Government decisions have removed hundreds of hectares from national parks as luxury tourism projects advance.

SARANDË, Albania — Two satellite images of the same stretch of Albanian coastline tell a story that has captivated social media and raised questions about the country’s stewardship of its protected areas. The first, from 2013, shows pristine waters and natural shoreline near the medieval Monastery of Saint George. The second, from 2025, reveals dramatic environmental changes in a region that has seen both tourism development and alterations to the boundaries of nearby Butrint National Park.

The images have gone viral among Albanians concerned about rapid coastal development, part of a broader transformation as the country has become one of Europe’s fastest-growing tourist destinations. What the images don’t show is the complex web of legal changes, government decisions and business interests that have reshaped this UNESCO World Heritage region.

A Park Shrinks as Development Advances

On January 26, 2022, Prime Minister Edi Rama signed a Council of Ministers decision that removed 800 hectares from Butrint National Park — an area roughly the size of 1,100 football fields. The reduction represented 8.5% of the park’s total protected area and included coastal zones that had been under environmental protection since the park’s establishment.

The boundary change enabled what had previously been impossible: a €28 million luxury resort development called Manastir Resort, located near the monastery that gives the project its name. The resort, comprising 55 buildings across 53,000 square meters, had received approval from Albania’s Strategic Investment Committee just one month before the park boundaries were redrawn.

Documents reviewed by investigators show that the boundary reduction far exceeded what international experts had recommended. A 2020 management plan prepared by British consultants suggested removing only 100-150 hectares from the park. Government officials expanded that recommendation eightfold without additional environmental review, according to correspondence with UNESCO, the United Nations agency that oversees World Heritage sites.

“The plan was made by the Albanian state,” UNESCO Director Mechtild Rössler told Albanian media in an interview, clarifying that her organization had no role in the dramatic expansion of removals from the protected area.

Strategic Investment Law Creates New Pathway

The Manastir Resort’s approval came through Albania’s Strategic Investment Law, enacted in 2015 to attract foreign capital by streamlining bureaucracy and offering financial incentives. The law allows the government to transfer state property to qualifying projects for as little as €1 and grants tax exemptions during construction phases.

Tourism projects need only €5 million in investment to qualify for the law’s “assisted procedure,” which can include transfers of protected land if the Strategic Investment Committee — led by the Prime Minister — deems a project to be in the national interest.

Since 2015, the law has facilitated the transfer of more than 1.1 million square meters of coastal land to private developers, according to government records compiled by transparency advocates. The law, originally set to expire in 2018, has been extended multiple times and currently runs through 2024.

Recent amendments to Albania’s Protected Areas Law have further expanded possibilities for development within protected zones. The June 2024 changes grant the National Council of Territory new authority to approve construction, renewable energy installations and urban development within protected areas — powers that environmental groups say effectively eliminate the distinction between core protected zones and buffer areas.

The Monastery Developer and Ongoing Investigation

The Manastir Resort is being developed by ALB-STAR, a company controlled by Idajet Ismailaj, according to corporate records. Albanian prosecutors have opened a corruption investigation related to the project, though specific charges have not been announced publicly.

The development has restricted access to the 14th-century Monastery of Saint George, a site of religious and historical significance. Visitors now encounter “Private Property” signs along traditional routes to the monastery, which sits within the resort’s boundaries.

Park Director Eri Sulo, a member of the ruling Socialist Party, approved the boundary changes despite objections from the National Agency for Protected Areas, according to government correspondence reviewed by transparency advocates.

Broader Pattern of Coastal Development

The Butrint case reflects a broader transformation along Albania’s 427-kilometer coastline. International visitor numbers jumped from 5.1 million in 2018 to 11.7 million in 2024, making tourism a vital economic sector that now contributes 12.56% of GDP.

That growth has coincided with significant development pressure in coastal areas. The southern region that includes the monastery has been particularly affected, with areas around Ksamil and Sarandë seeing rapid construction of hotels, restaurants and vacation properties.

Some of Albania’s most prominent business figures have secured major coastal developments through the strategic investment process. Samir Mane, whose Balfin Group has interests across the Balkans, secured 57,000 square meters of prime port land in Vlora for €1 through the strategic investment law. The project envisions luxury apartments selling for €2,500-3,500 per square meter.

In December 2024, the government granted strategic investment status to a $1.4 billion luxury resort planned for Sazan Island by Affinity Partners, the investment firm founded by Jared Kushner, former senior adviser to ex-President Donald Trump. The project, backed by Saudi Arabia’s Public Investment Fund, would develop Albania’s largest island, which has been largely uninhabited since serving as a military base during the communist era.

International Scrutiny and Domestic Criticism

UNESCO has expressed “significant concern” about the Butrint boundary changes and continues annual monitoring of the site, which was previously placed on the World Heritage in Danger list from 1997 to 2005 due to illegal construction and management issues.

The European Union’s 2024 progress report on Albania specifically identified “corruption in the most vulnerable sectors, including land and property management” as requiring targeted action. The report noted concerns about “overly complex” legal frameworks that can enable abuse in land administration.

Environmental groups argue that the boundary changes set a dangerous precedent. The Albanian Ornithological Society and other conservation organizations have challenged several coastal developments in court, though legal proceedings typically take years to resolve.

Young Albanian environmentalists have become particularly vocal critics. In 2024, 254 youth activists submitted a manifesto to the Ministry of Tourism and Environment demanding stronger coastal protection measures. Their activism reflects growing public concern about balancing economic development with environmental preservation.

Questions About Oversight and Accountability

The rapid pace of development has raised questions about oversight mechanisms. Albania’s corruption prosecutors, operating under the Special Structure Against Corruption and Organized Crime (SPAK), have opened investigations into several high-profile officials in recent years, including Tirana Mayor Erion Veliaj, who was arrested in December 2024 on corruption charges related to public contracts.

However, transparency advocates note that environmental violations rarely result in serious penalties. Between 2017 and 2020, authorities issued 739 million leks (€6.2 million) in fines for illegal coastal construction but collected only 9.5% of those penalties, according to government data.

The U.S. State Department’s 2024 investment climate report noted that while Albania has “adequate” laws governing environmental protection, “implementation and enforcement remain weak.”

The View from the Monastery

Standing today at the Monastery of Saint George, visitors can still see the pristine waters that made this coastline famous. The ancient stone walls face the same endless blue horizon that has drawn pilgrims and travelers for centuries.

But the landscape around the monastery tells a different story — one of a country grappling with how to manage its natural heritage in an era of rapid economic development and international investment. The construction equipment and “Private Property” signs represent a transformation that extends far beyond this single site.

The viral satellite images that first captured public attention have become symbols of a broader debate about Albania’s future. For supporters of development, they represent the inevitable changes that come with economic growth and international recognition. For critics, they document the loss of something irreplaceable.

What remains clear is that the transformation visible in those images reflects decisions made in government offices and boardrooms, not just the natural processes of time and change. The questions they raise about oversight, accountability and the balance between preservation and development are likely to shape Albania’s approach to coastal management for years to come.

Despite our attempts government officials could not be reached for comment. This article is based on government documents, court records, international organization reports and interviews with environmental advocates, transparency organizations and local residents.