Behind the Glitter of Albania’s Tourism Boom A Fight for Wetlands, Wildlife, and the Future of Protected Areas
Once known as Europe’s last wild coastline, Albania is now being rebranded as a rising destination for high-end Mediterranean tourism. From the waters surrounding Sazan Island to the flat, reflective lagoons of Zvërnec, foreign investors and developers are marketing a new “eco-luxury” frontier. But behind this transformation lies a quieter story—one of vanishing wetlands, altered legal protections, and growing pressure on Albania’s natural heritage. For those working in conservation, the message is clear: not everything presented as “green” meets the definition of sustainability.
Albania’s Green-Tinted Tourism Boom
Tourism in Albania has expanded rapidly. From approximately 5,000 foreign visitors during the communist period to more than 11 million last year, the growth is significant. Tirana is now home to boutique hotels and cafes, while previously quiet destinations such as Ksamil and Theth are facing seasonal overcrowding and rapid development.
A new international airport in Vlora is scheduled to open this autumn, located within the boundaries of the Vjosa–Narta Protected Area, an important site for migratory birds and coastal ecosystems. The Council of Ministers has approved the opening of a border crossing point at the airport. This development is officially described as a strategic investment, aiming to position southern Albania as a key tourism hub due to its proximity to protected beaches, lagoons, and cultural sites.
Among the most high-profile investment plans is that of Jared Kushner, who has announced intentions to develop luxury resorts in Zvërnec and on the island of Sazan. Both locations fall within Albania’s national network of protected areas and are situated along the Adriatic Flyway, a critical migration corridor for birds. Nevertheless, the projects are proceeding under the country’s “strategic investor” framework, which allows certain developments to bypass environmental assessments and public consultation processes.
The Price of a Paradise
To support this new wave of luxury tourism, several of Albania’s most ecologically valuable sites are being repurposed. Coastal wetlands, salt flats, and forested areas previously considered off-limits are now targeted for tourism infrastructure. These include habitats that support endangered bird species, serve as seasonal refuges for migratory wildlife, and provide important ecosystem services such as carbon storage and shoreline stabilization. Zvërnec, a complex wetland ecosystem between the Adriatic Sea and Narta Lagoon, is a case in point. It hosts one of Albania’s last known flamingo colonies and is recognized as both a national protected area and an Important Bird and Biodiversity Area (IBA). Despite these designations, a resort development is under consideration. Across the channel lies Sazan Island, formerly a military area, now proposed as a five-star destination. The surrounding waters are ecologically significant, but the island lacks basic infrastructure. There is no water source. The logistical challenges of supplying freshwater, managing waste, and handling wastewater on an isolated, ecologically sensitive site raise serious environmental and public health concerns. To date, neither project has undergone a full environmental impact assessment.
Legal Protections Under Pressure
In 2024, Albania passed amendments to the Protected Areas Law, reducing zoning protections across large portions of the country’s conservation network. In response, the Albanian Ornithological Society (AOS), together with EcoAlbania, filed a legal case before the Constitutional Court. The case argues that the amendments violate constitutional principles, national conservation obligations, and Albania’s commitments under international environmental agreements. AOS submitted ecological evidence, species monitoring data, and spatial documentation showing the potential impacts of ongoing and planned developments in the Vjosa–Narta region and beyond. The court’s decision, expected in July 2025, will be a defining moment for environmental law in Albania. These ecosystems are not theoretical or symbolic. They serve measurable functions: filtering freshwater, providing storm protection, and supporting regional biodiversity. The removal of protections not only threatens wildlife but weakens the country’s capacity for climate adaptation.
Across the water lies Sazan Island, once a military base, now poised to become a five-star tourist enclave. The surrounding waters, known for their high marine biodiversity, are equally under threat. None of these developments have undergone credible environmental impact assessments. And how will the island be supplied with water, given the absence of a natural source? The cost of bringing in water alone is unimaginable. This is without considering the challenges of waste management, sanitation, and the broader environmental and public health risks that such a resort could pose to the island and its region.
Erosion of Natural Systems
Despite branding strategies promoting “eco-resorts,” the environmental cost of current tourism expansion is becoming more visible. AOS field teams have recorded habitat degradation in multiple coastal areas due to unregulated development and road construction. This includes fragmentation of bird breeding grounds, vegetation loss, and changes in water flow. Sites previously identified as potential candidates for the EU Natura 2000 network are now under increasing pressure. Once lost, these ecosystems cannot be easily restored, especially in the face of rising temperatures, sea level rise, and salinization. Albania is not building a sustainable model of tourism. It is losing natural capital that took centuries to form.
Laws Rewritten, Ecosystems Replaced
In 2024, Albania’s Parliament passed amendments to the Protected Areas Law that dismantled key legal safeguards for these sites. The Albanian Ornithological Society (AOS), together with Eco Albania, both environmental organizations, challenged this law in the Constitutional Court arguing that it violates the country’s Constitution, international conservation obligations, and the very essence of ecological governance. The court’s ruling, expected in July 2025, may well define the future of Albania’s Protected Areas network. AOS, as litigant, has submitted arguments and ecological evidence, including species monitoring and spatial data documenting biodiversity across Vjosa–Narta and other impacted regions. These are not abstract landscapes. They are dynamic ecosystems, supporting globally significant migratory routes, stabilizing coastlines, filtering water, and storing carbon. Paving over them for luxury infrastructure means sacrificing long-term climate resilience for short-term elite gain.
Defending the Role of Conservation
If large-scale tourism projects move ahead in areas like Zvërnec and Sazan, the consequences will extend beyond habitat loss. They will fundamentally alter the purpose and function of protected areas in Albania. The question is no longer just about development, but about governance. What does a protected area mean if it can be redefined to permit construction? What does climate alignment mean if carbon sinks are replaced with hotels and access roads? AOS continues to respond through legal action, science-based advocacy, and public outreach. Albania’s future can still be shaped by ecological integrity and international cooperation. But it requires a clear commitment to transparency, accountability, and long-term planning. Because a model of development that erodes the very systems it depends on is not sustainable. And a protected area that no longer protects is a warning, not a success story.
