Malta – Finding Property to Buy

Who are the main estate agents operating in Malta, and how do buyers typically use them?

Malta’s real estate agency sector is well developed, encompassing both long-standing local firms and internationally franchised operators active across the islands. The market supports a healthy number of agencies, including those with experience handling citizenship-by-investment enquiries. The agencies listed below are among the most widely recognised at the time of writing; readers should confirm current details directly with each firm, as the market continues to evolve.

• Frank Salt Real Estate (franksalt.com.mt) — One of the oldest and most respected family-run real estate businesses in Malta, founded in 1969 and with a reputation built over decades in the industry. Operating more than 20 branches across Malta and Gozo, the firm offers an extensive range of residential and commercial properties.
• RE/MAX Malta (remax-malta.com) — The Maltese franchise of the internationally recognised RE/MAX network, with offices spread across Malta and Gozo and a wide-ranging portfolio covering both residential and investment properties.
• Malta Sotheby’s International Realty (maltasothebysrealty.com) — Operating as part of the international Sotheby’s luxury property network, this agency concentrates on high-end residential properties and has accumulated considerable expertise in guiding overseas buyers through the acquisition process. While it is possible for non-Maltese citizens to purchase directly from a vendor, engaging a registered and accredited agency that can connect you with a qualified professional is strongly advisable.
• Dhalia Real Estate (dhalia.com) — One of Malta’s larger multi-branch agencies, providing sales, lettings, and property management services across the islands.
• Perry Real Estate (perry.com.mt) — A well-established Maltese agency with a broad residential portfolio that includes properties frequently sought out by international buyers.
• Engel & Völkers Malta (engelvoelkers.com/en/malta) — The Maltese arm of the European premium real estate group, with a focus on high-value properties and experience serving clients from abroad.

In Malta, estate agents almost universally act on behalf of the seller — they receive their instructions from and are remunerated by the vendor. This stands in contrast to markets such as the United States, where dedicated buyer representation is the norm, or parts of continental Europe where dual agency serving both sides of a transaction is more common. Foreign purchasers in Malta should bear in mind that the agent presenting properties to them is working in the vendor’s interest, not theirs, and should accordingly obtain independent legal advice.

Agents in Malta typically operate on either a non-exclusive or sole agency basis. The prevailing sole agency arrangement in Malta generally limits marketing to a single agent. Some agencies have, however, begun moving towards multi-listing approaches. Buyers ordinarily register their requirements with one or more agents, who then coordinate viewings. There is no obligation on buyers to commit exclusively to one agency, and approaching several simultaneously is common practice. Market prominence and agent availability can shift; always confirm current details through up-to-date local sources.

Do estate agents in Malta need qualifications or a licence to operate?

Malta operates a statutory licensing framework for property market intermediaries. The Property Market Agency Act (Chapter 644 of the laws of Malta) entered into force on 26th September 2024 and governs the activities of property intermediaries across the Maltese Islands. This replaced the earlier Chapter 615 legislation and represents a meaningful tightening of regulatory oversight across the sector.

Under the provisions of this Act, no individual may carry out the role of a Property Broker or Real Estate Agent, or be employed or engaged as a Branch Manager or Property Consultant, unless they hold a valid licence issued under the Property Market Agency Act (Chapter 644). Operating as an estate agent without such a licence is therefore unlawful.

The body responsible for issuing and overseeing licences is the Property Market Agency (PMA), accessible at realestateregistration.gov.mt. The PMA regulates the activities of property market intermediaries in accordance with the Property Market Agency Act (Chapter 644 of the Laws of Malta) and its subsidiary legislation. The Agency plays a central role in fostering a well-regulated, transparent, and consumer-focused property market, with its primary objective being to regulate and supervise property intermediaries so as to create an equitable and competitive environment that builds confidence among buyers, sellers, investors, and property professionals alike.

To qualify for a property intermediary licence as a Real Estate Agent, Property Broker, or Branch Manager, an applicant must hold a real estate certificate equivalent to a minimum of 12 ECTS at Level 4, recognised by either the Malta Qualifications Recognition Information Centre (MQRIC) or the Malta Further and Higher Education Authority (MFHEA). Any individual intending to act as an intermediary in a property transaction must obtain the appropriate licence before doing so.

