Selling property in Malta: the complete guide

Published by MIRA Estate · Last updated: 9 October 2026

Selling a property in Malta involves a specific legal sequence, mandatory tax payments, and timelines that differ from other European markets. This guide walks through each stage, from preparing your property to receiving the final transfer price.

Preparing your property for sale

Before instructing an agent, address any outstanding planning issues. If alterations were made without a permit from the Planning Authority, a buyer's notary will flag them during due diligence and the sale can fall through or be delayed. Obtain a copy of your property's plans from the PA portal and compare them to the current state of the building.

An Energy Performance Certificate (EPC) is legally required before you can market a property in Malta. The certificate must be issued by a certified assessor and displayed or provided to prospective buyers. Without it, the agent cannot legally advertise the property.

Practical steps before listing

Obtain your EPC from a certified assessor (cost: approximately €150–€250 depending on property size).
Request your property's development permit history from the Planning Authority online portal.
Settle any outstanding ground rent arrears (ċens) — buyers will check this.
Gather original title deeds or ask your notary for a copy of the published deed.
Obtain a recent utility statement showing no outstanding balances.

Present the property well

First impressions decide whether a buyer books a viewing and whether they make an offer. Clean and declutter, repair small defects such as dripping taps, loose tiles and chipped paint, and make sure every light works. Fresh paint in neutral colours is one of the cheapest ways to make rooms look larger and brighter. Open the shutters before viewings, air the rooms and, in summer, make sure the air conditioning is working so that visitors are comfortable.

Photographs, plans and description

Most buyers begin their search online, so the quality of the photographs and the accuracy of the description matter. Use good natural light, photograph every room and the outdoor areas, and consider professional photography and a floor plan. Write a factual description: size, number of rooms, floor, orientation, parking, lift, outdoor space and what is included. Overstating a feature creates problems at the viewing and in the negotiation.

Decide what is included in the sale

Decide before you list whether furniture, white goods, air-conditioning units and fittings are included, and tell your agent. Write down the list and attach it to the offer and the promise of sale. Disputes about what was supposed to stay in the property are among the most common small problems on completion day.

Check the practical papers

Gather the documents buyers and their notaries will ask for: the published deed, the planning permits and approved plans, the EPC, recent utility bills, and details of any building fund, service charges or ground rent. Having everything in one folder shows that the property is well looked after and speeds up the whole process. If a document is missing, ask your notary how to obtain a copy as soon as you decide to sell.

Choosing an estate agent

In Malta, estate agents must be licensed by the Malta Chamber of Commerce under the Real Estate Agents, Property Brokers and Property Consultants Act (Chapter 578). Before instructing an agent, verify their licence number on the government's public register.

Commission rates are not fixed by law. Rates typically range from 3% to 5% of the sale price, usually paid by the seller. Some agencies charge a fixed fee. Always agree the commission in writing before signing an exclusive mandate.

Exclusive vs open mandates

An exclusive mandate means only one agency can market your property for a defined period. An open mandate allows multiple agencies to list it simultaneously. Exclusive mandates can lead to better marketing effort; open mandates give broader exposure. Most established agencies in Malta prefer a 3-to-6-month exclusive arrangement.

Questions to ask before you choose

How many similar properties have you sold in my area, and how long did they take?
How will you market my property: portals, social media, your own website, your client database?
Who will handle viewings, and how often will you report back to me?
What is your commission, is VAT or any other charge added, and when is it due?
What happens at the end of the mandate, and how do I end it early?
Will you advise me on the price, and on what evidence?

Reading the mandate carefully

The mandate is a contract. Check the duration, the exclusivity, the commission and the conditions under which it is earned, for example whether you owe commission if you sell to a buyer introduced before the mandate or after it ends. Ask what happens if you decide to withdraw the property from the market. If anything is unclear, ask the agent to put the answer in writing or ask a lawyer to review the document.

Selling privately

You are not obliged to use an agent. A private sale can save the commission, but you take on the marketing, the viewings, the screening of buyers, the negotiation and the coordination with the notary. If you sell privately, still agree the price and conditions in writing, ask the buyer for proof of funds or a mortgage in principle, and involve a notary early.

