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Malta
Every figure carries its source and last-checked date.
€5.000
Price per m² (capital)
6-9%
Total buying costs
3.9%
Gross rental yield
+38%
5-year price trend
If you want to buy property in Malta, you are looking at one of the most accessible markets in the Mediterranean. Everything is conducted in English, the legal system is familiar to common-law buyers, and Malta levies no annual property tax at all: once you own, there are no recurring council rates, only a possible ground rent (cens) on some older titles. Renovated apartments in Valletta and Sliema average around EUR 5,000 per m2, while Gozo and inland villages sit closer to EUR 2,000 per m2.
The main formality for foreigners is the AIP permit system. Outside Special Designated Areas such as Portomaso, Tigne Point and Fort Chambray, non-residents need an AIP permit to buy, which costs EUR 233 and is issued in about 35 days. EU citizens are exempt when buying a primary residence or after 5 years of continuous residence. Total buying costs run to 6-9%, of which 5% is stamp duty.
Malta also runs an active residence-by-investment route. The Malta golden visa equivalent, the MPRP permanent residence programme, accepts a qualifying property purchase from EUR 375,000, making it one of the few EU programmes where real estate still qualifies.
Key facts
| Price per m² (capital) | €5.000 | Market data, renovated apartments Valletta/Sliema (EUR 4,500-6,000+ per m2) |
| Price per m² (coast) | €3.300 | National median asking price, ~EUR 3,270-3,300 per m2 (almost all of urban Malta is coastal) |
| Price per m² (rural) | €2.000 | Gozo and inland villages, EUR 1,500-2,500 per m2 |
| 5-year price trend | +38% | Eurostat house price index for Malta (NSO RPPI): 130.82 in Q1 2021 to 180.81 in Q1 2026 (2015=100) |
| Total buying costs | 6-9% | |
| Gross rental yield | 3.9% | Global Property Guide: average gross yield 3.92% in Q1 2026 (Gozo apartments 3.74%) |
| Cost of living (EU = 100) | 92 | Eurostat price level index, household final consumption expenditure, Malta 91.6 (EU-27 = 100, 2024) |
Buying costs
Costs on a €250,000 purchase: €15.000 - €22.500
| Transfer tax | 5-5% | Stamp duty 5% on the higher of price or market value (first-time buyers exempt on first EUR 200,000 since 28 Oct 2025) |
| Notary | 1-2.5% | Notarial fee under the Ch. 55 tariff (Notarial Profession and Notarial Archives Act): about 1% on average, agency guides quote 1.5-2.5% incl. searches; paid 33% at the konvenju and 67% at the final deed |
| Registration | 0.1-0.3% | Land Registry fee scale (EUR 13.98 base + EUR 9.32 per EUR 23,294 tranche above EUR 93,175, i.e. a few hundred EUR) plus searches; AIP permit fee EUR 233 where required |
| Legal | 0-1% | The notary, a public official appointed by the buyer, performs the conveyancing; a separate lawyer is optional |
Taxes for non-residents
| Annual property tax | None. Malta levies no annual property tax or council rates; only possible ground rent (cens) on some older titles | CSB Group / Commissioner for Tax and Customs: all property taxes are transaction-based |
| Wealth tax | - | No net wealth/worth taxes in Malta (PwC Tax Summaries) |
| Rental income tax | 15% | Optional flat final tax of 15% on gross rental income (TA24); alternative: progressive rates on net income |
| Capital gains | 8% | Property transfer tax: 8% final withholding on the transfer value, paid by the seller (10% if acquired before 2004; reduced rates in specific cases). Buyers pay stamp duty instead |
| Inheritance | No inheritance or estate tax, but 5% stamp duty is due on Maltese immovable property transmitted causa mortis | PwC Tax Summaries Malta, Duty on Documents and Transfers |
The buying process
| Can foreigners buy? | special-permit | AIP permit (Immovable Property Acquisition by Non-Residents Act, Cap. 246) needed outside Special Designated Areas; EU citizens exempt for a primary residence or after 5 years continuous residence |
| Mortgage as non-resident | Yes | HSBC Malta, Bank of Valletta and APS lend to non-residents, with stricter income checks and lower LTV |
| Typical duration | 12-26 weeks | Promise of sale (konvenju) is typically valid 3-6 months to the final deed (registered within 21 days of signing); the AIP permit for non-EU buyers takes ~35 days and is processed within that window |
Residency & golden visa
Golden visa: MPRP (permanent residence): buy a qualifying property from EUR 375,000 (or rent from EUR 14,000/yr) plus EUR 50,000 admin fee, EUR 30,000 contribution (EUR 60,000 if renting) and EUR 2,000 donation; rules per 1 Jan 2025. Citizenship-by-investment was ruled contrary to EU law by the ECJ on 29 April 2025 and repealed; the replacement citizenship-by-merit route has no investment option.
