Listen to this story
Inside Albania’s Velipojë Land Battle
The residents of Baks-Rrjoll woke on March 25, 2025 to find heavy machinery carving through land their families have held since 1927. Not Communist-era collective farm land. Not disputed territory. Land with King Zog’s name on the title.
By morning, sixty families stood between Bashkim Ulaj’s construction crews and their homes. By evening, riot police had arrived with rubber batons. Nine residents spent the night in Shkodër police station. Their crime: standing on property their great-grandparents bought nearly a century ago.
This is not a property dispute. This is a story about how modern Albania actually works—and why understanding it matters if you’re going to fall in love with this country the way we have.
Who Is Bashkim Ulaj, and Why Does Everyone Owe Him Favors?
If you’ve spent any time in Tirana, you’ve walked through Bashkim Ulaj’s buildings. The ABA Business Center. The Toptani Shopping Center. Lakeview Residences. The man builds Albania’s skyline.
What makes Ulaj remarkable isn’t his construction portfolio. It’s his political portfolio. Most Albanian oligarchs hitch their wagon to one party. Ulaj hitches his to both—simultaneously.
Under Sali Berisha’s Democratic Party government (2005-2013), Ulaj’s company Gener 2 received 233 hectares of mineral exploitation rights, major construction licenses, and the controversial Valbona hydropower concession that environmentalists are still fighting. The Berisha family lives in an Ulaj building. Gener 2’s corporate offices were once on the same floor as the former prime minister’s daughter.
Under Edi Rama’s Socialist government? Even better. December 2024 alone brought Ulaj a €54 million road concession awarded without competition and “strategic investor” status for his Blue Borgo resort—the same project now bulldozing through Rrjoll.
In Albania, we have a word for businessmen who thrive regardless of who’s in power. The polite term is “bipartisan.” The accurate term is “untouchable.”
147 Hectares of Protected Land, Gifted by Decree
Let’s talk about what Blue Borgo actually is.
On December 31, 2024—New Year’s Eve, when no one is paying attention—Prime Minister Rama signed Government Decision No. 875 granting Ulaj’s company “strategic investor” status for 147.2 hectares of coastline between the Viluni lagoon and Rana e Hedhun.
Rana e Hedhun. The “thrown sand.” One of Albania’s rare mobile dune formations, designated a Natural Monument. The broader area is part of the Buna River-Velipojë Protected Landscape, a Ramsar wetland of international importance, an Emerald Network site. The kind of place the EU spends millions helping Albania protect.
The strategic investor designation gave Ulaj 10,000 square meters of beach for 30 years tax-free. State infrastructure support. Fiscal incentives. And on January 16, 2025, Minister of Infrastructure Belinda Balluku signed the construction permit.
Here’s what the project includes: 35 residential blocks ranging from one to ten stories. Seven 10-story towers. Hotels. A “central pedestrian commercial zone with theater and conference facilities.” Designed by Stefano Boeri Architects—the famous Italian firm behind Milan’s Vertical Forest.
Luxury eco-tourism for people who can afford it. Built on land that was supposed to be protected. Using property that sixty families say was stolen from them.
The Families Who Won’t Leave
Gëzim Pjeshka doesn’t speak in legal abstractions. “We have this land since the time of Zog,” he says. His family’s documents date to 1927. Subsequent court decisions from 1996 and 2008 affirmed ownership. This isn’t hearsay. This is paperwork.
The villagers filed a complaint with SPAK—Albania’s Special Anti-Corruption Prosecution—in 2024, supplemented in March 2025. They allege their properties were “unfairly alienated” through falsified documents orchestrated by Fatmir Shpellzaj, the former Director of Hipoteka (Land Registry) for Malësia e Madhe and a former Socialist Movement for Integration official.
The complaint names two judges. It names former land registry employees. It describes a conspiracy to transfer century-old family holdings to Gener 2’s ally Pëllumb Gjoka—who now conveniently owns 70 of the project’s 147 hectares.
SPAK has not announced any charges from this investigation. The families wait. The bulldozers don’t.
Gener 2 issued a formal statement claiming the project is “in full compliance with all legal acts in force” and that the company “has not violated anyone’s property rights.” They rely “only on decisions certified at all levels of the judiciary.”
