The Albanian Files (June 2026): allegations about foreign studios, developers and permits
Status: Public debate and criminal complaints. No SPAK decision found.
Summary
The Albanian Files: Freedom and Architecture, published by Lars Muller Publishers in June 2026, presents projects by about 60 foreign architecture studios in Albania. Critics use it to argue that Rama is closely involved in selecting studios, that local firms act as fixers, and that developers are often undisclosed. Citizens.al (22 June 2026) built a database from the book's tables of 523 projects and reported that the client was not named in 41% of them. De Volkskrant (reproduced by Balkanweb, 10 July 2026) quoted the architect Reinier de Graaf describing a concentration of approval powers in a state agency that reports to the prime minister.
The Democratic Party and MP Gazmend Bardhi have filed criminal complaints at SPAK over the book (see case-albanian-files-complaint-rama and case-albanian-files-kkt-complaint). Those complaints are allegations. The sources reviewed show no SPAK decision and no opened proceeding.
Rama's responses are on record: he said the text had been misinterpreted and used as an 'inquisition' against the publication (Flasim podcast, as reported by De Volkskrant), and, on CNN, said of a project cited by Citizens.al that 'there is no project' and called reports fake news (as described by Citizens.al). The editor and some architects say the book was not a defence of any political project.
Key facts
- Book: The Albanian Files: Freedom and Architecture, Lars Muller Publishers, June 2026, edited by Anneke Abhelakh (publisher page; Balkanweb).
- Page count differs between sources: 750 (Tirana Times), 800 (Citizens.al, Balkanweb review). Not resolved.
- Citizens.al database: 523 projects; client not named in 41% of projects; 7 studios did not disclose developers (author's own analysis, 22 June 2026).
- Citizens.al reports that X-One received a permit in July 2024 and that KISH negotiations gave it 12 public land plots (article gives no link for this claim).
- Citizens.al reports that the owner of Nova Construction is reportedly one of twenty people under a SPAK arrest warrant for money laundering linked to cocaine trafficking (article gives no link for this claim).
- De Volkskrant (via Balkanweb, 10 July 2026): approvals reportedly moved in 2024 to AZHT, which reports to the PM (attributed to de Graaf).
- Aravena said he was contacted by Rama's office after a colleague passed on his number, and later won a closed competition for a 300-metre skyscraper (De Volkskrant, as reported).
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.
- The book exists, was published by Lars Muller Publishers in June 2026, and covers projects by foreign studios (publisher page; multiple outlets).
- A criminal complaint was filed at SPAK by the PD group and by MP Gazmend Bardhi over the book (reported by Telegrafi and Balkanweb; see the existing case records).
What is alleged (3)
Accusations, not findings. Those accused are presumed innocent.
- AllegationThat Rama personally selected foreign architecture studios and steered their projects to investors who obtained permits.
- AllegationThat local studios acted as fixers and that developers were hidden (Citizens.al; De Volkskrant reporting of critics).
- AllegationThat approval processes were concentrated in a state agency under the prime minister (de Graaf, quoted by De Volkskrant).
Allegations and who made them (4)
Each line is an allegation as recorded, with the person or body that made it where the record names them.
- AllegationThe Democratic Party alleges, in a criminal complaint to SPAK, that Rama selected foreign studios, linked them to Albanian investors who obtained building permits, and should be treated as organiser of a structured criminal group.
- AllegationCitizens.al (Lorin Kadiu) argues that projects are steered to a small group of foreign architects through direct invitations and negotiated deals, and that some developers are linked to people under SPAK investigation.
- AllegationMP Belind Kellici calls for an investigation (De Volkskrant, as reported).
- AllegationDe Volkskrant reports that SPAK is investigating how Kushner-linked projects were developed; the article gives no case number.
Open questions (3)
- Did SPAK open a file on the PD and Bardhi complaints? No decision was found.
- Who are the developers behind the 41% of projects with no named client, and were any permits issued unlawfully?
- What is the legal basis of AZHT approvals, and is the 2024 transfer of approval powers documented in an official decision (not checked in this round)?
Responses (6)
Responses of the people and organisations concerned, as recorded.
- Rama: the text was misinterpreted and used as an 'inquisition' against the publication (Flasim podcast, reported by De Volkskrant, 10 July 2026).
- Rama on CNN: the resort would show nature and construction can coexist (De Volkskrant, reported).
- Rama on a project cited by Citizens.al: 'There is no project'; reports called fake news (as described by Citizens.al, 22 June 2026).
- De Graaf: his first letter was satire; he cites the Mangalem 21 housing project as a positive example (De Volkskrant).
- Dorina Pllumbi and Klodiana Millona reject the satire explanation (De Volkskrant, as reported). These are critics, not official responses.
- No response from SPAK, the government on the complaint, or the named studios to the Citizens.al database was found.
