Buying a Penthouse in Malta — What to Check Before You Buy

Key facts

What it is: The top unit of a block, usually set back
Key value drivers: View, terrace size, airspace, lift access
Check: Permits for terrace structures and pools
Ownership of the roof: Set out in the title deed
Buying costs: About 7%–8% on top of the price

In Malta a penthouse is the top-floor unit of an apartment block, usually set back from the façade so that it has a wide terrace on one or more sides. The best have open views of the sea or the harbour, their own access to the roof and, sometimes, a pool. Because each block has only one or two, good penthouses are scarce — and they are priced accordingly.

What makes a penthouse valuable

The view, and whether it is protected. A sea view across a road with a low building opposite is worth far more than one across a plot that could be developed. Ask your architect what the local plan allows on the neighbouring sites.
Terrace size and orientation. South- and west-facing terraces get the most sun and the sunset; north-facing ones are cooler in summer. Measure the usable terrace, not only the internal area.
The roof and the airspace. Whether the roof belongs to the penthouse — and whether it can be built on — makes a large difference to value. It must be written into the deed.
Lift to the door. In older blocks the lift may stop a floor below. A lift that opens into the penthouse is a real luxury.
Parking. A garage or car space in the same block adds value in Sliema and St Julian’s, where street parking is hard.

Questions to ask before you sign

What exactly is included? Terrace, roof, airspace, garage, store — each should be listed in the promise of sale.
Are all the structures covered by permits? Terrace enclosures, pergolas, pools and roof rooms are the most common problems. Your architect can compare the property with the approved plans.
How is the building run? Ask for the condominium rules, the latest accounts and any planned works. Penthouse owners often carry a larger share of roof and lift costs. See condominium and common parts.
Is the building finished? In newer blocks, check that the common parts, façade and lift are complete and that the developer has handed them over.
Waterproofing. The terrace is the roof of the flat below. Ask when the membrane was last renewed and who is responsible for it.

Where to look

Most of Malta’s luxury penthouses are in Sliema, St Julian’s, Tigné Point, Portomaso and Swieqi, with quieter options in Mellieħa and the villa areas. Tigné Point and Portomaso are Special Designated Areas, where non-EU buyers can usually buy without an AIP permit. Browse our penthouses for sale in Malta.

Costs

Budget about 7%–8% on top of the price for stamp duty, notary fees and searches — see the costs of buying property in Malta. Above €375,000 a penthouse can support an application for the Malta Permanent Residence Programme.

Questions & answers

Does a penthouse in Malta come with the roof?

Not always. The roof and the airspace above may belong to the penthouse, to the developer or to all owners in common. The title deed and the promise of sale must say exactly what is included; your notary will confirm it in the searches.

Can I add a pool or a pergola on a penthouse terrace?

Usually only with a planning permit and the structural approval of an architect, and sometimes the agreement of the other owners. Ask whether existing pools, pergolas and enclosures are covered by permits before you buy.

Are penthouses a good investment in Malta?

Well-located penthouses with protected views are among the most sought-after homes for buyers and tenants alike, and supply is limited because each block has only one or two. Value depends heavily on whether the view could be blocked by future development.

Can a non-EU buyer purchase a penthouse in Malta?

Yes. In a Special Designated Area such as Tigné Point or Portomaso no AIP permit is normally needed; elsewhere non-EU buyers usually need an AIP permit, and minimum values apply.

Buying in Malta? Talk it through with an advisor.

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Mark Micallef

Franchise Owner & Managing Director, RE/MAX Luxe Malta. Over 25 years in Maltese real estate; licence PC-00442-22. Reviewed by our advisory team.

This guide is general information, checked against official and professional sources on 9 October 2026. Rates, thresholds and programme rules change — often with the annual Budget — and individual circumstances differ. It is not legal, tax or immigration advice; please confirm the position with your notary, lawyer or tax advisor before acting.