Buy Property in Malta: Sliema, St Julian's and Costs

Apartments make up 60% of listings and are usually in low- to mid-rise blocks of three to six floors. Penthouses, at 7,732 listings, are common because many blocks are topped with a penthouse that often includes a terrace. Houses include terraced houses of limestone and houses of character, and villas (976) are the premium segment. Townhouses, studios, commercial units and land round out the options.

Check the finishing state, as many apartments are sold "shell" (unfinished) and others fully finished. Ask about the airspace and any planned building next door.

EU citizens face few restrictions, but non-EU buyers need an Acquisition of Immovable Property (AIP) permit for most purchases, with conditions on property type, location and sometimes minimum value. Buying within designated zones is simpler. EU nationals who have not lived in Malta for long may need a permit for a second property. Check with a Maltese notary.

1. Find a property and make an offer through a licensed agent.
2. Sign a promise of sale (konvenju). This binds the buyer and seller, typically with a deposit of about 10%.
3. Apply for an AIP permit if you are a non-EU buyer, and perform due diligence.
4. Notary checks title, planning permits and encumbrances.
5. Sign the final deed (kuntratt) at the notary and pay the balance.
6. Register the deed and settle taxes.

Our Malta buying guide provides more.

Malta's costs are mostly one-off and paid at the deed.

Maltese banks lend to non-residents, often up to about 70% to 80% of value, based on income and credit checks. Interest rates are generally linked to the European Central Bank and local bank margins. Many international buyers use cash or equity from another property. See our Malta financing guide and the mortgage calculator.

Malta runs a Permanent Residence Programme with a property requirement (purchase or lease above set thresholds) and government contributions. Its citizenship-by-investment route faced a European court ruling in 2025, so its future is uncertain. Check the current rules directly with the regulator or a licensed agent before you plan around residency.

Pros

• English-speaking, EU member with a stable legal system
• Year-round Mediterranean climate and strong rental demand
• No recurring property tax on most homes
• Large choice of apartments and penthouses

Cons

• Small island with limited land and high prices per m²
• Construction noise and planning changes can affect views
• Permits needed for many non-EU buyers
• Short-let rules and licences are tightening

Long-term rental demand is driven by the island's gaming, finance, technology and tourism sectors, which employ large expat communities. Furnished one- and two-bedroom apartments in Sliema, St Julian's and Msida let fastest. Short lets are regulated by the tourism authority and require licences, and some buildings' deeds or owners' rules restrict them, so confirm before buying with that plan in mind.

Rental income can be taxed under a flat-rate option or at regular rates, depending on your circumstances. Ask an accountant which applies to you, and remember that building age, lift access and terrace space strongly influence both rent and resale.

Review the Malta market analysis, search cheap properties in Malta, or contact us.