Buying property in Malta as a foreigner

vWith its warm Mediterranean climate, excellent living standards and fresh, delicious seafood, it’s easy to see why so many people are dreaming of moving to Malta. It’s also one of the more affordable spots in Europe when it comes to cost of living.

If you’re considering a move to Malta, you’re going to need to find somewhere to live.

Read on for our essential guide on how to buy property in Malta as a foreigner, including average property prices, mortgage tips, fees and taxes, and where to start your search.

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Can you get a mortgage from a Maltese bank as a non-resident?

The first thing to think about is how you’ll finance your Maltese property purchase. Unless you have the cash upfront, you’re likely to need a mortgage.

Some banks in Malta do lend to foreigners and non-residents, but not all - your best shot is with a specialised lender.¹

For those that do, the application process for mortgages may involve more paperwork and be more complicated than for locals - and the conditions for acceptance may be harder to meet.

You may also need to get permission from the Central Bank of Malta, and take out life insurance.²

As a foreign applicant, you can expect a maximum Loan-to-Value (LTV) rate of around 80%.¹

It’s a good idea to start shopping around for mortgages before starting your property search in earnest.

You may want to use a broker, who can help you find the right mortgage for your circumstances. Simply having someone on your side who understands the local system can pay dividends.

📚 Money and banks in Malta

Taxes and fees for owning property in Malta

In order to set your budget for the purchase, you’ll need to factor in legal fees, property taxes and other costs.

Here are the main ones to know about when buying property in Malta:

Tax/fee name	Rate/fee
Legal fees	1% to 1.5%1
Property transfer tax (stamp duty)	5%3
Notary fees	1.5% to 2%1
Estate agent fee (if applicable)	5%1
Registration fee	Varies based on property value
Building survey (optional but recommended)	€300 to €800 EUR4
Mortgage valuation fee	Varies by lender
AIP (Acquisition of Immovable Property) Permit	€233 EUR4

What’s the property market like in Malta?

The property market in Malta is growing steadily, with property prices rising 6.9% in 2025 compared to the year before. The number of transactions remains high, and demand is still outstripping supply.⁵

What this means as a buyer is that you may have to pay a little more - and perhaps compete more with other buyers - in order to snap up your dream Maltese property.

If you’re looking to buy a property to rent out, it could be useful to know that there is sustained rental demand in Malta - with over 70,000 rental contracts registered in 2025. Rental yields are around 5.54% in sought-after city centre areas.⁵

Can foreigners buy property in Malta?

You don’t need to be a citizen or even a permanent resident of Malta to buy property there, but you will need to apply for something known as an AIP (Acquisition of Immovable Property) permit. There’s a fee to pay, and you can expect to get your permit within around 35 days.⁶

For both foreigners and EU citizens buying property in Malta, there’s a one property limit. This means you can only own one house or apartment, except if you buy in a Special Designated Area (SDA).⁶

In these luxury areas, resorts or developments, where foreign investment is encouraged, you can buy as many properties as you like - without the need for an AIP.

Can you buy property in Malta and get residency?

For most foreign buyers, it’ll be necessary to get the relevant visa or work permit to stay in Malta longer than 90 days. But if you have enough cash in the bank, there is a scheme through which you can buy property in Malta and get residency status.

It’s called the Malta Permanent Residence Programme (MPRP), but is also known as the Malta Golden Visa.

📚 Malta Golden Visa

It shouldn’t be confused with the now-scrapped

Malta Citizenship by Investment Program, which was ruled to have broken EU law and ended in 2025.⁷

The MPRP lets non-EU nationals live in Malta indefinitely as a permanent resident and bring family members along too, provided they meet the following conditions (among others):⁸

• Have at least €500,000 EUR in financial assets
• Invest in property with a minimum value of €300,000 EUR (€350,000 EUR in some areas)
• Pay a non-refundable government contribution of €28,000 EUR
• Maintain investments for at least 5 years

So if you’re looking to move abroad and live in Malta permanently, this could be the residency pathway for you.

How much are the property prices in Malta?

Now we come to the all important question - how much money do you need to afford your dream home in Malta?

According to the cost of living database Numbeo, the cost of buying an apartment in Malta is around 25% and 29% cheaper per square meter than the UK - depending whether you buy inside or outside a major city centre.⁸

Although of course, it depends on the type of home and the exact area you’re buying in.

