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Real Estate Tokenization
in Albania

Albania is one of the first European countries to adopt dedicated crypto legislation, combining dedicated DLT law for issuance of VASPs, a new co-ownership register, and high-level government support for tokenization pilots

  • Law on Digital Ledger Technology (DLT) in force since 2020

  • New Co-Ownership Law (2025) digitizing property records

  • Government-endorsed tokenization pilots (T-Blocks, Heritage)

  • EU-compatible fund for cross-border investors

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  • Law on Digital Ledger Technology (DLT) in force since 2020

  • New Co-Ownership Law (2025) digitizing property records

  • Government-endorsed tokenization pilots (T-Blocks, Heritage)

  • EU-compatible fund for cross-border investors

About

Why Albania is Attractive for Tokenization

Crypto activities are officially recognized as licensed financial services under the competent authorities of AFSA (Albanian Financial Supervisory Authority) and NAIS/AKSHI (National Agency for Information Society).

Government endorsement

High-level support for tokenization initiatives, including T-Blocks’ €500m pipeline

Legal foundation

DLT Law 66/2020 creates a regulatory base for digital assets and security tokens

Property digitization

2025 Co-Ownership Law mandates municipal e-registers, modernizing governance

Cross-border routes

EU fund (Luxembourg RAIF, ELTIF 2.0) allow diaspora and foreign investors to participate

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Tokenization Routes

Possible Routes for Tokenizing Property
in Albania

Local STO route (Law 66/2020)

EU fund (Luxembourg, etc.)

Offshore issuer + geo-block Albania

  • Local STO route (Law 66/2020)

    Issue security tokens via AFSA authorization + DT Agent.
    Custody by licensed wallet provider; AML aligned with EU rules.
    Listing only on Category C DLT Exchanges (once operational).

  • EU fund (Luxembourg, etc.)

    Hold Albanian real estate in local SPV.
    Issue tokenized units/notes through an EU vehicle.
    Used by T-Blocks; scalable, attractive to diaspora.

  • Offshore issuer + geo-block Albania

    Offshore tokens referencing Albanian assets.
    Must exclude Albanian marketing to avoid Law 66/2020 triggers.

Real cases

Implemented Market Examples

  • Heritage (Vlorë apartment)

    In 2023, Heritage completed Albania’s first tokenized real estate deal: a seaside apartment in Vlorë worth ~€60,000 was fractionalized, with 32 investors participating. This small-scale project proved feasibility for retail tokenization in the country.

  • T-Blocks (Tirana pipeline)

    In 2025, the T-Blocks initiative was launched with government endorsement and Luxembourg fund backing. It aims to tokenize up to €500 million of real estate developments, starting with Tirana projects. This marks Albania’s shift toward institutional-scale tokenization.

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Solution

The Solution with Tokenizer.Estate

Funding in Weeks, Not Months

Launch token offerings in 1–2 weeks instead of waiting 6–12 months with banks

Global Investor Pool

Reach thousands of international investors with fractional entry points starting at $100

Dynamic Pricing & Incentives

Stage token prices across development phases to maximize returns and reward early backers

Compliance Built-In

Legal frameworks aligned with EU (MiFID II), UAE (VARA), and other jurisdictions

Full Control

Manage token supply, smart contracts, and investor data from a single dashboard

Use cases

Solutions Designed for Your Success

We support everyone from Real estate owner to Sovereign Funds

FAQ

Frequently asked questions

  • Is tokenization legal in Albania?

    Yes. The DLT Law provides a framework for security tokens; AFSA regulates STOs.

  • Do tokens replace land registry entries?

    No. Title transfer remains at cadastre; tokens represent SPV/fund interests.

  • What is the role of ALREG?

    ALREG registers dematerialized shares/notes, which can then be mirrored as tokens.

  • Can foreign funds invest in Albanian assets?

    Yes. EU funds (e.g., Luxembourg RAIF) are already being used.

See our full FAQ page for more details

Adopted for

Global Jurisdictional Coverage

Every market has its own rules. We’ve already built the structures to make tokenization work — from Europe to Asia to the Middle East. Launch with confidence, wherever your investors are

Last updated: 2025-10-01

The information on this page is for general informational purposes only and does not constitute legal, financial, investment, or tax advice.
Tokenizer.Estate provides a platform for real estate tokenization and connects you with licensed local partners, but we do not provide legal or regulatory guidance.
Please consult qualified professionals in your jurisdiction before making any investment or tokenization decisions.

Sources & References

  1. AFSA (AMF) – DLT Law & regulations: https://amf.gov.al/
  2. ALREG – Albanian Securities Register: https://alreg.com.al/
  3. Bank of Albania – Statements & payment regulations: https://bankofalbania.org/
  4. Co-Ownership in Buildings Law (2025): https://qeverisjavendore.gov.al/
  5. IntelliNews (Heritage case): https://intellinews.com/
  6. SeeNews (Heritage coverage): https://seenews.com/
  7. BusinessMag Albania (legal coverage): https://businessmag.al/

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