Albania Inheritance & Gift Tax: What Foreigners Need to Know

Albania has one of the most favorable inheritance tax regimes in Europe. The headline: direct family transfers are effectively untaxed.

Under Albanian law, inheritance is governed primarily by the Civil Code of Albania (Kodi Civil, Law No. 7850/1994), while the tax treatment falls under the personal income tax law, Law No. 29/2023 "On Income Tax" as amended. This is a national income tax, not a local municipal tax. The key principle:

• Inheritance between spouses, children, parents, siblings, and grandparents/grandchildren (first- and second-line relatives): Fully exempt (0%). Transfers of assets — including property, bank accounts, businesses, and personal property — between these family members are exempt from tax.
• Inheritance by all other recipients: Subject to a flat 15% income tax, with a per-taxpayer exemption of up to ALL 5,000,000 for immovable property and up to ALL 1,000,000 for movable property.

This is a significant advantage compared to many European countries where inheritance taxes can reach 30–55% (France, Germany, Belgium). For expats and foreigners who have accumulated assets in Albania — particularly real estate — the tax treatment of transfers to children and spouses is exceptionally favorable.

However, "no inheritance tax" does not mean "no costs." There are administrative fees, notarial costs, property transfer taxes, and legal requirements that must be navigated. The rest of this guide covers the details.

Albanian succession law follows the civil law tradition, meaning it includes forced heirship rules that limit how freely you can distribute your estate. Understanding this framework is essential for foreigners with assets in Albania.

Intestate succession (no will):

When a person dies without a valid will, Albanian law distributes the estate in this order:

1. First order: Spouse and children share equally. The surviving spouse receives at least one-quarter of the estate, with the remainder divided equally among children.
2. Second order: If no children, the spouse and the deceased's parents inherit.
3. Third order: If no spouse, children, or parents, siblings and their descendants inherit.
4. Further orders: More distant relatives, up to the sixth degree of kinship.
5. Final: If no heirs exist, the estate passes to the Albanian state.

Testamentary succession (with a will):

Albanian law recognizes wills, but with important restrictions. The forced heirship (trashëgimi e detyruar) rules reserve a minimum share for close family members that cannot be overridden by a will:

• Children: Entitled to at least one-half of what they would have inherited under intestate succession
• Spouse: Entitled to at least one-half of their intestate share
• Parents: Entitled to at least one-third of their intestate share (if there are no children)

The freely disposable portion — what you can leave to anyone you choose — is whatever remains after the forced heirship shares are reserved.

For foreigners: Albania is not a signatory to the Hague Convention on the Law Applicable to Succession (1989), but Albanian private international law generally applies the law of the deceased's nationality to succession matters involving foreign nationals. This means a German citizen who dies owning property in Albania may have German succession law applied to the distribution. However, the practical application can be complex, and disputes between Albanian property registration law and foreign succession law do occur. If you own property in Albania and are a foreign national, creating an Albanian will that specifically addresses your Albanian assets is strongly recommended.

While there is no national inheritance tax on direct family transfers, property transfers trigger specific taxes and fees that must be paid to complete the registration of inherited real estate.

Taxes and fees on inherited property:

• Registration tax: A nominal fee paid to the ASHK (Agjencia Shtetërore e Kadastrës) — the State Cadastre Agency — for updating the property title. This is a fixed administrative fee, typically ALL 1,000–2,000 (~EUR 10–21).
• Notarial fees: The notary who processes the inheritance deed charges fees based on the declared value of the property. Notarial fees typically range from ALL 20,000–100,000 (~EUR 210–1,050) depending on property value and complexity.
• Income tax on transfers to non-exempt recipients: Transfers between first- and second-line relatives (spouse, children, parents, siblings, grandparents/grandchildren) are fully exempt. For transfers to any other recipient, a flat 15% income tax applies under Law 29/2023, after a per-taxpayer exemption of up to ALL 5,000,000 for immovable property.
• Property revaluation differential: If the property was acquired at a historical cadastral value significantly below current market value, the heir may face a tax on the difference when eventually selling. Albania has conducted several property revaluation exercises, and the applicable base value for capital gains purposes depends on when and how the property was initially registered.

