Full Breakdown
Luxury Resort Project on Albania’s Adriatic Coast Sparks Land Dispute and Protests
6/13/2026, 10:05:31 PM
Disputed Development on Albania’s Adriatic Coast
A multi-billion-euro luxury resort is being built on a hillside near the villages of Zvernec and Rrjoll in southern Albania. The project is backed by international investors that include U.S. former president Donald Trump’s son-in-law Jared Kushner and his wife Ivanka Trump. Residents say the land was sold without consent while a legal dispute over ownership remains open, prompting mass protests and clashes with private security.
Historical and Legal Background
Albania’s land-ownership record is complicated by centuries of Ottoman rule, a communist era that seized private property, and a post-1990s restitution process that often left titles contested. In 2013 an Albanian court ruled that the Zvernec villagers owned the disputed parcel, but the decision was appealed by Artur Shehu, a Miami-based businessman who claims his family’s rights date to the Ottoman period. Legal documents show the case is still unresolved.
Key Actors
- Jared Kushner & Ivanka Trump – investors who first saw the site from a yacht and later announced the plan on social media in 2024.
- Prime Minister Edi Rama – champion of the deal, asserting its legality and environmental safeguards.
- Asher Abehsera – chairman of Sazan Real Estate Development LLC, the local developer.
- Artur Shehu – seller of the contested land, who says his claim is “undisputed.”
- Kostandin Beko – lawyer for the Zvernec residents.
- Local protest leaders – Zeke Nikolle Shullani and Nikolin Markpalaj of Rrjoll.
Timeline of Recent Events
- 2024 – Kushner posts artist renderings of hotels, houses, pools and yacht jetties.
- May 2024 – Metal and razor-wire fences erected around the site; villagers blocked from sea access.
- June 2024 – Approximately 200 protesters in Rrjoll tear down fences; several injuries reported; footage goes viral.
- June 2024 (later) – Fences removed, bulldozers that had cut a new access road withdrawn.
- 2024 – EU expresses concern over potential damage to flamingo, seal and sea-turtle habitats.
Data and Scale
- Development valued at several billion euros.
- 200 protesters representing 200 families claim land seizure.
- Dozens of Zvernec residents (ages 70-80) present deeds from the 1990s.
- The coastal area includes a protected wetland frequented by migrating flamingos, seals and sea turtles.
Why It Matters
The dispute highlights tensions between foreign investment, environmental protection, and Albania’s fraught land-title system. It also tests the government’s ability to balance economic growth with local rights and EU environmental standards.
Official Statements & Responses
Prime Minister Rama affirmed that the project complies with Albanian law, that habitats will be protected, and that a court trial does not automatically freeze the property. Sazan’s chairman Abehsera said the venture aims “to celebrate Albania’s natural beauty, create jobs, and build something future generations can be proud of.” A company spokesperson noted that Kushner and partners are investing in a personal capacity, not through Affinity Partners. The European Union has publicly voiced concern about the impact on wildlife.
Criticism & Opposition
Villagers argue the land was sold while legal ownership was unsettled and that they received no compensation. Rrjoll protestors claim the investors refused consultation and are “taking all this wealth without blood or anything else that might happen here.”
On-the-Ground Reports
Security guards in black uniforms blocked access in May, leading to clashes that injured several people. Viral videos showed villagers dismantling fences and confronting guards. Local beach vendor Stavri Hysa described sleepless nights after the sea access was blocked and lamented the loss of public beach space.
Conflicting Reports & Gaps
Residents present 1990s deeds supporting their claim; Shehu maintains his sale was “undisputed” and that he sold the land through an unnamed middleman. Reuters could not verify either party’s title or any wrongdoing by Kushner. The legal status of the parcels remains unclear, and the timeline for construction resumption is unknown.
Verbatim Quotes
- “I was ready to get a rifle and start shooting,” — Kostaq Konomi, 81, Zvernec resident
- “Our goal is simple: celebrate Albania’s natural beauty, create jobs, and build something future generations can be proud of,” — Asher Abehsera, Chairman, Sazan Real Estate Development LLC
- “The protests will not ?stop until the residents of the village of Rrjoll are compensated. We are 200 families whose land has been seized,” — Zeke Nikolle Shullani, 56, Rrjoll landowner
- “What is happening in this country is madness,” — Nikolin Markpalaj, 60, Rrjoll landowner
- “When I found out that they had blocked access to the sea, I couldn't sleep for 15 days,” — Stavri Hysa, local beach vendor
- “We thought Rama would offer us money,” — Thoma Kola, 84, Zvernec resident
What’s Next
The villagers’ lawyer plans to file a court order to halt construction while ownership is adjudicated. EU environmental monitors may seek further assessments, and additional protests are expected if the site resumes work. The outcome will shape Albania’s approach to foreign-backed coastal development and its compliance with European environmental expectations.
