KI Survey: Registration of new constructions, the most problematic service in the Cadastre

The final registration of new constructions, procedures for merging or dividing properties, and online verification of the legal status of ownership are the services that create the most difficulties for businesses in relation to the State Cadastre Agency (ASHK), according to the latest report by the Investment Council "Legal Security of Property: Progress and Challenges".

From the survey conducted with businesses, the final registration of new constructions results in the most problematic service, followed by the registration of the merger or division of assets, online verification of the legal status of ownership, registration of construction permits, and issuance of ownership certificates.

On the other hand, procedures such as registering lease contracts, sales contracts or mortgages are considered less problematic by the private sector (see chart).

According to the report, the first two services are characterized by complex procedures, many administrative steps and the need for constant data synchronization, making them more exposed to delays and inconsistencies. While online verification is mainly related to limitations in digitalization and access to cadastral data.

The report notes that, although the Cadastral reform has brought significant progress in recent years, inherited ownership issues continue to affect the investment climate.

The Investment Council recalls that legal security of property is considered one of the basic conditions for economic growth, attracting investment, access to credit and the development of the real estate market.

However, overlapping property titles, incomplete registrations, and fragmented historical documentation continue to create uncertainty for businesses and investors.

The report highlights that Albania has made significant progress in digitalizing the system. All cadastral services have been provided online through the e-Albania platform since 2020, while the Digital Cadastre Center has been established and data has been integrated with the civil registry and notary systems. The use of new technologies has also been expanded and accelerated services have been provided to users.

However, businesses assess that the benefits of digitalization have not been fully reflected in practice. A significant portion of them require broader access to cadastral data.

According to the survey, 46% of companies believe that in addition to notaries, other actors such as banks and real estate brokers should have access to the ASHK database, with the owner's approval, to verify the property's status in advance.

One of the most prominent problems is the repeated payment of fees. Around 61% of companies declare that they have paid more than once for the same cadastral service.

More worrying is the fact that 84% of these cases are related to problems that businesses attribute to the ASA itself, including unclear information, additional documentation requirements after application, and procedural changes during the process.

The report also highlights that the procedures are not perceived equally by all users. While notaries and professionals in the field consider the processes relatively simple, 38% of other businesses report that the procedures are difficult to follow and require assistance from experts.

Property issues are also directly affecting investments. According to the survey, 61% of companies report that they have experienced delays or have not been able to realize planned investments due to property registration processes or inaccuracies in the documentation provided by the ASHK. In many cases, uncertainty over property titles makes it difficult to use property as collateral or advance new investment projects.

The report estimates that although 91.5% of cadastral areas have completed the initial registration and about 90% of manual registers have been digitized, the process is not yet fully completed. By March 2026, over 450,000 registers remained to be digitized and 259 cadastral areas to be registered, which continues to create gaps in the legal security of property.

In conclusion, the Investment Council identifies seven priority areas for intervention: increasing access to the digital cadastre, standardizing procedures and checklists, monitoring service performance, strengthening transparency and accountability, improving the quality of property data, inter-institutional coordination, and better aligning administrative land prices with market reality.

Key recommendations include expanding access to cadastral data for other professional sectors, publishing the fee methodology, improving communication with users, standardizing documentation, and more rigorous implementation of integrity and anti-corruption measures in the ASA.

The report was prepared by the Secretariat of the Investment Council and is based on an online survey conducted in March 2026 with 146 randomly selected businesses, completed anonymously, as well as in consultations with the Albanian Investment Council, business organizations, experts and other public and private institutions./ Monitor.al