Process for transferring inherited property:

1. Obtain the death certificate (certifikatë vdekje) — for deaths outside Albania, this must be apostilled/legalized and translated into Albanian
2. Obtain a certificate of inheritance (dëshmi trashëgimie) from the Albanian court or, if undisputed, from a notary. This document identifies the legal heirs.
3. All heirs must agree to the distribution (or the court must decide)
4. Execute the inheritance deed (akt trashëgimie) at a notary
5. Register the new ownership with ASHK (the Cadastre)

The total process for uncontested property inheritance takes 2–4 months when all documents are in order.

Gifts (donations) during your lifetime are treated differently from inheritance under Albanian law. The tax treatment depends on what is being gifted and to whom.

Gifts of real property:

Donating real estate in Albania requires a notarized donation deed (akt dhurimi) and registration with the Cadastre (ASHK). The tax treatment:

• Gifts to spouse, children, parents, siblings, grandparents/grandchildren (first- and second-line relatives): Fully exempt from income tax, subject only to the registration fee and notarial costs (same as inheritance, approximately ALL 20,000–100,000).
• Gifts to all other recipients: Subject to a flat 15% income tax under Law 29/2023, after a per-taxpayer exemption of up to ALL 5,000,000 for immovable property and up to ALL 1,000,000 for movable property.

Gifts of money and movable property:

• Cash gifts between family members: Not subject to gift tax per se, but large transfers may trigger anti-money laundering (AML) reporting requirements. Bank transfers over ALL 1,000,000 (~EUR 10,500) may require documentation of the source and purpose.
• Gifts of business interests (Sh.p.k. shares): The transfer of Sh.p.k. shares via donation is subject to registration at the QKB and may trigger capital gains tax on the deemed value of the shares. Direct family transfers are generally more favorably treated.

Important consideration for foreigners: If you are a tax resident of Albania and receive a gift from abroad, the gift is generally not subject to Albanian income tax if it comes from a direct family member. However, you must be able to document the familial relationship and the source of funds. For banking purposes, Albanian banks will require documentation for any large incoming transfer classified as a gift.

The intersection of Albanian inheritance/gift rules with foreign residency creates several specific situations that foreigners need to navigate:

Non-resident inheriting Albanian property:

A foreign national who is not resident in Albania can inherit property in Albania, but with restrictions. Under Law No. 7980/1995 "On the Sale and Purchase of Building Land" and subsequent amendments, foreigners cannot directly own agricultural land in Albania. However, foreigners can own:

• Apartments and buildings (residential and commercial)
• Building land in urban areas (if developed or designated for development)
• Property through an Albanian-registered company (Sh.p.k.)

If a foreigner inherits agricultural land, they may need to sell it within a reasonable period or transfer ownership to an Albanian entity.

Dual nationals (Albanian and foreign):

Albania recognizes dual citizenship. If you hold both Albanian and foreign citizenship, Albanian law treats you as an Albanian citizen for property purposes, removing the foreign ownership restrictions on agricultural land.

Conflict of laws:

When the deceased was a foreign national, Albanian courts generally apply the national law of the deceased to determine succession rights. This means:

• A British citizen who dies with Albanian property: British succession law determines who inherits (no forced heirship in English law)
• A French citizen who dies with Albanian property: French succession law applies (with its own forced heirship rules)
• However, the Albanian Cadastre and property registration system requires compliance with Albanian procedural rules regardless of which substantive law applies

Double taxation treaties:

Albania has signed double taxation treaties with over 40 countries. Most of these treaties include provisions on the taxation of capital gains and property income, but few specifically address inheritance or gift taxes (because Albania does not have a standalone inheritance tax). If your home country has an inheritance tax (e.g., UK, France, Germany), you may still owe inheritance tax in your home country on Albanian assets. The Albanian-side costs (transfer taxes, notarial fees) are generally not creditable against foreign inheritance tax, though this depends on the specific treaty and your home country's rules.