This framework gives Malta a more robust regulatory structure than existed before 2020, when mandatory licensing was entirely absent. That said, the system differs from long-established regulated markets elsewhere. In the UK, no specific licence is required to operate as an agent, though practitioners must comply with consumer protection law and are subject to oversight by bodies such as The Property Ombudsman. In the US, state-issued licences backed by ongoing education requirements are compulsory. Malta’s current approach — combining a formal educational threshold with a licensing requirement — aligns more closely with the US model than the UK approach, although the PMA remains a relatively recent regulator. Buyers should confirm current regulatory requirements directly with the PMA rather than relying solely on an agent’s stated credentials.

Licensed intermediaries are legally required to disclose their fees to clients before any engagement begins. This is a meaningful consumer protection: always request written confirmation of an agent’s fee structure before proceeding with them.

How much do estate agents charge in Malta, and who pays the fees?

In Malta, it is the seller who engages the agency and bears the commission costs arising from a successful sale. This is the prevailing practice across the market and broadly resembles how agency fees function in countries such as the Republic of Ireland or Australia, where vendors also foot the bill. It differs, however, from some other European markets — most notably Germany and parts of France — where both buyer and seller may be required to contribute to the commission.

Real estate agencies in Malta generally charge a commission of around 5% of the property’s selling price. This should be regarded as an indicative benchmark rather than a fixed industry rate. The type of agency agreement entered into can have an effect on commission levels: in a sole agency arrangement, one agency holds exclusive marketing rights and may offer a somewhat reduced rate. Conditions vary considerably between agencies, however, so it is important to understand the precise terms of any agreement before signing.

There is also a traditional local figure known as a sensar (sometimes spelled “sensara”) — a village intermediary whose role predates modern estate agencies. In Malta, a local sensar who introduces a buyer to a seller has a legal entitlement to 1% of the final sale value from each party — the buyer and the seller — amounting to 2% in total. In most instances, no further involvement beyond the initial introduction is required of them, which can leave both parties in a vulnerable position, especially where they have limited familiarity with the purchase process. Foreign buyers are unlikely to encounter this arrangement except in very informal or private transactions, but awareness of it is worthwhile.

As a buyer, you will not ordinarily pay agent commission, but you will face other transaction costs. While the seller covers the agency fees in most cases, buyers should budget for stamp duty of 5% of the purchase price payable upon completion, notary fees typically ranging from 1% to 3% of the transaction value, and searches and registration costs of approximately €600. These figures are indicative as of 2024–2025 and should be verified with your notary, as they are subject to change.

Fee disclosure is a statutory requirement: licensed intermediaries must inform clients of their fees before any services are rendered. If an agent declines to confirm their charges in writing, this warrants serious caution. For the most authoritative current guidance, consult the Property Market Agency’s website at realestateregistration.gov.mt.

Where else can buyers find properties for sale in Malta, apart from estate agents?

Beyond estate agencies, there are numerous routes through which buyers — including those searching from outside Malta — can identify properties available for purchase.

Dedicated property listing portals

• Malta Homes (malta-homes.com) — One of the most comprehensive independent property portals in Malta, drawing together listings from multiple agencies and private sellers. It is particularly well suited to overseas buyers conducting preliminary research.
• Homeson (homeson.com.mt) — A local portal carrying a blend of agency and private listings across Malta and Gozo.
• Property Malta (property-malta.biz) — Features listings from major agencies and provides helpful area guides for buyers unfamiliar with the islands.
• A Place in the Sun (aplaceinthesun.com/property/malta) — An internationally recognised platform popular among buyers searching for properties abroad, with Malta listings supplied by local agents.
• Rightmove Overseas (rightmove.co.uk/overseas-property) — Carries Malta listings from agents who also target international audiences.

Developer direct-sale programmes

A considerable share of new-build and off-plan property in Malta — particularly within Special Designated Areas (SDAs) — is sold directly through developer sales offices. Developments including Portomaso, Tigné Point, Pendergardens, Fort Cambridge, and Tas-Sellum each have their own dedicated sales teams and websites. Known as Special Designated Areas, these tend to be upscale residential developments in sought-after locations, near commercial or entertainment amenities, and frequently featuring on-site facilities such as swimming pools, landscaped gardens, a gym, underground parking, and in some cases a marina. Purchasing directly from a developer eliminates agency commission from the vendor’s costs, although buyers should still appoint an independent notary.