Working with your agent

A good working relationship makes the sale smoother. Be clear about your price expectations, your timing and any restrictions on viewings, respond quickly to requests and ask for regular updates. If the agent reports little interest, ask for the data: how many enquiries, how many viewings and what feedback, and decide together whether to change the price, the presentation or the marketing.

Setting an asking price

Pricing is the single largest determinant of how quickly a property sells. Overpriced properties in Malta tend to sit on the market for six months or more, accumulating a negative perception among buyers who track listings.

Agents use comparable sales data (comps) to suggest a price range. Published transaction data from the NSO and the Capital Transfer Duty records are available to professionals. As a seller, request at least two independent valuations before deciding on an asking price.

How to compare your property with others

Look at similar properties in the same street or area: same type, size, floor, condition and facilities. Compare the asking price per square metre, not just the headline price. Use the market data on MIRA to see average asking prices and price per square metre for your property type, and browse current listings to see what you will be competing against. Remember that asking prices are not transaction prices, so ask your agent for what comparable properties actually sold for.

Factors that move the price

Location, including the street, the views and proximity to transport and services.
Condition and finish: a renovated property can justify a higher price than one that needs work.
Outdoor space, parking and a lift.
The building: its condition, the common parts and the service charges.
Planning and title position: clean papers support the price; irregularities reduce it.
The state of the market and the number of similar properties for sale.

Pricing strategy

A price set at a realistic level usually attracts more viewings and offers in the first weeks, when the property is newest. Starting too high and cutting later can make a listing look stale. Some sellers add a small margin for negotiation; others price firmly and refuse to bargain. Whichever you choose, set your lowest acceptable price in advance so that you can respond to offers calmly.

Running viewings well

Be flexible about viewing times, since many buyers can only come in the evening or at weekends. Make sure the property is clean, bright and cool or warm as appropriate. Let the agent lead the viewing, but be available to answer questions about the building, the neighbours, utility costs and the area. After each viewing, ask the agent for honest feedback, since repeated comments about the same issue show what to fix or how to adjust the price.

Negotiating offers

Treat every offer as a conversation. Look at the whole package, not only the price: the deposit, the timeline, the financing, the conditions and what is included. A slightly lower offer from a cash buyer who can complete quickly may be better than a higher one that depends on a mortgage that is not yet approved. If you receive several offers, ask the agent to explain each buyer's position and respond to all of them in writing, fairly and with a clear deadline.

The legal process: from Konvenju to final deed

Maltese property law requires two notarial acts for most sales: the Konvenju (promise of sale) and the Kuntratt (final deed of transfer). Both must be signed before a Maltese notary.

Promise of sale (Konvenju)

The Konvenju is a binding contract signed by both parties. It sets out the agreed price, the deposit amount (typically 10%), and a deadline by which the final deed must be signed. If the buyer withdraws without valid cause, the seller retains the deposit. If the seller withdraws without valid cause, the buyer is entitled to double the deposit.

Final deed (Kuntratt)

The final deed transfers ownership. It is published in the Public Registry. The seller receives the balance of the purchase price on the day of signing. The notary, appointed by the buyer in most cases, verifies the title, checks for encumbrances, and calculates the taxes due.

From offer to offer accepted

When an offer arrives, ask the agent to put it in writing with the price, the proposed deposit, the deadline, the financing and any conditions. Check whether the buyer needs a mortgage or a permit, since this affects timing and risk. A cash buyer or a buyer with a mortgage approval in principle is usually a safer choice than one who has not yet spoken to a bank. Accept only in writing and ask the notary to prepare the Konvenju.

What the seller must do between the two deeds

Provide the documents the notary needs: the published deed, identification, tax details and any planning documents.
Cooperate with the buyer's bank and valuer by allowing access to the property.
Discharge any mortgage, which is normally done with part of the proceeds at the final deed.
Settle utility accounts and any shared-service charges, and arrange the transfer of the accounts.
Keep the property in the condition agreed and deliver it with vacant possession if the contract provides for it.