Proactive planning can save your heirs months of administrative work and significant costs. Here is what we recommend for foreign nationals with assets in Albania:

1. Create an Albanian will for Albanian assets

Even if you have a will in your home country, a separate Albanian will (testament) specifically addressing your Albanian assets avoids conflicts between legal systems. The Albanian will should:

• Be drafted in Albanian (or bilingual) by a qualified Albanian notary or lawyer
• Specifically identify all Albanian assets (property addresses, bank accounts, Sh.p.k. shares)
• Clearly state it covers only Albanian assets and does not revoke your home-country will
• Comply with Albanian formality requirements (witnessed, notarized, registered with the Central Notarial Archive)

2. Register property correctly

Ensure all property at the Cadastre (ASHK) is registered in the correct name(s). Joint ownership between spouses should be clearly documented. If property was purchased during marriage, Albanian family law may presume co-ownership regardless of whose name appears on the title.

3. Document everything

Your heirs will need to produce: your death certificate (apostilled), proof of family relationship (birth certificates, marriage certificate — apostilled), and any Albanian will. Ensure these documents are accessible and that at least one trusted person knows where they are.

4. Consider lifetime transfers

Given the favorable tax treatment of gifts between direct family members, transferring property to children during your lifetime may simplify their future administration and eliminate the probate process entirely. This is particularly relevant for older property owners. Consult both an Albanian notary and an advisor in your home country to understand the cross-border tax implications.

5. Sh.p.k. ownership structure

If you hold significant Albanian assets (multiple properties, business interests), structuring ownership through an Sh.p.k. can simplify succession. Sh.p.k. shares are easier to transfer than individual property titles, and the Sh.p.k. structure provides liability protection and operational continuity.

6. Appoint an Albanian representative

If you are not permanently resident in Albania, grant a power of attorney (prokurë) to a trusted Albanian representative — your accountant, lawyer, or a reliable local contact — who can act on behalf of your estate in the event of your death. This avoids significant delays caused by the need for heirs abroad to travel to Albania for every administrative step.

Whether you are an expat living in Tirana, a foreign investor with Albanian property, or an Albanian dual national living abroad, these are the concrete steps to take:

If you own property in Albania:

1. Verify your property is correctly registered at the Cadastre (ASHK) — request a certifikatë pronësie (ownership certificate)
2. Create or update an Albanian will with a qualified notary
3. Document the acquisition cost and any improvements for future capital gains calculations
4. Inform your heirs about the property and where the documents are kept

If you are inheriting Albanian assets:

1. Obtain the death certificate and have it apostilled/legalized for use in Albania
2. Gather all family relationship documents (birth certificates, marriage certificates) — apostilled and translated into Albanian by a certified translator
3. Engage an Albanian lawyer or notary to obtain the certificate of inheritance (dëshmi trashëgimie)
4. File for property transfer at the Cadastre with all required documentation
5. Notify Albanian banks holding accounts in the deceased's name — they will freeze the accounts until inheritance documentation is provided

If you are planning a gift/donation:

1. Consult your accountant in Albania about the tax implications of the specific transfer
2. Check the tax implications in your home country — many countries tax gifts made by their residents/citizens regardless of where the assets are located
3. Execute the donation deed at an Albanian notary
4. Register the transfer at the Cadastre (for property) or QKB (for business interests)

Inheritance and succession matters invariably involve both Albanian law and the law of the foreigner's home country. Understanding the cost of professional accounting support in Albania helps you budget for this process. We coordinate with international tax advisors and Albanian legal professionals to ensure our clients' succession planning covers both sides. Contact us for a consultation to review your specific situation.

Disclaimer: The information in this article is provided for general informational purposes only and does not constitute legal, tax, or financial advice. Cross-border tax structuring requires professional analysis of your specific circumstances. We recommend consulting with a qualified tax advisor before making decisions based on this content.