Buying property in Malta: the complete guide

Published by MIRA Estate · Last updated:

Buying a home in Malta is straightforward once you know the steps: find a property, sign a Konvenju, let the notary run due diligence, then sign the final deed. This guide explains who can buy, what it costs and what to check at each stage.

Why buy property in Malta?

Malta is an English-speaking EU member with a Mediterranean climate, a service-based economy and steady demand for homes from local buyers, expatriate professionals and investors. The islands are small — about 316 square kilometres in total — so well-located property is a structurally limited resource.

The economy has grown consistently over the past decade, driven by financial services, iGaming, technology companies and tourism. This sustains employment and attracts professionals who need housing, which underpins both the sales and rental markets. Vacancy rates in desirable areas are low compared with larger European countries.

Buyers are drawn by lifestyle, the ease of navigating an English-language legal and administrative system, the ability to rent a property out, and the relative simplicity of the purchase process. The transaction is handled by a notary (not two separate lawyers), which reduces friction and cost compared with some other jurisdictions.

There is no annual property tax on residential property in Malta, which is a meaningful difference from countries that levy council tax, taxe foncière or Grundsteuer. Purchase taxes and taxes on sale or rental income do apply, and these are explained in the property taxes guide.

  • English is an official language — all contracts, permits and government correspondence are available in English.
  • EU membership means free movement for EU citizens and a stable legal framework.
  • No annual residential property tax reduces the ongoing cost of ownership.
  • A small island geography means supply in desirable locations is genuinely limited.
  • A reliable notarial system handles title, due diligence and the transfer in a single process.
  • A relatively transparent market: asking prices are widely published and comparable data is available.

Who can buy property in Malta?

The rules depend on your nationality, residence status and the property. Always confirm your own situation with a notary before you sign anything — what follows is a general orientation, not legal advice.

Maltese citizens

Maltese citizens can buy any property in Malta without restriction.

EU citizens

EU citizens who have lived in Malta continuously for five years or more can generally buy property on the same terms as Maltese citizens — no permit is required. EU citizens who have been resident for less than five years can usually purchase one property to use as their primary residence. For a second property, an investment property or a commercial property, they may need an AIP permit. Ask a notary for confirmation of your specific situation, because the rules can turn on the details.

Non-EU citizens: the AIP permit

Most non-EU nationals — including, since Brexit, British citizens — need an Acquisition of Immovable Property (AIP) permit before completing a purchase in Malta, unless an exemption applies. The most common exemption is buying in a Special Designated Area (SDA). The notary handling the purchase normally prepares and submits the AIP application, and the Konvenju (preliminary contract) is made conditional on the permit being granted.

Special Designated Areas (SDAs)

In Special Designated Areas such as Tigné Point, Portomaso and Fort Cambridge, buyers of any nationality — including non-EU nationals who would otherwise need an AIP permit — can generally buy without one. SDAs are large developments, mainly apartments and penthouses, often with shared amenities. The tradeoff is that resale is restricted: non-EU buyers in an SDA generally can only resell to another non-EU buyer who is also entitled to buy in that SDA, or to a Maltese or EU buyer.

Types of property in Malta

The Maltese market covers a wide range of residential property types, from urban apartments to rural farmhouses. Understanding the categories helps you compare listings accurately.

  • Apartments and penthouses — the dominant type in coastal towns and new developments. Penthouses typically have private terraces and commanding views. Many are in buildings with lifts; older blocks may not have one.
  • Maisonettes — two-floor properties within a larger building, with a private entrance, often on the ground and first floor. Common family homes across the island.
  • Terraced houses — attached houses that share party walls. Typical of Maltese towns; many have been modernised internally while retaining traditional facades.
  • Townhouses — similar to terraced houses but sometimes larger, often with a basement garage.
  • Villas and bungalows — detached or semi-detached homes with gardens, mostly found in the north (Mellieħa, St Paul's Bay) and the centre (Naxxar, Mosta). Usually more expensive per square metre than apartments.
  • Houses of character — older stone properties with traditional features such as wooden balconies, ornate door knockers and vaulted ceilings. Often found in the Three Cities, Valletta surroundings and town centres.
  • Farmhouses — largely a Gozitan property type. Usually converted stone structures with courtyards and pools. Popular with buyers seeking space and a slower pace.
  • Plots — land with or without planning permission, priced according to permitted development and location.

Property prices in Malta

The National Statistics Office (NSO) publishes a Residential Property Price Index that tracks price changes over time. For current asking prices, the listings on Mira give a real-time picture of what is on the market.

As a general orientation: apartments in Sliema, St Julian's and Valletta command the highest prices per square metre, followed by seafront areas and new SDA developments. Inland towns and the south of the island are typically more affordable. Gozo prices have risen in recent years but remain below the equivalent in the most sought-after parts of Malta.