This is technically true. In Albania, you can have documents from 1927 and lose to documents fabricated last year—as long as the right judge certifies the forgery.
What the Police Did
March 26, 2025. Residents attempted to block the machinery. Video footage shows police shouting “Largohu, ec, largohu!”—”Get out, go, get out!”—while swinging rubber batons. One resident collapsed. Nine were detained for nine hours at Shkodër police station without formal arrest.
March 27-28. The villagers relocated their protest to SPAK headquarters in Tirana. Footage shows elderly residents in tears, clutching documents, begging prosecutors to investigate.
February 2026. Construction resumed with nighttime bulldozer operations. As of this writing, renewed protests have entered their third day.
The police operations were conducted by Shkodër Regional Police. The opposition party Mundësia called it what it was: “sending police to protect oligarchs” while residents were “on their own land, their own property.”
“I Am Doing Him the Honor of a Lifetime”
Now we arrive at Belinda Balluku, Albania’s Deputy Prime Minister, who signed Ulaj’s construction permit and is currently facing arrest for allegedly rigging over €1 billion in infrastructure contracts.
SPAK’s investigation centers on the phone of Evis Berberi, Balluku’s former “right-hand man” who ran the Albanian Road Authority until his arrest in March 2024. The Signal messages are damning.
June 15, 2021. Balluku to Berberi: “I had been with ‘Bashkim’ the day before… this is my challenge and his.”
Then, the money quote: “I am doing Bashkim the honor of a lifetime with Thumanë-Kashar, so he will become a soldier.”
“Soldier” in Albanian political parlance means a loyal operative. Someone who owes you everything.
The Thumanë-Kashar motorway concession was formally awarded to Ulaj’s company in May 2022—a full year after this message. The contract: €245 million, with €22.8 million in state guarantees if toll revenues fall short. Projected toll revenues over 35 years: €1.3-1.56 billion.
SPAK alleges this is part of a pattern. The anchor case involves the €190 million Llogara Tunnel project. According to prosecutors, the first tender was won by Gjoka Konstruksion at approximately €140 million. In March 2021, Balluku allegedly messaged Berberi: “I think we should cancel it. Disqualify everyone.”
The tender was cancelled. When it reopened with revised criteria, the Turkish consortium Intekar-ASL won at €152-170 million—roughly €30-50 million higher than the original bid. Phone records allegedly show Balluku meeting with Turkish executives during the evaluation period.
Total value of contracts SPAK is investigating: approximately €1.1 billion. Eight projects. The Llogara Tunnel. Seven lots of the Tirana Outer Ring Road. Porto Romano Road in Durrës. The Thumanë-Kashar concession to Ulaj.
The Charges, the Court, the Constitutional Crisis
On October 31, 2025, SPAK formally charged Balluku with “Violation of equality of participants in public tenders or auctions”—Articles 258/2 and 25 of the Criminal Code.
On November 20, 2025, the Special Court Against Corruption suspended her from office and banned her from leaving the country. Prime Minister Rama called it “brutal interference” and an “unconstitutional and antidemocratic” act.
On December 12, 2025, Albania’s Constitutional Court voted to temporarily reinstate her, finding that the court may have exceeded its powers by interfering with the executive branch.
On December 16, 2025, SPAK requested Parliament lift Balluku’s immunity for arrest, submitting 16,000+ pages of evidence via USB drive—classified as “investigative secret” and locked in the parliamentary safe.
The Mandates Council met for five hours on December 19 without reaching a decision. The next meeting is scheduled for January 28, 2026.
Rama’s Socialist Party controls 83 of 140 parliamentary seats. If they vote to protect their deputy prime minister, she walks. If they don’t, she faces trial for corruption totaling more than Albania’s annual tourism revenue.
The Assets Nobody Can Verify
Opposition leader Sali Berisha claims Balluku owns 300 apartments, 15 supermarkets, and 2 yachts. Democratic Party MP Belind Këlliçi says SPAK’s parliamentary submission references “300 apartments and two boats illegally obtained” through permit-for-apartment schemes.
