Demolitions on the southern coast: how not to buy an unpermitted property in Ksamil, Sarandë or Himarë

In August and September 2026, the bulldozers of Albania's National Inspectorate for the Protection of the Territory (IKMT) were at work in some of the most sought-after places on the southern coast: Karaburun, Sarandë, Borsh and Llaman. On 22 September a court in Sarandë also seized a five-storey hotel in Ksamil, allegedly built without a permit. For buyers, especially those buying from abroad or off-plan, the message is clear: an apartment, villa or hotel room without a proper permit can end up demolished, confiscated or tied up in court. Here is what happened and how to protect yourself.

Cover photo: Youssef Mubarak / Unsplash

What happened in August and September

After the demolition in Sarandë, IKMT chief inspector Afrim Qëndro said that "every investment in unpermitted structures is money wasted" and that anyone building without a permit will be punished according to the law (Bulevard, 27 August 2026). After the action in Borsh, IKMT warned that interventions will continue throughout the country and urged builders to obtain permits before they build (Gazeta Shqiptare, 19 September 2026).

The Ksamil case is different because it is criminal. According to Bulevard, at the request of the Sarandë prosecutor's office, the court ordered the seizure of the hotel and of another single-storey structure of 52.2 m², in criminal proceeding no. 522/2025 for illegal construction (Article 199/a of the Criminal Code) and abuse of office (Article 248). A person with the initials K.P. was placed under house arrest. Prosecutors said the investigation continues and that the measures are not a final ruling on guilt.

Photo: Piotrus / Wikimedia Commons, CC BY-SA 3.0

How big the problem is

IKMT's report for 2025 gives an idea of the scale of enforcement: 7,306 inspections, 447 decisions on illegal construction and 297 decisions to demolish or suspend works (Bulevard, 27 March 2026).

The rules have also been tightened on paper. The October 2025 normative act, according to Shqiptarja, provides that an administrative or court appeal does not suspend a demolition or confiscation; that offending builders go on a "blacklist" and cannot get permits for 5 years; that a permit lapses if works do not start within one year; and that buildings exceeding their permit by 2–10% are partly confiscated, while those exceeding it by more than 10% are fully confiscated or demolished. The cost of demolition and removing the rubble is charged to the owner.

IKMT decisions on illegal construction in 2025

447

Decisions to demolish or suspend works in 2025

297

Permit ban for offenders on the "blacklist"

5 years

Permit overrun that leads to full confiscation or demolition

>10%

Why it matters to you as a buyer

When a building is demolished or confiscated, the loss does not fall only on the developer. A buyer who has paid a deposit, or bought an apartment on a floor added without a permit, can end up with no property and years of chasing the developer in court. This applies in particular to:

• extra floors above the permit: if the overrun is above 10%, the new rule provides for confiscation or demolition;
• villas and beach structures in places such as Borsh, Llaman or Karaburun, where building without permits has been common;
• hotel units or holiday-let apartments sold as investments, because a seized hotel earns nothing;
• projects that ask for large payments before a permit exists, as we explained in our article on buying off-plan.

Photo: JonaSali29 / Wikimedia Commons, CC BY-SA 4.0

How to check a property before you pay

If you are looking for property in the south, start with listings that have full documents in properties for sale and work out the full costs with our buying costs calculator. Buying from abroad? See our guide for buyers abroad.

Sources

• Euronews Albania: IKMT to demolish a building in Karaburun (in Albanian), 12 August 2026
• Bulevard: IKMT demolishes unpermitted construction in Sarandë (in Albanian), 27 August 2026
• Gazeta Shqiptare: Unpermitted buildings in Borsh and Llaman, IKMT demolishes several structures (in Albanian), 19 September 2026
• Bulevard: Luxury hotel in Ksamil seized (in Albanian), 22 September 2026
• Bulevard: IKMT's 2025 report (in Albanian), 27 March 2026
• Shqiptarja: Normative act against unpermitted construction (in Albanian), 7 October 2025
• AZHT: Online building permits, e-Leje service (in Albanian)