Prices per square metre can vary substantially between buildings on the same street depending on floor, finish, views, parking and the building's age and condition. Use the listings to build your own sense of value before making an offer.

The buying process, step by step

Step 1 — Find a property

Search listings by area, type and budget. Filter by bedrooms, bathrooms and features, and compare asking prices with the market data to understand whether a property is priced in line with comparable sales. Shortlist three to five properties to view in person. During viewings, look beyond the décor: check the building structure, ask when the roof was last maintained, look for damp or cracks, and ask whether the fixtures and furniture are included.

Step 2 — Make an offer

There is no formal offer letter required in Malta — offers are commonly made verbally through the agent and then confirmed in the Konvenju. Negotiation is normal, particularly on properties that have been on the market for some time. Once a price is agreed, the parties move to the Konvenju.

Step 3 — The Konvenju (promise of sale)

The Konvenju is a binding preliminary contract, usually drafted by a notary, that sets out the agreed price, the deposit (commonly around 10% of the purchase price), the deadline for the final deed, and any conditions. Standard conditions include the granting of an AIP permit (where applicable), the granting of financing, and the notary's satisfactory completion of title searches.

The Konvenju is signed before the notary and is legally binding. If the buyer withdraws without a valid contractual reason, the deposit is forfeited to the seller. If the seller withdraws without a valid reason, they are typically required to repay double the deposit. Read the contract in full and ask the notary to explain any clause you are unsure about before signing.

Step 4 — Due diligence period

Between the Konvenju and the final deed — a period typically of one to three months — the notary carries out searches and checks. These include: verifying the seller's title and chain of ownership, checking for any mortgages, hypothecs or legal notices registered against the property, confirming the planning permits and that any works were carried out under valid permission, checking for ground rent and the ground rent amount, and reviewing the property's compliance with building regulations.

Buyers use this period to arrange their mortgage (if needed), obtain the AIP permit (if applicable) and resolve any issues raised by the due diligence.

Step 5 — The final deed

On the agreed date, buyer and seller meet at the notary's office. The buyer pays the balance of the purchase price, plus stamp duty and notary fees. The seller receives the agreed sum less any withholding for tax on the transfer. The notary reads the deed, both parties sign, and ownership is transferred. The notary then registers the deed and the transfer.

Costs of buying in Malta

Budgeting accurately requires understanding all the purchase costs, not just the asking price. Allow for the following:

Stamp duty

Stamp duty is paid by the buyer at the final deed. The standard rate is 5% of the purchase price. Reliefs apply in certain situations, including for first-time buyers and for buyers who sell their previous residence to fund the purchase. Because the rates and thresholds change, check the current scheme with the Commissioner for Revenue before you commit.

Notary fees

Notary fees are typically calculated as a percentage of the purchase price. An indicative range is 1% to 2.5%, though the exact amount depends on the notary and the complexity of the transaction. Ask for a written estimate from the notary before the Konvenju. The fee usually covers both the Konvenju and the final deed.

First-time buyer relief

Eligible first-time buyers can benefit from a reduction in stamp duty on part or all of the purchase price, up to a defined threshold. The conditions include not having previously owned property and using the property as your primary residence. The thresholds and amounts have changed in recent budgets, so check the current position with the Commissioner for Revenue.

Agency fees

Agency fees on a sale are generally paid by the seller in Malta. Confirm this with the agency before you make an offer — if you are working with a buyer's agent rather than the seller's agent, the fee arrangement may differ.

AIP permit fee

Non-EU buyers who need an AIP permit pay an application fee. The amount is set by the authorities and can change; ask your notary for the current figure.

Other costs

Budget also for a structural survey if you want one (not mandatory but advisable for older properties), and for any renovation or fitting-out costs after completion.

  • Stamp duty: standard rate 5% of purchase price (reliefs may apply)
  • Notary fees: approximately 1%–2.5% of purchase price
  • AIP permit fee (non-EU buyers where applicable)
  • Bank arrangement fee and valuation fee if taking a mortgage
  • Structural survey (optional but recommended for older properties)
  • Renovation and fit-out costs if applicable

Financing: mortgages in Malta

Maltese banks offer home loans to residents and, subject to their own criteria, to non-residents and non-EU nationals. The main lenders are Bank of Valletta (BOV) and HSBC Malta, with other institutions also active in the market. Lenders assess income, existing commitments, the deposit and the property itself.

A deposit of around 20% of the purchase price is a common starting point for residents, though terms vary by lender and borrower. Non-residents may face stricter conditions and may need a larger deposit. Interest rates in Malta are generally in line with ECB monetary policy, though fixed-rate and variable-rate products are both available.