International property exhibitions

Events such as A Place in the Sun Live (held in the UK) regularly feature Maltese agents and developers and offer a useful opportunity for buyers to have face-to-face conversations before travelling to Malta. Your Overseas Home (youroverseashome.com) also hosts buyer events and webinars with a focus on Malta.

Expat forums and community networks

Online communities including the Expat Focus Malta section, Malta Expats groups on Facebook, and forums hosted on Expat.com are widely used by foreign buyers seeking informal recommendations and word-of-mouth leads. While these platforms should not substitute for formal searches, they can surface off-market properties and provide candid accounts of buyer experiences not found in official marketing materials.

National press and magazines

The Times of Malta (timesofmalta.com) and MaltaToday (maltatoday.com.mt) carry property advertising and market commentary. In-Nazzjon and other Maltese-language publications also feature listings, though these are naturally less accessible to readers without fluency in Maltese.

Public Registry and Land Registry

The Malta Public Registry (publicregistry.gov.mt) and the Land Registry hold official records of property ownership and title. They do not function as property search tools for buyers, but your notary will consult both during due diligence to verify title and identify any encumbrances before the final deed is executed.

Is using a buyer’s agent common practice when purchasing property in Malta?

Dedicated buyer’s agents — professionals who act solely in the purchaser’s interest rather than representing the listing agent’s vendor client — are not yet a widespread feature of the Maltese property market, though the concept does exist. Unlike established markets such as Australia (where buyer’s agents, also called buyer’s advocates, are a recognised profession with formal licensing requirements) or the United States (where separate buyer representation is standard in most transactions), the majority of property purchases in Malta proceed without a dedicated buyer’s agent.

The more typical approach for foreign purchasers is to appoint an independent Maltese lawyer alongside a notary, whose combined expertise provides much of the legal protection that a buyer’s agent might offer in other jurisdictions. A lawyer with experience in Maltese property law, together with a notary public — ideally one who specialises in property matters — can guide buyers through the legal stages of the acquisition process. The notary in particular occupies a central statutory role: they are legally required to carry out title searches, verify planning authorisations, and prepare the final deed of sale.

Some agencies in Malta do advertise buyer’s agent or relocation services, particularly those catering to international clients. Where a buyer’s agent is engaged, fee structures vary — some charge a flat fee, others a percentage of the purchase price (typically in the range of 1%–2%, though this differs between practitioners and current figures should be confirmed directly). There is no distinct licensing category for buyer’s agents under the current Property Market Agency Act; any person acting as an intermediary in a property transaction must hold a standard property intermediary licence from the PMA. If you wish to engage a dedicated buyer’s agent, verify that they hold a current licence via realestateregistration.gov.mt and obtain written confirmation of their fees before proceeding.

Are there organisations in Malta that support or represent foreign property buyers?

There is no single dedicated advocacy body for foreign property buyers in Malta. However, several organisations and resources are relevant to overseas buyers navigating the purchase process:

• Property Market Agency (PMA)
  Website: realestateregistration.gov.mt
  The PMA plays a pivotal role in maintaining a well-regulated, transparent, and consumer-focused property market. Its primary function is to regulate and supervise property intermediaries with the aim of establishing an equitable and competitive environment that inspires confidence among buyers, sellers, investors, and real estate professionals. Buyers can use the PMA website to check whether an agent currently holds a valid licence.
• Malta Chamber of Advocates (Kamra tal-Avukati)
  Website: maltabar.org
  The professional body representing lawyers practising in Malta. Foreign buyers can use the website to identify a qualified Maltese lawyer with expertise in property law — a step that is strongly recommended for any purchase.
• Notarial Council of Malta
  Website: notarychamber.com.mt
  Notaries occupy a central position in every property transaction in Malta. The Notarial Council maintains a register of practising notaries. Unlike the solicitor-led conveyancing model used in many other countries, the Maltese notary holds a neutral statutory role and is legally required to serve the interests of both parties rather than acting exclusively for the buyer or the seller.
• Capital Transfer Duty (CTD) Department — Malta Tax and Customs Administration (MTCA)
  Website: mtca.gov.mt
  The Capital Transfer Duty Department handles applications by non-residents seeking to acquire immovable property in Malta. This is the official government body to consult for information on AIP permits and foreign ownership regulations.
• Residency Malta Agency (RMA)
  Website: residencymalta.gov.mt
  For buyers pursuing residency through property investment — such as through the Malta Permanent Residence Programme — the RMA is the official body overseeing those programmes and provides authoritative guidance on qualifying property criteria.
• Planning Authority (PA)
  Website: pa.org.mt
  Malta’s Planning Authority maintains publicly searchable planning application records. Buyers — or their notaries — can use these to check whether any nearby developments or outstanding permits exist that could affect a target property.

