| Zone 7/2 | Embassy Block, Engineering Faculty |
100,000 | 123,400 1,280 EUR/m² |
+38% |
| Zone 7/3 | NSHRAK, Interior Ministry Park |
85,000 | 124,500 1,291 EUR/m² |
+46% |
| Zone 10/3 | Embassy Block, Prosecutor's Office, Durrës Road |
102,000 | 121,200 1,257 EUR/m² |
+19% |
| Zone 11/2 | Ferluti, Former Tirana Factory, FIAT, Laprakë |
75,000 | 103,500 1,073 EUR/m² |
+38% |
| Zone 1/2 | Poligrafiku, Shkoza, Autotraktorët, Sauk |
78,000 | 97,200 1,008 EUR/m² |
+25% |
| Zone 3/1 | Xhamllëku, Bardhyl Road, Zhan Dark Boulevard |
77,000 | 98,500 1,022 EUR/m² |
+28% |
| Zone 4/1 | Hospital Complex, Oxhaku, New Allias |
70,000 | 95,900 994 EUR/m² |
+37% |
| Zone 4/2 | Allias, May 5th Road, Bregu i Lumit |
60,000 | 95,300 988 EUR/m² |
+58% |
| Zone 2/3 | Foreign Ministry, Ambulance no.1, Bërryli |
95,000 | 110,600 1,147 EUR/m² |
+17% |
| Zone 9/3 | Don Bosko, Shoe Factory, Siri Kodra Road |
77,000 | 113,850 1,181 EUR/m² |
+46% |
| Zone 11/1 | Zogu i Zi, Former Party School |
87,000 | 113,000 1,172 EUR/m² |
+30% |
| Zone 11/3 | Laprakë, Customs Directorate, Military Hospital |
70,000 | 93,600 971 EUR/m² |
+25% |
| Zone 3/2 | Porcelani, Kinostudio, Hoxha Tahsim Road |
60,000 | 86,300 895 EUR/m² |
+44% |
| Zone 2/5 | Student City, Economic Faculty, Selitë |
80,000 | 85,700 889 EUR/m² |
+7% |
| Zone 8/3 | Industrial Market, Ajka Factory, Dinamo Factory |
72,000 | 89,900 932 EUR/m² |
+25% |
| Zone 6 | Kombinati, Vaqar, Selitë, Yzberisht, Sharrë Lowest price zone in Tirana |
65,000 | 81,700 847 EUR/m² |
+26% |
| Zone 2/4 | Ballet School, American Embassy |
110,000 | 120,300 1,247 EUR/m² |
+9% |
| Zone 1/1 | Ali Demi Cinema, Sports Field, Shkozë |
97,700 | 102,800 1,066 EUR/m² |
+5% |
Source: DCM dated July 2023, Ministry of Finance and Economy. Note: Full table contains 32 zones. Tirana prices were not revalued with 2025 DCM.
Reference Prices by Cities and Districts 2026
New prices according to DCM 2025, effective from January 1, 2026 for all districts (except Tirana municipality). Cadastral zones increase from 65 to 119 - the largest historical increase.
Reference Prices in Durrës 2026
Durrës has the largest historical increase in the country: zone 13 (port, Durrës Yachts Marina) goes from 67,500 to 200,000 Lek/m² - 196% increase. The previous price was a single price (67,500) for the entire city.
Durrës - Historic Increase 2026
The Durrës Yachts Marina project and the strategic position of the port have brought zone 13 to 200,000 Lek/m². 13 new zones replace the previous single price.
| Zone | Description / Neighborhoods | New Price 2026 | EUR/m² | Old Price |
|---|---|---|---|---|
| Zone 13 | Port of Durrës, Durrës Yachts Marina Kushner Affinity Partners 1.4 billion EUR project in the region | 200,000 | 2,074 EUR/m² | 67,500 (+196%) |
| Zone 6 | Vollga, Durrës Beach | 140,000 | 1,452 EUR/m² | 67,500 (+107%) |
| Zone 1 | City Center, Neighborhood 1 | 124,000 | 1,286 EUR/m² | 67,500 (+84%) |
| Zone 10 | Neighborhood 13, Beach Zone | 100,000 | 1,037 EUR/m² | 67,500 (+48%) |
| Zone 7 | Southern Central Zone | 90,000 | 933 EUR/m² | 67,500 (+33%) |
| Zone 2 | Shkëmbi i Kavajës | 88,000 | 913 EUR/m² | 67,500 (+30%) |
| Zone 3 | Neighborhood 2 | 82,000 | 850 EUR/m² | 67,500 (+21%) |
| Zone 11 | Western Zone | 81,000 | 840 EUR/m² | 67,500 (+20%) |
| Zone 4 | Neighborhood 3, Northern Zone | 78,000 | 809 EUR/m² | 67,500 (+16%) |
| Zone 5 | Southern City Zone | 77,000 | 799 EUR/m² | 67,500 (+14%) |
| Zone 12 | Industrial Zone | 68,000 | 705 EUR/m² | 67,500 (+1%) |
| Zone 9 | Northern Peripheral Zone | 50,000 | 519 EUR/m² | 67,500 (-26%) |
| Zone 8 | Southern Peripheral Zone | 45,000 | 467 EUR/m² | 67,500 (-33%) |
Source: Ministry of Finance Draft Decision, July 2025. Effective date: January 1, 2026. Exchange rate: 1 EUR = 96.47 ALL.
