How to Buy Property in Malta
Complete guide to purchasing a house or apartment in Malta — for first-time buyers, returning buyers, and expats
Important Disclaimer
This information was compiled in January 2026 and is provided for general guidance only. Property laws, tax rates, and government schemes may have changed since this was written.
- Consult a notary — they handle all property transactions in Malta
- Engage an architect (Perit) — for property inspections before purchase
- Check official sources — Government portal at gov.mt
MyRent is not responsible for any decisions made based on this information.
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Overview
Buying property in Malta involves a structured 3-6 month process centered on two key legal documents: the Promise of Sale (Konvenju) and the Final Deed (Kuntratt). A notary guides you through both, conducting due diligence and ensuring legal compliance.
Malta offers significant benefits for first-time buyers, including stamp duty exemptions and government grants. Foreign buyers can purchase freely in Special Designated Areas (SDAs), while other purchases may require an AIP permit.
Who Can Buy Property in Malta?
Maltese Citizens & EU/EEA Nationals
Fewest restrictions, most benefits available
Non-EU Citizens / Expats
Additional requirements apply outside Special Designated Areas
First-Time Buyer Benefits
Malta offers some of Europe's most generous first-time buyer incentives. To qualify, you must never have owned or inherited residential property in Malta. Owning non-residential property (garages, land, commercial) does not disqualify you.
Step-by-Step Buying Process
Get Your Finances Ready
Before property hunting — typically 2-4 weeks
Determine Your Budget
Factor in purchase price + 5-10% for fees (stamp duty, notary, registration, surveys). First-time buyers need less due to exemptions. Use our mortgage calculator to estimate your monthly payments.
Get Mortgage Pre-Approval
Request an Agreement in Principle (AIP) from your bank. Valid ~6 months. This confirms your borrowing capacity and strengthens offers.
Prepare Documents
Last 3-6 months payslips, FS3 form, 6-12 months bank statements, valid ID. Self-employed: 2 years tax returns + audited accounts.
Find Your Property
Search, view, and inspect — typically 2-8 weeks
Work with Estate Agents
Agents earn commission from sellers (5% + VAT), so their services cost you nothing. Major agencies: Frank Salt, RE/MAX Malta, Dhalia, Perry. Or browse listings directly on MyRent.
Hire an Architect (Perit) — CRITICAL
Before making any offer, pay €250-500 for a professional inspection. They check structural integrity, damp issues, planning permits, and unauthorized construction.
Sign the Promise of Sale (Konvenju)
Legally binding preliminary agreement
Once your offer is accepted and architect approves, you sign the Konvenju before a notary. This is a mutual promise to complete the sale if all conditions are met.
Include These Protective Clauses:
Due Diligence Period
Notary searches and mortgage finalization — 6-12 weeks
Notary Conducts Legal Searches
- • Title verification — confirming seller legally owns property
- • Public Registry searches — tracing ownership history
- • Hypothec checks — identifying mortgages or liens
- • Litigation searches — uncovering legal disputes
- • Planning verification — confirming permits are in order
- • Ground rent status — freehold vs leasehold terms
Finalize Your Mortgage
Submit formal application. Bank conducts valuation (€200-1,200 fee). Upon approval, you receive a sanction letter. Arrange life insurance and building insurance before completion. Use our mortgage calculator to compare scenarios.
AIP Permit (If Required)
Notary submits application to Capital Transfer Duty Department. €233 fee, ~35 days processing.
Sign the Final Deed (Kuntratt)
Ownership transfers — the big day!
Both parties meet at the notary's office (or bank's legal offices if using a mortgage). Bring valid ID and payment (banker's drafts or cheques).
Payments at Completion:
Register & Move In
Final steps after completion
Land Registry Registration
Notary registers within 15 days. You receive a certificate of title — your official proof of ownership.
Connect Utilities
Contact Enemalta (electricity) and ARMS (water). Connection fees: ~€300 single-phase / ~€900 three-phase plus deposits. For more tips, check our utilities setup guide.
Apply for First-Home Grant
If eligible, apply through servizz.gov.mt by April of the following year. Submit bank statements each March to receive annual payments.
Home Loans & Mortgages in Malta
Compare mortgage options and estimate your monthly payments with our mortgage calculator.
Major Mortgage Providers
Loan-to-Value (LTV) Ratios — Deposit Requirements
| Buyer Type | Max LTV | Min Deposit |
|---|---|---|
| First-time buyer (primary residence) | 90% | 10% |
| Non-first-time buyer | 85% | 15% |
| Buy-to-let (residents) | 75% | 25% |
| Buy-to-let (non-residents) | 65% | 35% |
Complete Costs Breakdown
Total acquisition costs typically range from 2-8% of property price depending on your buyer category. Malta has no annual property taxes after purchase.
Typical Timeline
Get mortgage pre-approval, property search, viewings, architect inspection
Offer accepted, Promise of Sale signed, 10% deposit paid
Notary searches, AIP application (if needed), mortgage finalization
Insurance arranged, sanction letter received, completion scheduled
Final deed signed, ownership transfers, registration completed
Essential Tips & Red Flags
Do's
Don'ts & Red Flags
Understanding Ground Rent
Some Maltese properties sit on long-term land leases rather than freehold land. This is called ground rent (ċens).
- • Annual cost: €40-250 per year
- • Recognition fee: One year's rent payable at purchase
- • Perpetual: Continues indefinitely — safest option
- • Temporary: Has an expiration date — affects future value
Your notary should explain these implications clearly before you commit.
Remember
This guide is for informational purposes only and does not constitute legal or financial advice. Property laws, tax rates, and government schemes change regularly. Always verify current requirements with a qualified notary and consult professionals for your specific situation.
About MyRent
MyRent is a property listing platform connecting buyers and sellers in Malta. We are not involved in property transactions, legal matters, or financing. All transactions occur directly between parties through qualified professionals. This guide is provided as a public resource to help users understand Malta's property buying process.