To narrow it down a little further, here’s a guide to what you can expect to pay per square metre in some of Malta’s major cities and popular areas:¹⁰

City	Average apartment price per sq.m - city centre (EUR)	Average apartment price per sq.m - outside city (EUR)
Valetta	€4,716	€3,405
Sliema	€4,804	€3,166
St. Julians	€3,450	€2,280
Gzira	€5,000	€4,000
Mellieħa	€3,000	€2,500
Birkirkara	€3,566	€2,400
Saint Paul’s Bay	€3,122	€2,600
Mosta	€3,000	€2,000

Another thing to note when figuring out the price for property in Malta is that international transfers could get expensive, especially if the bank or provider adds a margin to the exchange rate to convert your pounds to euros.

Consider checking out Wise to securely handle your large transfers with mid-market exchange rates and low, transparent fees*.

Where is the cheapest place to buy property in Malta?

If you’re house hunting on a tight budget, you might want to start your search in the southern regions of Malta. This includes the towns of Marsaskala, Kalkara, Fgura, Paola and Zejtun.¹¹

Affordable property can also be found on the island of Gozo.¹¹

Buying property in Malta as a foreigner - a step-by-step guide

Before you start your house hunt, it can be useful to know a little about how the process of buying property works in Malta.

Here’s a quick overview of the steps involved:¹²

1. Get your finances in order

The first step is to get your finances sorted. This means setting a budget, getting a mortgage offer (approval in principle) and getting all your paperwork together.

2. Apply for your AIP permit

Before you can legally buy property in Malta, you’ll need to apply for your AIP permit - unless you’re buying in a Special Designated Area. You can get your AIP on the Maltese government’s website.

You might also want to open a Maltese bank account, or at least make sure you have an international account in euros. This can make real estate transactions easier, especially in relation to your mortgage.

📚 Opening an account in Malta

3. Find a property and arrange viewings

Now it’s time to start searching for your dream home. You can use online property portals and/or local estate agents to find properties. We’ll run through some tips later on how and where to start your search.

If you’ve found somewhere you like, arrange a viewing as soon as you can, and start researching the area in the meantime.

4. Make an offer

If you’ve found the perfect property, the next step is to submit a competitive offer to the estate agent, or to the buyer directly. You can negotiate, just like in other countries.

5. Appoint a notary and a solicitor

The notary public is an essential part of property transactions in Malta, so you’ll need to appoint one. This person will be responsible for conducting searches and other legal steps to assist in the buying process.

And while it’s not mandatory, it’s a good idea to find and appoint a lawyer specialising in property law in Malta. They can advise you throughout the sale, acting in your interests, reviewing contracts and carrying out due diligence checks.

A personal recommendation is a good way to find a solicitor, but you can also find a list of English-speaking property solicitors on the UK Government website.

6. Get a survey

While due diligence checks are being carried out, you might want to book a building survey. This involves hiring a surveyor to check the property for structural or other issues.

If the survey flags anything up, you may be able to re-negotiate on price.

7. Sign the preliminary contract and pay the deposit

If all checks are completed and you’re happy to go ahead, the next step is for both parties to sign the preliminary agreement. This is called a Promise of Sale or Konvenju. This is a legally binding step.

You’ll also arrange a transfer for the deposit, which is usually around 10% of the purchase price. You may also need to pay 1% of the total stamp duty owed.

At this stage, you might want to contact your mortgage provider to finalise the financing for your purchase.

8. Sign the final contract and transfer the balance

This final deed of sale needs to be signed by both parties in the presence of a notary public.

You’ll pay the final balance (along with any extra fees and taxes), the property will be registered in your name and you’ll get the keys to your new home.

📚 Buying and financing a house abroad

How can you find a property in Malta?

The two main routes to find property to buy in Malta are local real estate agencies and online property websites.

Property agencies and agents in Malta

It isn’t necessary to use a real estate agent to find a property to buy overseas. But it can be helpful, especially if you’re moving to Malta from the UK and are unfamiliar with the local property market.

If it’s the first time you’ve bought a property in Malta, then a specialist buying agent or broker might offer helpful advice and insight into the local market.

However, there will usually be a fee to pay for this service, and you should also make sure the agent is licensed and registered with the Property Market Agency in Malta.

📚 Moving to Malta from the UK

Property websites in Malta

You can also start your property search online, perhaps before you even set foot in Malta.

Some of the best property websites and apps to try include:

• A Place in the Sun
• Maltaproperty.com
• Rightmove Overseas
• OwnersBest.com.mt
• PropertyMarket.com.mt
• Yitaku (app)
• Indomio Malta

What are some of the pitfalls of buying property in Malta?

One of the main things to watch out for when buying property abroad are scams.

The very best way to protect yourself when buying property in Malta is to consult an independent real estate lawyer. This is an expert who works just for you and has your interests at heart, rather than working for the seller or real estate agent at the same time.

The UK Government has a handy list of English speaking lawyers in Malta.

