Living in Xemxija, Malta — Area Guide for Buyers

Key facts

Location: St Paul’s Bay, between Buġibba and Mellieħa
Character: Quiet hillside residential area
Homes: Apartments, penthouses, villas
Nearby: Mellieħa, Għadira, Golden Bay

Xemxija — “sunny” in Maltese — rises up the hillside above Xemxija Bay, at the inner end of St Paul’s Bay. It is a calmer alternative to Buġibba, with sweeping views over the bay and easy access to the north’s beaches and countryside.

Property in Xemxija

Apartments and penthouses stepping up the hill, many with open sea views.
Villas on the upper slopes.

Living there

Xemxija is primarily residential. Daily shopping is in St Paul’s Bay and Mellieħa, and the sandy beaches at Għadira (Mellieħa Bay) and Golden Bay are a short drive away. The surrounding hills are good for walking.

Who it suits

Buyers who want sea views and quiet, retirees, and remote workers who don’t commute daily. Compare with Mellieħa and Qawra and Buġibba.

Questions & answers

Where is Xemxija?

On the hillside at the north-western end of St Paul’s Bay, on the road from Buġibba towards Mellieħa.

Is Xemxija good for families?

It is quiet and residential with good access to the northern beaches, though most families will need a car for schools and shopping.

Can foreigners buy property in Xemxija?

Yes. EU citizens buying their main residence need no permit; non-EU buyers, and EU citizens buying a second home, normally need an AIP permit unless the property is in a Special Designated Area. See our AIP permit guide.

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