Selling a property that is inherited, shared or tenanted

Inherited property: make sure the succession has been properly dealt with and that every heir is willing to sign or has given a valid power of attorney. Tell the notary at the beginning.
Shared ownership: all co-owners must agree to the sale, the price and the share of the proceeds. Agree this in writing before listing.
Tenanted property: tell buyers about the lease and the rent, and decide whether the property will be sold with the tenant or with vacant possession. Check the notice position before you promise vacant possession.
Property abroad owner: arrange a power of attorney early, properly notarised and legalised, so that the deed can be signed without delay.

Selling to non-EU buyers

If your buyer is a non-EU citizen who needs an AIP permit, the Konvenju will be conditional on the permit and the timeline will be longer. Ask the buyer or their notary how the application is progressing, agree a deadline that allows for the process and keep in regular contact. Buyers in Special Designated Areas usually do not need the permit, so a sale there can be faster.

AIP permit guide

How the Konvenju works in detail

Taxes payable by the seller

The primary tax on a property sale in Malta is property transfer tax, charged at 8% of the transfer value (or the market value, whichever is higher). This is a final withholding tax — you do not declare the gain in your income tax return separately.

Reduced rates

5% if the property has been your primary residence for at least three consecutive years and you sell within 12 months of vacating it.
2% on Urban Conservation Area (UCA) properties and properties in specific Regeneration Areas, subject to conditions.
0% (exemption) if you sell your primary residence and reinvest in another primary residence within 12 months.

Sellers also pay the notary fee on the Konvenju (typically €100–€300) and any commission agreed with the agent. Capital gains tax at the standard rate may apply if you acquired the property as a trader or developer rather than as a private individual.

A worked example of net proceeds

The table below shows how the sale of a €400,000 property might look for a seller who has a mortgage balance of €120,000, pays 4% commission and pays the property transfer tax at the 8% rate described above. It illustrates the arithmetic and is not tax advice: rates, reliefs and your own circumstances may differ.

Item	Amount
Sale price	€400,000
Agent commission (4%, illustrative)	– €16,000
Property transfer tax (8%)	– €32,000
Mortgage redeemed at the final deed	– €120,000
Notary fee on the Konvenju (upper end of the range)	– €300
Net proceeds, before other costs	€231,700

If the reduced 5% rate applied instead, the tax would be €20,000 and the net proceeds about €243,700. If a full exemption applied, no transfer tax would be due. The difference between the rates shows why it is worth asking your notary, in advance, which one applies to you.

Plan the tax before you accept an offer

Ask the notary or a tax adviser to calculate the tax on your sale before you agree a price, so that your net proceeds are not a surprise. If you plan to buy another home with the proceeds, ask about any relief for reinvestment and about the timing conditions, which are strict.

All the costs of selling, in one place

Property transfer tax, calculated on the transfer value at the rate that applies to you.
Agent commission, if you use an agent, agreed in writing.
The notary's fee for the Konvenju, and any other cost you have agreed to bear.
The cost of the EPC and of any permit regularisation or repairs required to sell.
Early repayment charges on your mortgage, if any, and the balance of the loan.
Moving costs and the cost of clearing and cleaning the property.

Add these up before you set your price and compare the result with what you need to buy your next home. Sellers who calculate their net proceeds early make better decisions about offers and timing.

Guide to property taxes in Malta

Typical timelines

From accepting an offer to signing the final deed, the average timeline in Malta is 3 to 6 months. The Konvenju is typically signed within 2 to 4 weeks of agreeing a price. The gap between the Konvenju and the final deed depends on whether the buyer needs a mortgage (bank approval adds 4–8 weeks) and whether an AIP permit is required for non-EU buyers (8–12 weeks).

Offer accepted → Konvenju signed: 2–4 weeks
Konvenju → final deed (cash buyer): 4–8 weeks
Konvenju → final deed (mortgage buyer): 8–16 weeks
Konvenju → final deed (AIP required): 12–20 weeks

The whole journey, from preparing to getting paid

Stage	Typical timing
Preparing the property, EPC and documents	1–4 weeks
Choosing an agent and agreeing the price	1–2 weeks
On the market until an acceptable offer	Varies: weeks to many months, depending on the price and the market
Offer accepted to Konvenju	2–4 weeks
Konvenju to final deed	4–20 weeks depending on the buyer's financing and permits

Plan your next move around the later end of these ranges. If you are buying a home at the same time, ask your notary how to coordinate the two deeds so that you are not left without a home or with two mortgages.

