Durres Yachts and Marina (Eagle Hills / Emaar-linked): 2.5bn superyacht marina and port waterfront
Status: Under construction per SHTEG (May 2026); progress and buildings not independently checked
Summary
A UAE developer, Eagle Hills, holds the contract for a mixed-use marina and waterfront on the Durres port area. Reporting describes a 2.5 billion dollar scheme including about 12,000 marina homes, a superyacht marina and a cruise terminal. Emaar was first named in December 2020 as the party in an agreement with the government. The developer named in the contract is Eagle Hills, and the 2023 approval was reported as a 2 billion euro PPP-type arrangement. PortsEurope (August 2022) reported little progress 20 months after the first announcement. SHTEG (May 2026) argues the main commercial port is being replaced with real estate and that the tourist marina is only planned for later. SHTEG's figures and its 'profit scheme' framing are not verified by primary documents.
The state holds 33 percent of the marina company and provided the land, according to SHTEG. The public money in SHTEG's account is an infrastructure tax and a 390 million euro Phase One cost; these figures are attributed to the parliamentary contract but the contract text was not reviewed.
What matters for the 'who benefits from Rama staying' question: the project is an example of a long-running promise that depends on continuity of government approvals and of a contract structure where buyer pre-sales fund most of the work.
Key facts
- Emaar agreement first reported in December 2020 (PortsEurope, 2022; search summary).
- Eagle Hills launched the project in November 2022 (Construction Digital).
- Government approval reported in January 2023 as a 2 billion euro PPP-type project (summary of search results; not confirmed against the decision).
- State holds 33 percent of the marina company (SHTEG, 2026).
- SHTEG claims Eagle Hills invested 80 million euros of its own money and expects 572 million euros in return (unverified).
The record
Four lists kept apart on purpose: what is established, what is only alleged, what is still open, and what those concerned said.
What is proven (2)
Established by documents or official records, as stated in the research. A recorded charge or indictment proves only that the accusation was made.
- Eagle Hills is named as the developer in the contract (reported by SHTEG and PortsEurope).
- The Albanian state holds 33 percent of the marina company (reported by SHTEG; not checked against the registry).
What is alleged (2)
Accusations, not findings. Those accused are presumed innocent.
- AllegationThe project replaces the main commercial port with real estate (SHTEG).
- AllegationBuyers have little consumer protection (SHTEG author's view).
Allegations and who made them (2)
Each line is an allegation as recorded, with the person or body that made it where the record names them.
- AllegationSHTEG (2026, opinion-led piece): the scheme gives the developer a 615 percent stated return while buyers and the state carry the risk.
- AllegationSHTEG states that two of five buildings under construction have sunk several centimetres; no source is cited for this claim.
Open questions (4)
- Current status of the marina itself and of the port relocation.
- The contract text, the business plan and the registry extract for the marina company.
- Whether any Emaar-linked company has a documented shareholding.
- Official government response to the SHTEG figures.
Responses (1)
Responses of the people and organisations concerned, as recorded.
- No developer or government response is included in the SHTEG article (per fetched text).
Figures
Money trail →Durres marina Phase One: state-funded cost per SHTEG
€390,000,000
contractSource label: Under investigationStated definition: SHTEG says Phase One costs 390 million euros of Albanian tax money to support a 13.3 million euro investment by the Dubai company. Figure unverified; attributed to the parliamentary contract, which was not reviewed.
Date: 2023 · Payer: Albanian state (taxpayers) · Payee: Eagle Hills / Durres marina company
- Durres marina: from a strategic investment to a profit scheme (opens in a new tab)SHTEG Investigativ · 15 May 2026 · journalism · EN
Eagle Hills own investment and claimed return (per SHTEG)
€80,000,000
otherSource label: Under investigationStated definition: SHTEG: Eagle Hills invested 80 million euros of its own money and planned to earn 572 million euros (615 percent). SHTEG also says 36 million euros was collected via sales contracts. Unverified; no balance sheet reviewed.
Date: 15 May 2026 · Payer: Eagle Hills · Payee: Project (self and buyers)
- Durres marina: from a strategic investment to a profit scheme (opens in a new tab)SHTEG Investigativ · 15 May 2026 · journalism · EN
Timeline
Full timeline →Government
Emaar agreement for Durres port tourist complex first reported
Reporting (summarised by PortsEurope, 2022) says Albania and Emaar signed an agreement for Emaar to develop part of the Durres port. The text was not found.
Media
PortsEurope: 'little progress' 20 months after Emaar agreement; Eagle Hills MoU with Albanian Seaports Development Company
PortsEurope reports little progress and names Eagle Hills as the only company that signed an MoU with the Albanian Seaports Development Company.
Other
Eagle Hills launches Durres superyacht marina (USD 2.5bn)
Eagle Hills launches the superyacht marina project in Albania, described as a 2.5 billion dollar development. Date from the search summary of the launch coverage.
Sources for this record
Every source the research cites for this record, grouped by its source label. 3 sources.
Source label: Officially reportedOfficially reported · 1 source
- Publisher
- PortsEurope
- Date
- 22 Aug 2022
Source label: Under investigationUnder investigation · 2 sources
- Publisher
- SHTEG Investigativ
- Date
- 15 May 2026
- Publisher
- Construction Digital
- Date
- Nov 2022