A protected area near Vlora. A multi-billion-euro tourism project. Protests by residents. And an investigation by the special prosecutor’s office. What’s happening in Albania?
In Zvërnec, a village near the coastal city of Vlora, Albania, preparatory work for a tourism project linked to plans previously announced by Jared Kushner, son-in-law of US President Donald Trump, to build hotels and villas has sparked protests and a range of concerns.
Residents, environmental activists and civil society representatives cited three main concerns: the impact on the environment, uncertainties over the ownership of the land where construction is planned, and the lack of transparency about the project.
On May 30, the protest in Zvërnec was accompanied by violent clashes with private security personnel. The protests then spread to the Albanian capital, Tirana, where they demanded the cancellation of the project and the resignation of Prime Minister Edi Rama.
What did Rama say?
The Albanian prime minister is defending the project. He said that the investment in Zvërnec could reach a value of 4 billion euros, and that it could put Albania on the “list of champions” of tourism.
According to Rama, the project will be developed only on private property, the lagoon will not be affected and the investors have promised that everything will be done according to the law.
“There is no chance that the investment will stop as long as I am here,” he said.
However, the Albanian prime minister said that there is still no concrete project for Zvërnec, but only a concept approved with conditions, while the environmental study has not yet been completed.
Special Prosecution Involvement
The Special Structure Against Corruption and Organized Crime – SPAK – confirmed on June 1 that it had launched an investigation into Zvërnec. Rama later said that SPAK had blocked a property transaction related to the project.
On June 3, he said that SPAK had verified the ownership of foreign investors over the land where the tourist project is planned. According to him, the origin of the funds transferred through the bank has been clarified, while the funds have been kept frozen and have not been transferred to the seller, for whom there is an investigative process.
SPAK, meanwhile, told Radio Free Europe (REL) that the case is in a procedural phase, and that details cannot be made public for now.
Who are the land buyers?
The owner of the fenced area in Zvërnec turns out to be the company Albania Land Development.
Data from the National Business Center shows that the owners of this company are brothers from Qatar, Mohamadmoataz Mhd Ruslan Alkhayat and Ramez Mhd Ruslan Alkhayyat.
On April 29, the National Territorial Council granted permission for the fence and for preparatory works for access roads within the property. The permission was granted to the company Zvërnec South Adriatic Development, in the capacity of developer of the preparatory works.
Residents of Zvërnec have told REL that they are involved in a legal dispute over the ownership of the land, which they claim was unfairly taken from them.
The owner of the fenced area in Zvërnec turns out to be the company Albania Land Development.
Data from the National Business Center shows that the owners of this company are brothers from Qatar, Mohamadmoataz Mhd Ruslan Alkhayat and Ramez Mhd Ruslan Alkhayyat.
On April 29, the National Territorial Council granted permission for the fence and for preparatory works for access roads within the property. The permission was granted to the company Zvërnec South Adriatic Development, in the capacity of developer of the preparatory works.
Residents of Zvërnec have told REL that they are involved in a legal dispute over the ownership of the land, which they claim was unfairly taken from them
In March 2024, Kushner said he intends to build hotels and hundreds of villas in Zvërnec.
According to the New York Times, he would be involved through his investment firm, Affinity Partners, backed by Saudi funds and other foreign investors.
REL reached out to Affinity Partners about the planned investments in Albania and the ongoing protests. The response came from Sazan Real Estate Development LLC, which said it respects “ongoing public and institutional processes” and is ready to move forward as they unfold.
The company appears on the register of beneficial owners as one of the indirect legal entities in the ownership structure of the Albania Land Development company.
Demand for transparency
Civil society representatives and analysts in Albania believe that the lack of transparency is at the heart of the debate over Zvërnec.
Rigels Xhemollari, from the organization Qëndresa Qytetare, told REL that the issue can only be resolved if the main documents are made public. According to him, if there is no transparency, the project will remain contested.
Political scientist Ermal Hasimja believes that the solution should be sought in the implementation of the law, but thinks that the problem has become greater due to legal changes that, according to him, have opened the way for abuses in such areas.
“If there is full transparency on those who own the properties, how they obtained them, on those who will invest, also looking at the aspect of environmental permits and respecting the law in all cases, I believe that the right path will be found,” Hasimja told REL.
For journalist and analyst Ben Andoni, “such projects cannot simply pass through the protagonism of Prime Minister Rama and a few individuals.”
He told REL that the Zvërnec issue has highlighted a larger problem: that of ownership, “which is almost a ‘cancer’ for Albania’s development.”
The effect of the protests
Xhemollari recalls that the protest has brought more media attention, internationalization and civic awareness to Zvërnec.
Hasimja sees the protests as a positive sign of civic activism, especially among young people, while Andoni considers the participation of Generation Z the greatest innovation.
What about the claims of foreign influence? Xhemollari dismisses them, saying that “there are neither Greeks, nor Serbs, nor Israelis, nor agents behind them.”
Andoni also considers such claims to be exaggerated and that the protest is more a result of accumulated dissatisfaction.