Handing over the property

On the day of the final deed, the property is normally delivered with vacant possession, the keys and any remote controls, and the meter readings recorded. Agree in advance who will cancel or transfer electricity, water and internet. Leave the property clean and in the condition agreed, with the items included in the sale in place. A final walk-through with the buyer reduces the risk of disputes after the deed is signed.

If you are buying and selling at the same time

Coordinating a sale and a purchase is one of the hardest parts of moving. Ask your notary how to align the two deeds, whether a short gap between them is acceptable and whether the buyer of your property would agree to a later handover. Check with your bank how the proceeds of your sale will fund the next purchase and whether a bridging arrangement is available. Avoid committing to a purchase deadline that depends on a sale you have not yet secured.

After the sale

Keep copies of the deed, the notary's statement, the receipt for the tax and the discharge of any mortgage. If you move abroad, tell the tax authority and your bank, and make sure your last utility bills are settled. Keeping a tidy record protects you if a question is raised later about the sale.

Common seller mistakes

Listing without an EPC: the agent cannot legally advertise and you risk fines.
Not checking permit compliance before listing: buyers' notaries will find irregularities and either demand price reductions or walk away.
Accepting an offer without a written Konvenju: verbal agreements are not enforceable.
Underestimating the property transfer tax: ensure your net proceeds calculation accounts for 8% (or the applicable reduced rate).
Signing with an agent who is not licenced under Chapter 578.

More mistakes that cost sellers money

Pricing on emotion or on what you paid rather than on comparable properties.
Refusing small repairs that put buyers off or give them a reason to negotiate.
Accepting an offer from a buyer who has not checked their finances, and losing weeks if the loan is refused.
Letting the Konvenju deadline drift without a written extension.
Forgetting to discharge a mortgage, settle utility bills or deliver vacant possession as promised.
Not telling the buyer about a known defect, which can lead to a dispute or a claim later.

A seller's checklist

Check permits and fix any irregularity, and obtain the EPC.
Gather the deed, identification, tax details and utility statements.
Get two valuations and compare similar properties.
Choose an agent, read the mandate and agree the commission in writing.
Prepare, photograph and list the property with an accurate description.
Review offers in writing, check the buyer's finances and ask the notary to draft the Konvenju.
Calculate your net proceeds and plan the tax.
Prepare the property for handover and attend the final deed.

Browse current listings for sale in Malta

Frequently asked questions

Do I need a Maltese notary to sell my property?

Yes. All property transfers in Malta must be executed before a Maltese notary. The buyer traditionally appoints the notary, but the seller may appoint their own notary to review the deed independently.

Can I sell my property while it still has a mortgage on it?

Yes. The outstanding mortgage is settled from the proceeds at the time of the final deed. The bank issues a discharge of hypothec, which is registered simultaneously.

Is it mandatory to use an estate agent in Malta?

No. Private sales are legal. However, agents provide access to buyer networks and handle marketing, viewings, and negotiations. If you sell privately, you still need a notary for the legal transfer.

How long does it take to receive the sale proceeds?

You receive the balance of the purchase price on the day the final deed is signed. The deposit (10%) is typically paid at the Konvenju stage and held by the notary or agent.

How do I decide on the asking price?

Compare similar properties in your area, look at the price per square metre, get at least two independent valuations and ask your agent for evidence of what comparable properties have sold for. Remember that asking prices are not sale prices.

What documents do I need to sell?

Typically the published deed, identification, tax details, the EPC, the planning permit history and recent utility statements. Your notary will confirm the full list.

Can I accept an offer and keep marketing the property?

Until a Konvenju is signed, you are not bound, but you should be honest with the buyer and your agent about what you intend to do. Once the Konvenju is signed, you are committed and the property should come off the market.

What happens if the buyer cannot get a mortgage?

If the Konvenju has a mortgage condition and the bank refuses within the period, the buyer can usually withdraw and recover the deposit. That is why it is wise to ask buyers for a mortgage approval in principle before accepting an offer.