It’s very important that your solicitor checks the title deeds of the property, before you sign any agreement. They’ll need to verify the property can be legally sold and is free of mortgages and disputes.

Other key things to remember for a safe property purchase in Malta:

• Make sure any estate agent you use is registered with the Property Market Agency in Malta
• Apply for your AIP early - as it can take some time to come through
• Be very cautious if an agent or lawyer asks you to cut corners to save time or money
• Don’t be bullied by aggressive sales or marketing tactics - take your time, do your research and complete the process carefully
• Get a building inspection/survey carried out if you have any concerns about the property.

How do you choose the right property in Malta?

Your dream home in Malta will be the one that closest fits your search criteria. The most important factors will be location, the type of home and of course, how much you can afford to spend.

If you’re not already living there, it’s worth making a trip to the specific town or city in Malta you’re interested in. You’ll want to check out the local area and view properties, making sure to pay attention to local transport links and amenities.

Condition of the property

It’s a good idea to do as much research as possible before committing to purchase a property.

It’s not mandatory, but it is strongly recommended to commission a building survey or inspection. This will flag up any major issues and give you a better idea of what you’re buying.

Type of property

Malta offers a variety of different property types, from townhouses and luxury apartments to Mediterranean villas and magnificent palazzos.

You may prefer to buy a new build from a developer, but you could get a better deal - and a more characterful property - with an older home in a rural area. Just remember though that these homes are likely to come with higher renovation costs.

If you’re buying in a city like Valletta or Sliema, an apartment is likely to be the best choice in terms of location and local amenities.

Moving into your Maltese property

Before you can get the keys to your new home, you’ll have a few key tasks to run through. These include taking out insurance and setting up your utilities.

Insurance

It’s strongly recommended to take out a buildings insurance policy starting from your completion date. In fact, you might find it's a mandatory condition of your mortgage offer.

Setting up utilities and bills in Malta

If you know when your completion date will be, it makes sense to get some essentials set up in advance of moving in.

A prime example is utilities, such as heating, power and water. Get these sorted as early as you can, and the moving process should be a little smoother.

📚 Paying bills in Euros from the UK

Renovating property in Malta

For older properties, some building work or improvements may be needed before you can move in.

Read our guide below on building and renovating property abroad, covering everything from planning permission to finding a local builder - and some of the main costs you can expect.

📚 Building and renovating abroad

Save on currency conversion fees with Wise when buying property in Malta

After reading this guide, you should have all the essential info you need to start your property search in Malta. This includes those crucial first steps such as finding a broker and searching online property portals, and getting your finances in order.

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Additional FAQs about buying property in Malta

Is it cheaper to live in Malta than the UK?

Yes, the cost of living in Malta is around 15.2% cheaper than the UK (including rent). ⁹

Where do most British expats live in Malta?

You’ll find expats spread across Malta, but most live in popular cities and areas such as Sliema, St. Julian's and St. Paul's Bay (including the seaside resort of Bugibba).

Does buying a house in Malta give you residency?

It is possible to get residency through buying a house in Malta. You’ll need to meet a number of conditions and buy a home worth at least €300,000 to €350,000 EUR.⁸

To retain residency, you mustn’t sell your Maltese property for at least 5 years.⁸

What is the average price of a house in Malta?

The average cost of a one-bedroom studio in Malta is €232,913 EUR, while three-bedroom apartments tend to sell for over €400,000 EUR.⁶

However, it all depends on the specific part of the country you’re buying in, as well as the size and features of the property itself.

Can a British citizen retire in Malta?

Yes, British expats can retire in Malta under something called the Malta Retirement Programme (MRP). It offers tax benefits and access to healthcare for foreign nationals whose main income is a pension.

To qualify, you’ll need to meet certain conditions - such as buying property worth at least €275,000 EUR.¹³

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Sources used:

1. Global Property Guide - mortgage info for foreigners/non-residents
2. Online Mortgage Advisor - mortgage conditions in Malta for foreigners
3. Nomad Capitalist - stamp duty on Malta
4. PropertyMarket.com.mt - survey and AIP fees
5. Investropa - Malta property market statistics and info
6. Global Citizen Solutions - AIP info and the one property limit
7. BBC News - citizenship by investment program ends
8. Citizen Remote - MPRP information (Malta Permanent Residence Programme)
9. Numbeo - cost of living comparison between UK and Malta
10. Numbeo - cost of living comparison between cities in Malta
11. Sothesby’s International Realty Malta - most affordable areas in Malta
12. Expatra - steps to buy property in Malta
13. Global Citizen Solutions - MRP (Malta Retirement Programme) information

Sources last checked on date: 16-Jan-2026