What other steps or considerations should foreign buyers be aware of when searching for property in Malta?

Foreign ownership restrictions and the AIP permit

This is one of the most significant factors setting the Maltese property market apart from many other EU destinations. Citizens of EU member states who have resided continuously in Malta for a minimum of five years at any point prior to the date of acquisition may purchase immovable property freely without the need to obtain a permit. Individuals who are not citizens of a European Member State may not acquire immovable property in Malta unless they have been granted a permit under Chapter 246 of the Laws of Malta.

The required permit is known as the Acquisition of Immovable Property (AIP) permit. As of 2024, minimum purchase price thresholds for non-EU buyers stand at €174,274 for a flat or maisonette and €300,619 for any other category of immovable property. Once a non-EU buyer has identified a property and executed a preliminary contract, they must apply to the Maltese government for this permit, which carries a €233 application fee. These thresholds are subject to annual revision in line with the Property Price Index; always verify the current figures with the MTCA at mtca.gov.mt.

There are defined zones across Malta known as Special Designated Areas (SDAs) where no restrictions whatsoever apply to acquisition. Purchasers may buy a second property within an SDA without any requirement to apply for a permit. Property purchases within SDAs grant third-country nationals the same rights as a Maltese citizen, meaning that as a foreign buyer you can acquire without limitation. In addition, properties within an SDA may be rented out without restriction, and there is no ceiling on the number of properties a foreigner may own there.

The role of the notary

In Malta, the notary occupies a legally mandated and central position in property transactions — in marked contrast to many common-law jurisdictions where a solicitor carries out conveyancing. Prior to executing a final deed of sale, the notary public will search for the property’s legal title in both the Public Registry and the Land Registry. The buyer is responsible for appointing and paying the notary. Fees typically range from 1% to 3% of the transaction value. Selecting a notary independently — rather than accepting one put forward by the selling agent — is strongly advisable.

The purchase process step by step

Property acquisition in Malta follows a defined sequence that typically takes between two and three months to complete. The steps below outline the standard process:

1. Appoint a lawyer and notary — Engage independent legal professionals before making any offers or executing any documents.
2. Property search — Use agents, portals, and developer sites to identify suitable properties. Most agents accommodate virtual viewings for buyers based abroad. While remote searching is entirely feasible, visiting Malta in person before committing to a purchase is also strongly recommended.
3. Make an offer — Submit your offer through the agent or directly to the seller. At this stage, offers carry no legal binding force.
4. Sign the Konvenju (Promise of Sale) — The Konvenju is a written agreement committing both parties to complete the sale within a defined period. At this point, 1% of the stamp duty is payable along with a deposit — ordinarily 10% of the agreed purchase price. This deposit is typically non-refundable should the buyer withdraw.
5. Apply for the AIP permit — Where required, non-EU buyers or restricted EU buyers submit their application at this stage. Processing typically takes four to six weeks and costs €233.
6. Conduct due diligence — Your notary carries out searches covering title, planning authorisations, and any encumbrances registered against the property.
7. Arrange finance if needed — Apply for a mortgage if required. Banks typically expect a minimum deposit of 25%–35% from foreign buyers, compared to 10%–20% for Maltese residents.
8. Sign the final deed — Both parties execute the final deed of sale before the notary, and the outstanding balance of the purchase price is settled. Legal ownership transfers at this point.

Language

Malta has two official languages — Maltese and English — and the great majority of estate agents, notaries, and lawyers who work with international clients are fully fluent in English. Legal documentation is commonly produced in English. Buyers whose first language is other than English may also find agents offering services in French, Italian, German, or Arabic, particularly within larger firms or those with an established international clientele. Always confirm the language in which contracts will be drawn up, and ensure you have a thorough understanding of any document before appending your signature.

