Buying Property in Malta
A Guide for Foreign Buyers

Malta’s real estate market is remarkably accessible to international buyers, combining transparent processes with a wide range of opportunities - from sleek apartments in St. Julian’s to rustic farmhouses on Gozo. Whether you’re an EU citizen or from further afield, the framework is clear, with specific pathways depending on your status.

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Who Can Buy Property In Malta?

One of Malta’s greatest strengths as a property market is its clarity around ownership rules. EU citizens can purchase property in Malta freely, with the ability to own multiple properties if resident. This means if you are relocating to Malta for work, looking for a retirement apartment in Malta or just a holiday home in Malta, you can build a portfolio with relative ease. Non-EU buyers, meanwhile, generally require an Acquisition of Immovable Property (AIP) permit. The process is straightforward, but it does mean purchases are typically limited to one primary residence. The exception to this rule is within Special Designated Areas (SDAs) and high-profile luxury developments such as Valletta view properties for sale in Tigné Point, Sliema or marina view apartments for sale in Portomaso, where purchases are unrestricted and where international buyers enjoy the same freedoms as Maltese nationals. This framework ensures any Malta property for sale remains open to international investment while maintaining balanced growth in the local Maltese housing market

The Buying Process

Once you’ve chosen your property - perhaps a townhouse for sale in Valletta’s UNESCO-listed centre, or a villa for sale on Gozo with sweeping views — the first step is the Promise of Sale Agreement (Konvenju). This legally binding contract secures the deal, typically with a 10% deposit. At this stage, your notary begins due diligence: verifying title deeds, ensuring there are no outstanding debts or encumbrances, and confirming compliance with local planning laws. The process usually takes around three months, during which financing can also be finalised if needed. Once complete, the final deed of sale is signed and registered before a Maltese notary. Buyers often find this system reassuringly transparent compared to other Mediterranean markets, where title disputes or bureaucratic hurdles can be more common.

Costs to Consider

Alongside the property price, buyers should factor in approximately 5% in stamp duty with reduced rates for first-time buyers, notarial fees of 1–2%, and, for non-EU buyers, a €233 AIP permit fee.

Additional expenses may include surveys, registry charges, and utility transfers through Enemalta. On larger purchases, buyers sometimes appoint independent surveyors or architects to assess the building condition, particularly with historic properties. It is also worth considering ongoing costs such as home insurance, condominium fees (for apartments), and property tax in your home country, depending on residency status.

Residency & Citizenship in Malta

Malta also offers attractive residency options for investors. The Malta Permanent Residence Programme (MPRP) requires a qualifying property purchase. Citizenship routes exist via real estate investment combined with a national contribution through the Community Malta Agency. Retirees and investors also benefit from long-term visa schemes.

Important Considerations for Buying Maltese Property

Before committing, verify zoning and planning details with the Planning Authority. Many international buyers favour Special Designated Areas (SDAs) for flexibility, while investors often look at St. Paul’s Bay property for sale or Sliema real estate for their strong rental potential.

Living in Malta After Purchase

Once the sale is complete, the practicalities of settling in come into focus. Utility connections (electricity, water, and internet) are typically straightforward, with providers accustomed to dealing with foreign buyers. Renovations, if needed, should be carried out with licensed contractors, as local workmanship standards can vary. Engaging an architect to oversee larger projects is common practice. Beyond the paperwork, new owners often highlight the ease of integration into Malta’s expat and local communities. English is an official language, which smooths the transition, and cultural events, festivals, and village feasts provide endless opportunities to connect with neighbours. For many, the purchase marks not just a financial investment but the beginning of a Mediterranean lifestyle.