These claims are unverified. They come from Berisha—the same Berisha whose family lives in a Bashkim Ulaj building, who gave Ulaj 233 hectares of mineral rights during his government. We report them because they’re part of the public record. We note the source because the source matters.
SPAK has launched a property investigation for Balluku. No findings have been published. Rama dismisses the allegations as a “witch hunt.”
We’ll tell you what’s documented when it’s documented.
Why Berisha’s Democrats Are Silent on Rrjoll
Here’s the detail that reveals everything about Albanian politics.
Agron Shehaj of the Mundësia Party has been vocal about Rrjoll. Erald Kapri, the investigative journalist turned MP, has aligned with Shehaj. Redi Muçi of Lëvizja Bashkë stated that “theft has become normal for citizens.”
Sali Berisha’s Democratic Party? The party that attacks the Rama government for everything? Conspicuously silent.
The reason is simple: Berisha’s family lives in Ulaj’s building. Berisha gave Ulaj major concessions during his government. Ulaj serves both parties because both parties are entangled with him.
This is how Albania works. Not Socialist corruption versus Democratic opposition. Not government versus people. Oligarchs versus everyone else, with both parties collecting their cut.
Albania’s Property Crisis in One Village
The Rrjoll dispute isn’t unique. It’s exemplary.
Albania’s International Property Rights Index score of 4.2 places it closer to Haiti and Venezuela than EU member states. Approximately 440,000 unauthorized structures remain across the country. Of 4.7 million real estate assets, only 2.8 million have cadastral reference numbers. Only 700,000 have complete files registered after 2014.
The roots run to communism: private property was abolished from 1944-1991, all land collectivized. Law 7501/1991 distributed land to peasants who worked it—not original owners—creating foundational conflicts. The 1997 civil war saw mass squatting and forged documents proliferate. Coastal areas remain largely unregistered.
Himara in 2017: 19 families received eviction notices for a promenade project. Compensation offered: €0.16-1.50 per square meter for prime coastal land. Greece threatened to obstruct Albania’s EU accession.
Lalzit Bay in 2022: A BIRN investigation found organized crime securing 45,000+ square meters through falsified documents. Officials bribed 5-12 million lek per transaction. Ten arrests.
The European Commission’s 2024 report identifies Albania’s state cadastre as “most exposed to corruption.” The U.S. State Department notes “clear title is difficult to obtain.”
The families of Rrjoll aren’t fighting an unusual battle. They’re fighting the normal one.
What This Means for Travelers
We write about Albanian politics on a travel website because you cannot love a country without understanding it.
If you visit Velipojë—and you should, it’s beautiful—you’ll likely see Blue Borgo taking shape. The resort will probably be impressive. The beach will be stunning. The prices will be high.
What you won’t see are the sixty families who held that land since 1927. You won’t see the 1,500 pages of documents they submitted to SPAK. You won’t see the police with rubber batons, or the elderly residents crying at the prosecutor’s office.
Albania is not a postcard. It’s a country where people are fighting, right now, to hold onto what’s theirs against a system that favors whoever has the better lawyer, the better connections, the better relationship with whoever’s in power this decade.
That fight is part of what makes Albania worth knowing. The resilience. The stubbornness. The families who won’t leave even when the bulldozers come at night.
Rrjoll’s outcome will tell us something important about whether Albania’s anti-corruption institutions can challenge power that transcends party lines. The January 28 Mandates Council meeting matters. The Constitutional Court ruling matters. Whether SPAK’s investigation of the villagers’ complaint goes anywhere matters.
For now, the families wait. The bulldozers run. And somewhere in Tirana, a minister’s lawyer is reviewing 16,000 pages of evidence while the Prime Minister insists it’s all a witch hunt.
Albania in 2026. Beautiful, complicated, and fighting with itself over who gets to own the beauty.
This investigation draws on reporting from BIRN, Exit News, Balkan Insight, OCCRP, Pamfleti, Citizens.al, and Albanian media sources. We distinguish between documented facts, prosecutorial allegations, and unverified political claims throughout.
Was this helpful?
Good job! Please give your positive feedback
How could we improve this post? Please Help us.