  • Approach at least two lenders to compare rates and conditions before choosing.
  • Obtain a mortgage in principle (a letter of intent from the bank) before you sign the Konvenju.
  • Make the Konvenju conditional on financing so you are not bound if the loan is refused.
  • Ask the bank for a full schedule of fees: arrangement fee, valuation fee and any early repayment charges.
  • Check whether the bank will lend on the specific property — some lenders restrict lending on certain types or locations.
  • If you earn in a foreign currency, ask how the lender handles exchange rate risk.

Best areas to buy in Malta

The right area depends on your priorities — lifestyle, rental yield, capital growth potential or proximity to work. The following is a summary of the main areas; use it as a starting point and visit each area before committing.

  • Sliema — the main commercial and lifestyle hub, with a seafront promenade, shops, restaurants and strong rental demand from professionals and expats. Prices are among the highest on the island.
  • St Julian's — entertainment and hospitality district, home to Portomaso Marina and the SDA at Portomaso. High demand, high prices, good rental returns.
  • Gżira — across the creek from Sliema, with lower entry prices and good access to the waterfront. Popular with younger buyers and long-let tenants.
  • Valletta — the capital, with houses of character, converted palazzos and a growing arts and dining scene. Prices vary widely by condition and location within the city.
  • Mosta and Naxxar — central Malta, popular with families. Good access to schools, the airport and both coasts. More space and lower prices than the coast.
  • Mellieħa and St Paul's Bay — the north. Quieter, with more villas and houses, popular with British expatriates and as holiday properties.
  • Marsaskala and the south — more affordable, less developed for tourism. Local feel; smaller market for expat rentals.
  • Gozo — the sister island. Farmhouses, traditional villages, more space, slower pace. Flight or ferry access. Growing international buyer interest.

New build versus resale

Both new and resale properties have advantages. The right choice depends on your timeline, budget and tolerance for uncertainty.

New build and off-plan

New developments offer modern specifications — larger rooms by current standards, lifts in all buildings, underground parking, energy efficiency and sometimes swimming pools or gyms. Buying off-plan can mean a lower entry price and the ability to choose a specific unit, floor and finish. The risks are completion delays, changes to the development plan and the need to protect your deposit. Ask the developer what security is in place for your stage payments and check the penalty provisions if completion is late.

Resale properties

Resale properties can often be bought and used sooner. You see exactly what you get. They may be in established buildings with a track record of maintenance, or they may need renovation. Older properties should be inspected carefully — check the condition of the roof, the electrical installation, the plumbing and the windows. For houses of character or farmhouses, factor in the cost of restoration if works are needed.

Whichever you choose, ask the notary to explain the planning history: for new builds, that the development permits are in order; for resale, that any extension or alteration was built with permission. Properties with unpermitted structures can be harder to sell and may attract enforcement action from the Planning Authority.

Working with an estate agent

Estate agents in Malta are regulated under the Maltese law and must hold a licence. Agencies list properties from multiple developers and owners. In a standard sale, the agent is engaged by the seller and paid by the seller.

  • Ask the agent whether they represent the seller, the buyer or both.
  • Do not sign any document with an agent before showing it to your notary.
  • Request the property's Energy Performance Certificate (EPC) — agents are required to make this available.
  • If you see the same property on multiple agency sites, the asking price may differ slightly — this is normal in the Maltese market where sellers sometimes engage multiple agencies.
  • Confirm in writing what is included in the sale: furniture, white goods, air-conditioning units and parking.

Key things to check before you sign

Before committing to a purchase, work through the following checklist with your notary:

  1. Title is clear: the seller has the right to sell and there are no undisclosed co-owners.
  2. No mortgages or hypothecs registered against the property that will not be discharged before or at completion.
  3. Planning permits are in order for the original structure and any additions or alterations.
  4. Ground rent position: whether it exists, the annual amount and whether it can be redeemed.
  5. The Energy Performance Certificate (EPC) is available.
  6. For apartments: the building is properly maintained and there is an active building fund or owners' committee.
  7. For off-plan: the stage payment schedule is clear and your deposit is protected.
  8. Any AIP permit or other authorisation needed is confirmed in advance.

Frequently asked questions

Yes, subject to rules that depend on nationality, residence and the property. Non-EU buyers usually need an AIP permit unless they buy in a Special Designated Area or another exemption applies.
From the Konvenju to the final deed it commonly takes one to three months, depending on due diligence, the AIP permit (where applicable) and financing.
Stamp duty (standard rate 5%), notary fees (typically 1%–2.5%) and, where applicable, the AIP permit fee. Agency fees on a sale are usually paid by the seller.
A binding preliminary contract (promise of sale) signed before the final deed, normally with a deposit of around 10% of the purchase price.
Yes. All property transfers in Malta are handled by a notary, who verifies title, prepares the contracts and registers the transfer.
No annual tax is levied on residential property in Malta. Stamp duty is paid once at purchase, and sellers pay a tax on the transfer of property when they sell.

Sources and further reading