Timeline
Full timeline →Media
Citizens.al publishes database analysis of The Albanian Files (523 projects)
Author's analysis; see n26-rama-albanian-files-architecture-allegations.
Media
Balkanweb reproduces De Volkskrant on Albanian Files; Rama replies on Flasim podcast that the text was misinterpreted
De Volkskrant reporting on critics, the Sazan resort and an SPAK inquiry into Kushner-linked projects (as reported). Rama's reply is reported as calling the reaction an inquisition.
SPAK
PD parliamentary group files criminal complaint with SPAK against Edi Rama over 'The Albanian Files'
Balkanweb (14 Jul 2026, opened) reports that the Democratic Party parliamentary group, represented by Gazment Bardhi, filed a complaint with SPAK against Edi Rama, described as chair of the National Territorial Council (KKT). The complaint cites Articles 248 (abuse of office), 260 (passive corruption of senior officials), 287(dh) and 333/a (money laundering in a structured criminal group form) and 25 of the Criminal Code. It alleges: selection of international architecture studios later linked to Albanian investors and developers, with fees reportedly up to ten times market rate; permits granted in exchange, with AZHT (director Adelajda Roka named) and KKT involved; a 44-storey 'Sun Moon Star' tower approved by KKT on 31 Jul 2024, with a developer reportedly owned by a named individual; and two projects allegedly planned in protected areas before Law No. 21/2024 amended the protected-areas law. The allegations draw on the book 'The Albanian Files - Freedom and Architecture'. These are the party's allegations; the article contains no response from Rama or the government. No SPAK decision on the complaint found.
Connections
Target of PD criminal complaint
Evidence: Balkanweb (14 Jul 2026): PD group complaint to SPAK names Rama as KKT chair; no response reported.
Complainant (parliamentary group)
Evidence: Balkanweb (14 Jul 2026): the PD parliamentary group, chaired by Gazment Bardhi, filed the complaint.
Criminal complaint against Rama over the book
Evidence: Telegrafi and Balkanweb report the complaint; no SPAK decision found.
Rama promoted the book in interviews (as reported)
Evidence: Rama held up the book in a CNN interview and gave it to Macron as an example (secondary report citing Balkanweb).
Hypotheses
Possible explanations that connect this record with other findings. They are not findings; each lists the evidence for and against.
- Source label: Unverified
The Zvërnec resort and the Albanian Files complaints may rest on the same 2024 protected-areas law change
Both the Zvërnec probe and the PD complaint point to the 2024 law change on protected areas (Law No. 21/2024) and to permit approvals through the territorial agencies. If one permit chain is involved, a single review could cover both, but the two files are at different stages and have different filers.
Evidence for
- Citizens.al (21 Jun 2026) says the SPAK probe focuses on the 2024 change to the protected natural areas law.
- The PD complaint (14 Jul 2026) alleges two projects in protected areas were planned before Law No. 21/2024 amended the law.
Evidence against
- The Zvërnec probe is a SPAK investigation; the Albanian Files item is a party complaint with no SPAK decision reported.
- No source links the Zvërnec developers to the Albanian Files projects, and the government says it followed standard procedure.
- Source label: Unverified
Selecting foreign studios could form a pipeline to permits and investors if approval powers are concentrated
The PD complaint, Citizens.al's database and De Volkskrant's quote from de Graaf together suggest a pattern: a small set of foreign studios, undisclosed clients in many projects, and approval powers moved to an agency reporting to the PM. If the pattern is real, it connects to earlier Rama-era land and permit cases (Zvernec, Sazan, state land), where the same concentrated authority is documented in the dataset.
Evidence for
- Citizens.al database: client not named in 41% of 523 projects.
- De Volkskrant (via Balkanweb): approvals moved to AZHT in 2024, reporting to the PM (attributed to de Graaf).
- Existing dataset records Zvernec/Sazan and institutional-control cases (zvernec-sazan-israel-claim, case-rama-institutional-control).
Evidence against
- Citizens.al is an opinion-led analysis; the sources reviewed do not show that any named permit was issued unlawfully.
- No SPAK finding on the PD complaint; the complaint is an allegation.
- Architects and the editor say the book is not a defence of a political project; Rama says the text was misread (De Volkskrant).
Sources for this record
Every source the research cites for this record, grouped by its source label. 7 sources.
Source label: Officially reportedOfficially reported · 2 sources
- Publisher
- De Volkskrant / Balkanweb
- Date
- 10 Jul 2026
- Publisher
- Balkanweb
- Date
- 14 Jul 2026
Source label: Under investigationUnder investigation · 5 sources
- Publisher
- Citizens.al
- Date
- 22 Jun 2026
- Publisher
- Tirana Times
- Date
- 29 Jun 2026
- Publisher
- Lars Muller Publishers
- Date
- Jun 2026
- Publisher
- Telegrafi
- Date
- 2026
- Publisher
- Balkanweb
- Date
- 2026