Tirana is undergoing a dramatic transformation. Once a city marked by the austerity of its communist past, the Albanian capital is now attracting international architectural stars and investment, fueled by a government vision of a futuristic metropolis. But this rapid development is not without its tensions. While architects celebrate a new era of creative freedom, residents grapple with soaring property prices, and opposition parties raise concerns about illicit financial flows and potential corruption underpinning the building boom.
The most visible symbol of this change is perhaps the “Big Brother” tower, a 135-meter structure rising behind the Tirana International Hotel. As architect Andi Efthemi explained in a recent interview, the tower, along with a smaller adjacent building, is intended to be “a strong vertical landmark in the center of Tirana.” The building, officially an Intercontinental Hotel currently under construction, is a collaboration between Atelier 4, Efthemi’s firm, and the German studio Bolles and Wilson. It represents, Efthemi says, “a new expression of the phase of urban maturation that Tirana, and Albania as a whole, is experiencing.”
This isn’t an isolated project. Across Tirana, luxury hotels, residential complexes, and public spaces are reshaping the city’s skyline. Since the fall of the communist regime in 1991, Tirana has been in a state of constant evolution, but the pace has accelerated in recent years, drawing architects from around the globe. Efthemi describes the current architectural climate as an intense “football championship,” with international firms encouraged to contribute their expertise to a rapidly changing capital.
However, not everyone shares this optimistic view. Doriana Musai, a lecturer in urban planning, argues that the construction boom is largely cosmetic, benefiting visitors and investors rather than long-term residents. “It’s a façade, a simple makeup for visitors, but these constructions do not benefit those who live here,” she said. Musai similarly points to critical infrastructure deficits, noting that Tirana still struggles with reliable access to potable water and adequate sewage treatment, even as new luxury developments proliferate.
The surge in construction has also driven up property prices dramatically. According to reports, prices have increased by more than 30% in 2025, reaching as high as €4,500 per square meter. Real estate agents like Fjordi Subashi attribute this increase to strong foreign demand. “The demand is very high, higher than the supply,” Subashi stated, adding that buyers come from a variety of nationalities, fueling the construction frenzy.
A City Remade, and Questions Raised
The Albanian government, led by Prime Minister Edi Rama, who has been in power since 2013, has made urban development a central pillar of its policy. Rama has even taken a direct role in selecting the architects tasked with transforming Tirana. This level of involvement, however, has drawn criticism from opposition parties, who accuse Rama of turning a blind eye to the potentially illicit origins of some of the investment flowing into the construction sector.
Adriatik Llapaj, a young activist, alleges a systemic problem, claiming that criminal groups involved in international drug trafficking are laundering money through real estate investments. “The criminal groups involved in international drug trafficking collaborate with politicians who divert public funds and have invested considerable sums in construction,” Llapaj asserted. “Several ministers are either in prison or under investigation.” These accusations have fueled regular protests outside government buildings, including a tense demonstration reported by RTS in December 2023.
The scale of Albania’s construction boom has also raised concerns within the European Union, as the country seeks to join the bloc. In a 2024 report, the European Commission highlighted the need for greater transparency in the construction sector and stronger measures to combat money laundering. The report specifically noted the risks associated with large-scale real estate projects and the potential for criminal infiltration.
The architectural vision for Tirana extends beyond simply building taller structures. Developers are embracing concepts like “vertical forests” and sculptural buildings, often designed by Italian and Danish firms. The government hopes this architectural renaissance will attract the Albanian diaspora, expatriates, and digital entrepreneurs, transforming Tirana into a modern, cosmopolitan hub.
But the question remains whether this transformation will benefit all Albanians. The rapid pace of development, coupled with concerns about corruption and illicit finance, casts a shadow over Tirana’s ambitious plans. The city’s future hinges on addressing these challenges and ensuring that the benefits of this construction boom are shared equitably.
Looking ahead, the Albanian government is expected to present a revised national strategy for urban development in the fall of 2025, outlining new regulations and oversight mechanisms for the construction sector. This plan will be a crucial test of the government’s commitment to transparency and sustainable development. The outcome will not only shape the future of Tirana but also influence Albania’s prospects for European integration.
What do you think about Tirana’s transformation? Share your thoughts in the comments below, and please share this article with others who might be interested in this evolving story.
