The Promise of Sale (Konvenju) in Malta Explained

Key facts

Maltese name: Konvenju
Usual deposit: About 10% of the price
Provisional stamp duty: 1% of the price
Validity: Agreed between the parties
Signed before: Usually the buyer’s notary

The promise of sale — in Maltese, the konvenju — is the binding preliminary agreement that buyer and seller sign once they have agreed the price. Between the konvenju and the final deed, the notary carries out searches and the buyer arranges finance and any permits.

What it must contain

The parties and the property, described precisely — including any garage, roof, airspace or store.
The price and how it will be paid.
The deposit — usually about 10% — and who holds it.
The deadline for the final deed.
The conditions under which the buyer can withdraw and recover the deposit.
What is included — furniture, appliances, fittings.
Who pays for what — outstanding condominium charges, works the seller agrees to finish.

Conditions protect the buyer

Write in every condition you depend on:

Subject to a bank loan of a stated amount.
Subject to clean searches on the title and the absence of debts on the property.
Subject to an AIP permit, if you need one — see the AIP permit guide.
Subject to a satisfactory survey or permit check by your architect.

If a condition is not met, you can normally withdraw and recover your deposit. Withdrawing for any other reason usually means losing it.

Stamp duty at the konvenju

When the notary registers the promise of sale with the tax authorities, the buyer pays 1% provisional stamp duty; the balance is paid on the final deed. See stamp duty in Malta.

Before you sign

Have your own notary — by custom the buyer appoints the notary.
Have your architect check the property against its permits.
Read the draft carefully; ask for a translation if needed.
Make sure the deadline leaves enough time for the bank and any permit.

The full sequence from offer to keys is in our property buying process guide.

Questions & answers

Is the konvenju legally binding?

Yes. Both parties are bound to complete on the agreed terms by the agreed date. If the buyer withdraws without a valid reason under the agreement, they normally lose the deposit; if the seller refuses to complete, the buyer can take legal action.

How long does a konvenju last?

As long as the parties agree — often around three months, longer if a bank loan or AIP permit is needed. It can be extended by mutual agreement before it expires.

What conditions should a buyer include?

Typically that the bank grants the loan, that searches show a clean title, that any AIP permit is issued and, where relevant, that a survey is satisfactory or works are completed by the seller.

Who holds the deposit?

Usually the notary or the estate agent, until the final deed. Agree it in writing.

Buying in Malta? Talk it through with an advisor.

Arrange a consultation

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.