The buying process step by step
- 1
Engage a notary
In Malta the notary handles the conveyancing, so appointing one is your first step. The customary notarial fee is 1-2.5% of the price, including searches. A separate lawyer is optional and typically adds 0-1% if you want independent representation.
- 2
Sign the promise of sale (konvenju)
The konvenju is a binding preliminary agreement between you and the seller. It is typically valid for 3 to 6 months up to the final deed, which fixes the timetable for the rest of the purchase. Conditions such as financing or permits are written into it.
- 3
Apply for the AIP permit if required
Non-residents buying outside a Special Designated Area apply for an AIP permit, which costs EUR 233 and is issued in about 35 days. Minimum property values apply: EUR 143,410 for apartments and EUR 247,701 for other property. EU citizens buying a primary residence, or with 5 years of continuous residence, are exempt.
- 4
Due diligence and searches
Your notary verifies the seller's title, checks for hypothecs and confirms planning status through official searches. Land Registry and search fees amount to roughly 0.1-0.3% of the price, in practice a few hundred euros in flat amounts.
- 5
Sign the final deed
The deed of sale is signed before the notary, the balance is paid and ownership transfers. Stamp duty of 5% on the higher of the price or market value is due at this stage. First-time buyers are exempt on the first EUR 200,000 since 28 October 2025.
- 6
Registration
After the deed, the notary registers the transfer with the Land Registry, completing the legal process. From konvenju to registered ownership, a typical purchase takes 12-26 weeks in total; the AIP permit for non-EU buyers takes about 35 days and is processed within the konvenju window, so it does not extend the total.
Frequently asked questions
Can foreigners buy property in Malta?
Yes, foreigners can buy property in Malta, though non-residents usually need an AIP permit outside Special Designated Areas. The permit costs EUR 233, is issued in about 35 days, and carries minimum values of EUR 143,410 for apartments and EUR 247,701 for other property. It is limited to one property for residential use, generally without letting. EU citizens are exempt for a primary residence or after 5 years of continuous residence, and in Special Designated Areas such as Portomaso, Tigne Point and Fort Chambray none of these restrictions apply.
What are the total costs of buying property in Malta?
Expect total buying costs of 6-9% on top of the price. The largest item is stamp duty at 5%, charged on the higher of the price or market value, with first-time buyers exempt on the first EUR 200,000 since 28 October 2025. Notarial fees are customarily 1-2.5% including searches, registration and search fees add roughly 0.1-0.3%, and a separate lawyer, which is optional, adds 0-1%. Agent fees are customarily paid by the seller.
Does Malta have an annual property tax?
No, Malta levies no annual property tax or council rates. The only possible recurring charge is ground rent (cens) on some older titles. All property taxation is transaction-based: buyers pay 5% stamp duty on purchase, and sellers pay a final property transfer tax of 8% on the transfer value (10% if the property was acquired before 2004). There is also no wealth tax.
Can I get a mortgage in Malta as a non-resident?
Yes, non-residents can borrow from Maltese banks such as HSBC Malta, Bank of Valletta and APS. Expect stricter income checks and a lower loan-to-value: the typical non-resident cap is 60-70%, with HSBC Malta's buy-to-let product at 65%, while residents can borrow up to 90%. Plan your deposit accordingly before signing the konvenju.
How long does buying property in Malta take?
A typical purchase takes 12-26 weeks from start to finish. The promise of sale (konvenju) is normally valid for 3 to 6 months up to the final deed, which sets the core timetable. Non-EU buyers who need an AIP permit do not need to allow extra time on top: the permit takes about 35 days and is processed within the konvenju window.
Does Malta still have a golden visa?
Yes, for residence: the MPRP permanent residence programme is active. It requires a qualifying property purchase from EUR 375,000 or a rental from EUR 14,000 per year, plus a EUR 50,000 administrative fee, a EUR 30,000 government contribution (EUR 60,000 if renting) and a EUR 2,000 donation, under rules in force since 1 January 2025. Citizenship-by-investment is gone: the ECJ ruled it contrary to EU law on 29 April 2025 and it was repealed, with the replacement citizenship-by-merit route offering no investment option.
Can I rent out my Maltese property to tourists?
Only with a licence: an MTA (Malta Tourism Authority) licence is mandatory for all short lets. The consolidated framework of April 2026 tightens standards, platforms must verify licence numbers and report activity from May 2026, and unlicensed operators face removal and a three-year ban. Note that property bought under an AIP permit generally may not be let. On the tax side, you can opt for a flat final tax of 15% on gross rental income; average gross yields are around 3.9%.