Common risks and pitfalls

Foreign buyers in Malta’s property market often make avoidable and costly mistakes that experienced local professionals could help them sidestep. These include failing to carry out comprehensive title searches, underestimating the expense of renovation work (particularly in Valletta’s historic buildings), overlooking ground rent obligations attached to older properties, failing to check for planned nearby developments that could obstruct views, and purchasing off-plan without adequate bank guarantees in place. Retaining an experienced independent lawyer — in addition to the notary — remains the most effective single safeguard against these risks.

Frequently asked questions

Can I search for property in Malta entirely online before visiting?

Yes. The majority of established agents and property portals provide detailed online listings, virtual tours, and video viewings, making remote searches from outside Malta perfectly feasible. That said, it is strongly advisable to visit in person before committing to a purchase — doing so allows you to assess the neighbourhood, inspect the property’s physical condition, and meet your notary and lawyer face to face.

Do I need a local bank account before I can buy property in Malta?

A Maltese bank account is not strictly required at the outset of your property search, but you will need one before completing a purchase. Malta’s anti-money laundering requirements mean that the funds involved in property transactions must be fully traceable, and most notaries and agents will expect payments — including the Konvenju deposit and the final settlement — to be made through a verified account. Since opening a Maltese bank account as a non-resident can be a time-consuming process, it is advisable to begin this well in advance.

What happens if the seller withdraws after the Konvenju is signed?

The Konvenju (Promise of Sale) constitutes a legally binding preliminary contract. Should the seller withdraw without a valid legal justification after the agreement has been signed, the buyer is ordinarily entitled to claim double the deposit amount. Conversely, if the buyer chooses to withdraw, they will typically forfeit the 10% deposit paid. Your lawyer should explain the specific terms and remedies contained in your individual Konvenju before you commit to signing it.

Are there restrictions on what type of property I can buy as a foreign buyer?

Under AIP rules, which apply to both primary residences and second homes, non-EU citizens are limited to owning a single property in Malta, may not let it out, and are not permitted to subdivide it. None of these restrictions apply within Special Designated Areas, where foreign purchasers enjoy identical property rights to Maltese citizens, may purchase an unlimited number of properties, and are free to lease them out without constraint.

Can I get a mortgage in Malta as a foreign buyer?

Yes. Foreign buyers are able to apply for mortgages through Maltese banks, though the terms on offer differ from those available to residents. Lenders typically require foreign buyers to provide a minimum deposit of 25%–35%, compared to 10%–20% for Maltese residents. Maximum loan terms generally run to 25–30 years, subject to age restrictions requiring the loan to be repaid by the borrower’s 65th or 70th birthday. Always confirm current lending conditions directly with individual banks, as rates and criteria are subject to change.

How do I verify that an estate agent is properly licensed in Malta?

Under the Property Market Agency Act (Chapter 644), no individual may operate as a Property Broker or Real Estate Agent without holding a current licence. You can check whether an agent holds a valid licence through the Property Market Agency at realestateregistration.gov.mt. It is good practice to ask any agent for their licence number before entering into any arrangement with them.

What is a Special Designated Area, and why does it matter to foreign buyers?

Special Designated Areas (SDAs) are specific zones across Malta where there are no restrictions whatsoever on property acquisition by foreign nationals. For overseas buyers, the practical significance is considerable: no AIP permit is needed, there is no single-property limit, and there are no constraints on renting the property out. SDAs are typically premium residential developments in attractive locations, offering modern on-site facilities, though purchase prices tend to be higher than those of comparable properties outside these zones. Well-known SDAs include Portomaso (St Julian’s), Tigné Point (Sliema), Pendergardens, Fort Cambridge, and Fort Chambray (Gozo).

Do I need a lawyer as well as a notary when buying in Malta?

In Malta, the notary is legally required to act impartially, conducting title searches and preparing the final deed of sale for both parties. However, the notary does not function as your personal legal adviser. Foreign buyers are strongly encouraged to engage an independent Maltese lawyer in addition — one who can review the Konvenju on your behalf, advise on AIP permit eligibility, investigate planning restrictions, and represent your interests throughout the transaction, particularly if you are purchasing from abroad and cannot be present at every stage.