Malta buying guideMalta is open to foreign buyers, but not equally open to all of them. EU citizens buy freely; non-EU buyers usually need an Acquisition of Immovable Property (AIP) permit unless the home is in a designated zone. Add a 5 percent stamp duty and a notary system that locks in a promise of sale months before the final deed, and the island rewards preparation.
EU buyers versus non-EU buyers
EU and EEA citizens may buy a home in Malta without a permit. Under the national rules, a second residence for non-residents can be treated differently from a primary one, so describe your intended use accurately to the notary.
Non-EU buyers need an AIP permit, which is applied for through the notary after the promise of sale is signed. The permit restricts you to one property, for use as a residence, and you may not rent it out. There is a minimum value (indexed annually): recent guidance puts it at about €174,000 for an apartment or maisonette and around €300,000 for other property types. Sources disagree on the latest numbers, so ask your notary for the current notice.
The AIP is not required for Special Designated Areas (SDAs), which are mostly large resort-style developments, or where the buyer has lived in Malta five years or more.
How a Maltese purchase runs
- Viewing and offer. Properties are normally marketed by several agents at once. Be careful of two agencies listing the same flat at different prices.
- Promise of sale (konvenju). Signed before a notary, typically valid three months. A deposit of about 10 percent is paid and the notary searches title for the previous 40 years.
- Permit stage. For non-EU buyers the AIP application is filed; processing is typically weeks rather than days.
- Final deed. The deed of sale is signed, the balance paid and stamp duty settled.
- Registration. The notary registers the deed with the Public Registry.
The period between the konvenju and the deed is the time to arrange finance, a structural survey and any building permit queries.
Costs buyers should budget for
The table summarises typical charges. They change with annual budgets, so verify against a recent notary quote.
| Item | Approx. level | Detail |
|---|---|---|
| Stamp duty | 5% of price or market value | Reliefs exist mainly for resident first-time buyers |
| Notary fees | about 1-1.5% plus VAT | Includes searches and registration |
| AIP permit fee | a few hundred euros | Only for non-EU buyers |
| Agent commission | typically 3-5% plus VAT | Usually paid by the seller |
| Architect/surveyor | €300-800 | Highly advisable on older properties |
| Seller's property transfers tax | 8% of price, or 12% in some recent-sale cases | Paid by the seller |
If you are a non-resident investor, plan for the full 5% stamp duty rather than the first-time-buyer relief.
Residency options linked to property
Malta runs a Permanent Residence Programme that requires a qualifying property purchase or long rental in addition to government contributions and fees, and an application through an authorised agent. Terms have shifted several times, and Malta's citizenship-by-investment route has been under European pressure, so confirm whether each scheme is open and what it costs before making property decisions. EU citizens can simply register; third-country nationals typically use work permits (Single Permit) or the Nomad Residence Permit.
For property picking, you will find variety in our Malta listings: apartments, maisonettes and townhouses, penthouses, villas and studios.
Financing and limits
Maltese banks do lend to non-residents, but expect a cap near 70 to 75 percent of valuation, interest tied to the ECB rate and a requirement for a local account. A valuation by the bank's own architect applies. Details sit on the Malta financing page. Estimate payments with the mortgage calculator.
Due diligence list
- Check the permit history: many older houses have un-sanctioned alterations
- Ask the notary about ground rent (emphyteusis) and other burdens on the title
- For apartments, look at the common-parts agreement and whether the roof is shared
- Confirm no one has a right of way or a pre-emption right
- Review the Planning Authority's records for neighbouring development
- On blocks under construction, check the developer's bank guarantee
- Consider noise and traffic: Malta's building boom is constant
Common mistakes
- Assuming AIP rules do not apply to a villa purchase
- Hiring one notary who also acts for the seller without taking independent advice
- Overlooking the cost of finishing a "shell" or "semi-finished" unit
- Making plans around short lets in a property you cannot legally rent out
- Expecting rental yields to be higher than local asking prices suggest; see commercial space separately
Last updated 8 October 2026
Frequently asked questions
Do I need a permit to buy a house in Malta?
EU citizens do not. Non-EU buyers usually need an AIP permit unless the property is in a Special Designated Area or they meet the five-year residence test.
What is the stamp duty in Malta?
The standard rate is 5 percent of the price or market value. Some reliefs apply to first-time buyers who will live in the home, which generally do not cover non-resident investors.
How long is the promise of sale valid?
Usually three months, though parties can agree otherwise. The deposit is normally 10 percent and may be forfeited if the buyer defaults.
Can I rent out a property bought with an AIP?
No. The permit requires you to use the home as your residence and prohibits letting it, so investors should look at SDA properties or the EU-buyer route.
Is Malta's property residency scheme still available?
Programmes exist but change often. Check the official agency and a licensed adviser before buying; a property purchase alone does not guarantee residence.
Is the notary acting for me or the seller?
The notary is a public officer who works neutrally for both sides. If you want advice that favours your position, engage your own lawyer too.