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Buying Property in Malta

A comprehensive guide to the buying process, legal requirements, and what to expect at every step.

Overview

Malta's property market is one of the most active in the Mediterranean. Whether you're a Maltese citizen, an EU/EEA national, or a non-EU buyer, the process is well-established and transparent. The typical timeline from offer to final deed is 2–4 months.

The Buying Process

1

Search & Viewings

Browse listings on HomeLink, contact agents or owners directly, and schedule viewings. Consider the locality, proximity to amenities, transport links, and future development plans.

2

Make an Offer

Once you find a property you like, make a verbal or written offer to the seller (or their agent). Negotiation is common — most properties sell for 5–10% below the asking price.

3

Promise of Sale (Konvenju)

A legally binding preliminary agreement drafted by a notary. Both parties sign, and the buyer pays a deposit of 10% of the purchase price. The konvenju typically gives 3 months to complete due diligence and arrange financing. A 1% stamp duty on the full price is paid at this stage.

4

Due Diligence

The notary conducts title searches to verify ownership, check for mortgages, liens, or other encumbrances, and confirms that the property complies with planning regulations. If you need a bank loan, the bank will also conduct an independent valuation.

5

Final Deed of Sale

Once due diligence is complete and financing is in place, the final deed is signed before the notary. The remaining 4% stamp duty (total 5%) is paid along with notary fees. The deed is registered at the Public Registry, transferring ownership to the buyer.

Buying as a Foreigner

EU/EEA Citizens

EU and EEA nationals who have lived in Malta for at least 5 years can purchase property freely with no restrictions. Those who have lived in Malta for less than 5 years may buy one property for residential purposes without needing a permit, provided it is their primary residence.

Non-EU Citizens

Non-EU nationals generally need an AIP (Acquisition of Immovable Property) permit to purchase property in Malta. The permit is issued by the Ministry of Finance and typically takes 2–3 months to process. It costs approximately €233 in application fees.

Special Designated Areas (SDAs)

Properties in SDAs can be purchased by anyone regardless of nationalitywithout needing an AIP permit. SDAs include popular developments like Tigne Point (Sliema), Portomaso (St Julian's), SmartCity (Kalkara), Fort Cambridge (Sliema), Pendergardens (St Julian's), and Ta' Monita Residence (Marsascala), among others.

Tips for Buyers

  • Always hire an independent notary — the notary acts for both parties but you can also appoint your own legal advisor.
  • Get a bank pre-approval before making an offer if you need a mortgage. Maltese banks typically offer up to 80% LTV.
  • Check the EPC (Energy Performance Certificate) rating — it affects long-term energy costs.
  • Look for "Direct to Owner" listings on HomeLink to avoid agency commissions and deal directly with the property owner.
  • Factor in stamp duty (5%), notary fees (~1–2.5%), and any agent commission (~3.5% + VAT shared between buyer and seller) when budgeting.
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