Reference Prices in Vlorë 2026
Vlorë moves from single price (61,800 Lek/m²) to 7 different zones. Sazan Island, with the Kushner Affinity Partners project, gets the record price of 200,000 Lek/m². Lungomare goes to 140,000 Lek/m².
Vlorë - Riviera and Sazan Become More Expensive
7 new zones. Increase up to 127% for the center. Sazan Island, a new zone, is valued as a luxury market with international potential.
| Zone | Description | 2026 Price | EUR/m² | Increase vs 2019 |
|---|---|---|---|---|
| Zone 7 | Sazan Island Affinity Partners Project (Jared Kushner) 1.4 billion EUR - luxury resort | 200,000 | 2,074 EUR/m² | +223% (new addition) |
| Zone 1 | Lungomare, Vlorë Center Main tourist and central zone | 140,000 | 1,452 EUR/m² | From 61,800 (+127%) |
| Zone 5 | Radhimë | 90,000 | 933 EUR/m² | +45.6% |
| Zone 3 | Southern City Zone | 75,000 | 778 EUR/m² | +21.4% |
| Zone 2 | Western City Zone | 68,000 | 705 EUR/m² | +10.1% |
| Zone 4 | Northern Zone / Periphery | 65,000 | 674 EUR/m² | +5.2% |
| Zone 6 | Orikum | 61,000 | 633 EUR/m² | ~0% |
Source: Ministry of Finance Draft Decision, July 2025. Effective date: January 1, 2026. Exchange rate: 1 EUR = 96.47 ALL.
Reference Prices in Himarë 2026
Himarë has the highest proportional increase on the southern coast: zone 1 goes from 58,000 to 140,000 Lek/m² - 141% increase. Divided into 5 zones, reflecting major price differences between coast and mountains.
Himarë - Southern Riviera Becomes More Expensive
5 new zones. The southern Albanian coast is considered among the areas with the highest tourism potential in the Balkans. Zone 1 now qualifies at the level of Greece and Croatia.
| Zone | Description | 2026 Price | EUR/m² | Change |
|---|---|---|---|---|
| Zone 1 | Main Himarë Coast Most famous beaches of the Riviera - Himara, Palasa, Borsh | 140,000 | 1,452 EUR/m² | From 58,000 (+141%) |
| Zone 2 | Himarë City Center | 100,000 | 1,037 EUR/m² | +72% |
| Zone 3 | Southern Coastal Zone | 81,000 | 840 EUR/m² | +40% |
| Zone 4 | Mountain Zone / Hinterland | 46,000 | 477 EUR/m² | New zone |
| Zone 5 | Rural Peripheral Zone | 45,000 | 467 EUR/m² | New zone |
Source: Ministry of Finance Draft Decision, July 2025. Effective date: January 1, 2026. Exchange rate: 1 EUR = 96.47 ALL.
Reference Prices in Sarandë 2026
Sarandë is now divided into 5 zones. The previous price was 56,000 Lek/m² for the entire city. Zone 1 (main coast) goes to 86,000 Lek/m². Villages receive price equal to the old city price.
Sarandë - Gateway to the Southern Riviera
5 new zones. Facing Corfu - the Greek island - gives Sarandë a unique geographic position. About 15 min by boat from Corfu, Sarandë attracts European investments.
| Zone | Description | 2026 Price | EUR/m² | Note |
|---|---|---|---|---|
| Zone 1 | Main Coast, Center Most frequented tourist zones - view of Corfu | 86,000 | 892 EUR/m² | From 56,000 (+53%) |
| Zone 2 | Northern City Zone | 75,000 | 778 EUR/m² | +34% |
| Zone 3 | Southern Zone / Ksamil | 70,000 | 726 EUR/m² | +25% |
| Zone 4 | Mountain Zone | 62,000 | 643 EUR/m² | +10.7% |
| Zone 5 | Peripheral Villages Equalized with current city price | 56,000 | 581 EUR/m² | New zone |
Source: Ministry of Finance Draft Decision, July 2025. Effective date: January 1, 2026. Exchange rate: 1 EUR = 96.47 ALL.
