Buying property in Malta as a foreigner
The complete 2026 guide to buying property in Malta as a foreigner — who can buy, AIP permits and SDAs, the process, costs, tax and residency options.
Buying guides
Buying property in Malta
How the purchase works, what it costs, and the permits and protections that matter — for local and international buyers.
The buying process, step by step
How buying property in Malta works — from offer to promise of sale (konvenju), notary searches and the final deed — with timings, deposits and who does what.
What it costs to buy in Malta
Every cost of buying property in Malta in 2026 — stamp duty, notary fees, searches, AIP permit, surveys, bank fees — with a worked example.
The AIP permit — who needs one
The Acquisition of Immovable Property (AIP) permit in Malta — who needs it, minimum values, the one-property and no-letting rules, fee and timeline.
SDAs — buying without a permit
Malta's Special Designated Areas explained — where foreigners can buy without an AIP permit, own several properties and let freely — with the current SDA list.
Due diligence checklist for buyers
An interactive due diligence checklist for buying property in Malta — title, permits, survey, condominium, tax and money checks between konvenju and deed.
Financing a purchase in Malta
How home loans work in Malta — approval in principle, loan conditions in the promise of sale, documents banks ask for, and options for non-resident buyers.
Buying off-plan — what to check
Buying off-plan in Malta — how payment stages work, permits and specifications to check, completion risks and protections in the promise of sale.
Houses of character & palazzi
How to buy a house of character or palazzo in Malta — what defines them, surveys, planning and conservation rules, restoration and incentives.
The Malta property glossary
A plain-English glossary of Maltese property, tax and residency terms — from konvenju, ċens and causa mortis to AIP, SDA, MPRP, GRP, shell form and house of character.
Buying a penthouse in Malta
How to buy a penthouse in Malta — terraces, airspace, views, common parts, permits and prices in Sliema, St Julian’s, Portomaso and Tigné Point.
Buying a villa in Malta
How to buy a villa in Malta — the best villa areas, what drives prices, pools and planning permits, plots, surveys and the costs of buying.
Sliema vs St Julian’s — where to buy
Sliema or St Julian’s? A side-by-side guide to living and buying in Malta’s two most popular seafront towns — lifestyle, property types, prices and who each suits.
Viewing checklist — 30 things to check
A practical checklist for viewing property in Malta — damp, light, noise, parking, permits, common parts, utilities and the questions to ask the agent.
The konvenju (promise of sale) explained
What the promise of sale (konvenju) is in Malta, what it must include, deposits, conditions, deadlines, provisional stamp duty and what happens if a party pulls out.
What the notary does
What a notary does in a Maltese property purchase — searches, the promise of sale, stamp duty, the final deed, registration — and how much notary fees cost.
Getting a survey in Malta
Why to appoint an architect before buying property in Malta — structural surveys, permit checks, damp, waterproofing, what it covers and when to do it.
Buying a seafront apartment in Malta
How to buy a seafront apartment in Malta — the best seafront areas, front-line vs side views, salt and maintenance, noise, parking, prices and rental demand.
Condominium rules in Malta
How condominiums work in Malta — common parts, the administrator, contributions, meetings, works and what to check before buying an apartment.
How to negotiate the price
How to negotiate when buying property in Malta — researching value, making an offer, conditions, timing and what sellers really care about.
Buying a farmhouse
How to buy a farmhouse in Malta: what is (and isn’t) included, land and outside-development-zone rules, permits for pools and extensions, surveys and restoration.
Buying a palazzo
How to buy a palazzo in Malta: where they are, scheduling and conservation rules, restoration, surveys, costs and what makes one worth owning.
Buying a townhouse
How to buy a townhouse in Malta: terraced houses with no common parts, roof and airspace, yards, conservation areas, surveys and where to look.
Buying a maisonette
What a maisonette is in Malta, ground-floor and overlying maisonettes, own front door, yards, airspace, and what to check before you buy.
Buying an apartment
How to buy an apartment in Malta: location, views, lift, parking, common parts, finishes, permits, condominium and the full buying process.
Buying in Valletta
How to buy in Valletta: what’s on the market, conservation rules and UCA incentives, parking and access, renovation and rental demand in Malta’s capital.
Buying in Portomaso
How to buy in Portomaso: the gated marina development in St Julian’s, apartments and penthouses, Special Designated Area status, service charges and rental demand.
Buying at Tigné Point
How to buy at Tigné Point: modern apartments with concierge and parking, views of Valletta and the sea, Special Designated Area status and service charges.
Buying through a company
Buying Maltese property through a company: stamp duty on direct purchases and on property-company shares, when it makes sense, and the advice you need.
Buying property jointly
How joint ownership of property works in Malta: married couples and the community of acquests, co-owners in shares, agreements between co-owners and what the deed should say.
Buying with a power of attorney
How to buy property in Malta without travelling: powers of attorney, legalisation and apostilles, remote signing of the promise of sale and deed, and paying funds.
Buying land or a plot
How to buy land or a plot in Malta: development zones and ODZ, planning policies, existing permits, title, access and the questions to ask before you buy.
Planning permits for buyers
How planning permits work in Malta for buyers: the Planning Authority, full development permission, checking a property against its permits, and what to do if works are not covered.
Works without permits
What happens if a Maltese property has works without a permit: common irregularities, regularisation schemes, the impact on bank loans and price, and how to protect yourself.
Ground rent (ċens) explained
What ground rent (ċens or emphyteusis) is in Malta, perpetual and temporary ground rent, redemption, laudemium, and what buyers should check.
Airspace and roof rights
Who owns the roof and airspace in Maltese apartments, maisonettes and penthouses, why it matters for value, and what the deed should say.
Buying a garage
Buying a garage or car space in Malta: why parking adds value in Sliema and St Julian’s, separate titles, use restrictions, permits and what to check.
New build vs resale
Should you buy a new or a resale property in Malta? Off-plan and new blocks versus older homes: finishes, handover, common parts, space, character and price.
Shell form vs finished
What ‘shell form’, ‘semi-finished’ and ‘finished’ mean in Maltese property listings, what is usually included, the costs of finishing, and how to protect yourself.
Home insurance in Malta
Home insurance in Malta: buildings vs contents cover, what lenders ask for, what typical policies include, sums insured and tips for owners and landlords.
Final deed checklist
What happens at the final deed of sale in Malta and the checklist for buyers: funds, taxes, searches, keys, utilities, condominium and after completion.
Title searches explained
How title checks work when buying property in Malta: the Public Registry, the Land Registry and registration areas, what the notary searches for, and why it matters.
How long buying takes
A realistic timeline for buying property in Malta, from offer and promise of sale to searches, bank loan, AIP permit and final deed — and what speeds it up.
Off-market property
How off-market (private) property sales work in Malta: why luxury owners sell discreetly, how to access unlisted homes, and how to buy one well.
Questions to ask an agent
The questions to ask an estate agent when buying property in Malta — about the property, the seller, the building, permits, costs and the process.
Personal advice