What it costs to buy in Malta
On Malta’s median asking price of €620,000, that is €37k – €56k on top.
Budget 6–9% on top of the asking price. Stamp duty is a flat 5%, and there is no annual property tax at all — but a non-EU buyer needs an AIP permit and must clear a minimum purchase price.
Last checked 11 September 2026 against the sources listed at the foot of this page.
Purchasing property in Malta involves several costs beyond the property's asking price. It's essential to understand these one-off expenses to make informed financial decisions.
This guide outlines the various buying costs, recurring expenses, and mortgage implications for non-residents in Malta, equipping you with the knowledge needed for a successful purchase.
The lines that dominate the bill
- Stamp duty (duty on documents)
- 5%
- On the higher of price or open market value. The rate a non-resident second-home buyer normally pays.
- Notary fee
- 1–2% of price
- Covers 25-year title searches, drafting and registering the konvenju, the deed and registry filings.
- AIP permit (non-EU buyers)
- €233
- Required for non-EU buyers and for EU buyers with under five years' Maltese residence buying a second home.
Every cost, in full
| Cost | Amount | What it is |
|---|---|---|
| Stamp duty (duty on documents) | 5% | On the higher of price or open market value. The rate a non-resident second-home buyer normally pays. |
| Provisional duty at promise of sale | 1% | Due within 21 days of registering the konvenju and credited against the 5% owed on the final deed. |
| Vacant / conservation-area / traditional property | Exempt on first €750,000 | For property 20+ years old and vacant 7+ years, in a UCA, or of traditional Maltese design. Runs to 31 Dec 2026. |
| Notary fee | 1–2% of price | Covers 25-year title searches, drafting and registering the konvenju, the deed and registry filings. |
| Searches and registration | Under €100 | Public Registry filing and related searches, usually inside the notary's bill. |
| Estate agent fee | 3.5–5% + 18% VAT | Contracted and paid by the seller. |
| Mortgage costs | 0.5–1% of the loan, plus €150–300 valuation | Life and buildings insurance are normally mandatory conditions of a Maltese home loan. |
| Annual property tax | None | Malta levies no annual property tax, council tax or wealth tax on owners. |
| AIP permit (non-EU buyers) | €233 | Required for non-EU buyers and for EU buyers with under five years' Maltese residence buying a second home. |
| AIP minimum purchase price | €174,274 flat / €300,619 other | Uprated annually. AIP property must be residential and cannot be let out. |
| Special Designated Areas | No permit, no threshold | SDA developments are open to foreign buyers on the same terms as Maltese nationals, letting included. |
Who pays the estate agent
No. The seller pays 3.5–5% plus 18% VAT, unless the buyer has signed an explicit buyer-agency agreement.
The number you need before you can complete
None specific to the purchase — the buyer is identified by passport. The non-resident document is the AIP permit: €233, issued within about 35 days.
Recently changed, or about to
The first-time-buyer exemption on the first €200,000 was made permanent from 28 October 2025, though it requires the property to be your sole ordinary residence. The vacant/UCA/traditional-property exemption on the first €750,000 runs to 31 December 2026.
Sources
Tax authorities, registries and notarial bodies first. Check the figure you care about before you rely on it.
- Malta Tax and Customs Administration — general information on dutyprimary1% provisional duty on the promise of sale and the valuation tolerance.
- Malta Tax and Customs Administration — buying propertyprimary5% standard duty and the 1% provisional payment within 21 days.
- Acquisition of immovable property by non-residents — FAQprimaryAIP minimum values, the €233 fee, the 35-day service standard and the no-letting condition.
- Conditions for buying immovable propertyprimaryWho needs an AIP permit, the five-year EU residence test and the SDA exemption.
- Budget Speech 2026, Ministry for FinanceprimaryThe first-time-buyer scheme made permanent and widened.
This is general information for a non-resident buyer of a residential property, not tax or legal advice. Rates change, reliefs depend on your circumstances, and regional variation is the rule rather than the exception — take local professional advice before you commit to anything.
Cite this page
Habio, “Cost of buying property in Malta”. https://habio.ai/guides/cost-of-buying-property-in-malta
https://habio.ai/guides/cost-of-buying-property-in-malta
Free to quote with attribution to Habio. Every figure links to its source.
What you would actually be paying for
See what property in Malta is actually asking, by region.
The process in more detail
One-off Purchase Costs
When buying property in Malta, expect to budget for various one-off costs, which can amount to approximately 6–9% of the property's purchase price. This figure includes stamp duty paid on the higher of the property's price or its open market value.
Notaries play a key role in the process, with fees typically ranging from 1% to 2% of the property price, which includes title searches and the drafting of necessary documents.
- Stamp duty: 5% on the higher of price or market value
- Provisional duty at promise of sale: 1%
- Notary fees: 1–2% of price
- Searches and registration: under €100
- AIP permit for non-EU buyers: €233
Recap of Essential Costs
Many buyers are unaware that while there is no annual property tax in Malta, other regular costs will arise. These include community or condominium fees, utility charges, and home insurance, which are necessary for ownership and vary by property type.
Adding these costs to your annual budget is vital to maintain your property and comply with any development regulations.
- Annual property tax: None
- Community/condo fees: Varies by development
- Utilities: Varies based on usage
- Home insurance: Essential and may be legally required
A Worked Example
To illustrate, consider a typical purchase price of €625,000. In this scenario, the total estimated one-off costs would range from €37,500 to €56,250, which includes stamp duty and notary fees.
So, for a property priced at €625,000, your total budget should be within €662,500 to €681,250.
Mortgages for Non-Residents
Non-residents may also seek mortgages in Malta, typically covering up to 80% of the property's value. Borrowers should expect to pay mortgage costs of 0.5–1% of the loan amount, plus a valuation fee.
It's advisable for potential buyers to discuss their financial situation with a local bank and seek qualified financial advice to navigate the mortgage landscape.
The Buying Process
The process begins with signing a preliminary agreement (konvenju) followed by the payment of provisional duty within 21 days. Once all legal checks are completed, the final deed is signed in front of a notary.
Always ensure that you have a qualified local lawyer to assist with the legalities and financial implications throughout the transaction.
Final Considerations
While foreign buyers can purchase property comfortably, it's essential to consider the implications of the AIP permit if you are not part of the EU or have less than five years of residence.
Stay updated on laws and regulations by consulting official sources and local experts prior to any purchase.
Frequently asked questions
What are the total buying costs when purchasing in Malta?
Total costs typically range from 6–9% of the property's price, including stamp duty and notary fees.
Are there any annual taxes on property ownership in Malta?
No, Malta does not levy any annual property tax or council tax on property ownership.
How much should I budget for recurring costs associated with property ownership?
Consider utility costs, community fees, and insurance, which can vary significantly based on the property.
What is the process for securing a mortgage as a non-resident?
Non-residents can obtain mortgages, generally up to 80% of the property's value, so consult a local bank for current terms and conditions.
This guide is general information, not legal, tax or immigration advice. Rules change — verify the current position with official sources and a qualified professional before acting. Last reviewed September 2026.