Reference Prices in Kamëz 2026
Kamëz, a suburban municipality of Tirana with about 160,000 inhabitants, moves from 52,000 to 72,000 Lek/m² - 44% increase from 2019. Building tax for a family with 60m² apartment increases from 1,560 to 2,250 Lek/year.
Kamëz - Growing Suburb of Tirana
Kamëz has had rapid population growth in the last 20 years. The new price reflects urbanization and infrastructure development. Single price for the entire municipality.
| Municipality | Old Price (2019) | New Price 2026 | EUR/m² | Increase | Tax 60m² / year |
|---|---|---|---|---|---|
Kamëz Northern suburban municipality of Tirana | 52,000 Lek/m² | 72,000 | 747 EUR/m² | +44% | 2,160 Lek/year |
Source: Ministry of Finance Draft Decision, July 2025. Effective date: January 1, 2026. Exchange rate: 1 EUR = 96.47 ALL.
What Reference Prices Tell Us About the Albanian Market
Reference figures are not just fiscal numbers - they reflect the flow of the economy, migrations, investments, and urban development. Here's what's behind them.
Fiscal Price vs. Real Price
In Tirana's Ish-Blloku, the reference price is 228,400 Lek/m² (around 2,368 EUR/m²). The real market price for new apartments exceeds 4,000-6,000 EUR/m². This means the fiscal price remains 40-60% below reality - which is why the 2026 revaluation is so important for property owners.
Albanian Coast Compared to Neighbors
The reference price in Himarë (1,452 EUR/m²) and Sarandë (892 EUR/m²) remains 3-5 times lower than reference prices in Greek islands like Corfu or Zakynthos. With Albania's EU accession anticipated, the difference is expected to decrease significantly in the coming decade.
Tirana and the New Ring Road Effect
Zone 7/4 (New Ring Road, former Aviation Field) has the highest increase in Tirana - +76% from 2018. This reflects the urban transformation of the new ring road, which has built 15-30 story buildings in just a few years. In 2023, the reference price (114,300 Lek/m²) remains well below market price (2,000-3,000 EUR/m²).
Zones with Low Increase - Where Opportunities Remain?
Zone 2/5 (Student City) increased only 7% from 2018 to 2023, remaining at 85,700 Lek/m². This shows the zone has fallen behind the development wave. For buyers on a limited budget, zones with historically low increases - Gjirokastër (48,600), Berat (52,200), Shëngjin (49,200) - offer accessible prices with long-term growth potential.
Why Foreign Investors Look at Reference Price
For foreign investors, the reference price is important because it shows the minimum tax burden. An apartment in Sarandë with real price of 150,000 EUR may have reference price of 56,000 EUR - the transfer tax (2%) is calculated on the real sale price, giving transfer cost of around 3,000 EUR. Low compared to Western Europe.
Reference Price and Rent
The tax on rent is 15% of gross income and is not based on reference price - it's based on the actual declared rent. But from 2026, fiscal controls will intensify using the new reference prices as a benchmark to detect rent under-declaration. This will increase transparency in the rental market.
How Reference Prices Evolved 2018-2026
Three key records (2018-2019, 2023 for Tirana, 2026 for districts) show the path of fiscal reform and real estate market growth.
DCM no. 132, dated 7.3.2018 - The Base
This decision set reference prices for all districts with single price per city. Durrës: 67,500 Lek/m². Vlorë: 61,800 Lek/m². Kamëz: 52,000 Lek/m². Prices remained frozen for years even though the market had changed.
Tirana Reform - 32 Cadastral Zones
The government carried out the first major reform: Tirana divided into 32 cadastral zones, replacing the single price. Average increase was 30.8%. Highest price: 228,400 Lek/m² (Ish-Blloku). Lowest price: 81,700 Lek/m² (Kombinati/Sharrë). Record increase: +76% in New Ring Road.
New Draft Decision - 119 National Zones
The Ministry of Finance publishes the draft law with 119 cadastral zones for all districts. For the first time, prices change within the same city according to neighborhood. The new methodology is based on market surveys, not declared transactions. Most significant changes: Adriatic and Ionian coast.
Effective Date - Full Reform
New prices officially come into effect. From 65 to 119-176 zones (final version still under review). For the first time, rural areas receive specific fiscal prices. Building taxes automatically increase. Highest national price: 228,400 Lek/m² (Tirana, Ish-Blloku) and 200,000 Lek/m² (Durrës zone 13, Vlorë/Sazan).
Reference Prices for All Cities of Albania
Consolidated values for main cities: prices approved in 2023 for cities and new 2026 prices for districts.
Sources: DCM Ministry of Finance July 2025 (2026 prices) and DCM July 2023 (Tirana prices). Exchange rate: 1 EUR = 96.47 ALL.
Everything About Reference Price
Answers to the most common questions from buyers, sellers, and investors.
Have Questions About Your Property?
The Consul team helps you understand your property's value, how the new reference prices affect you, and what your fiscal obligations are.
