Guides › Buying Property in Malta

Buying Property in Malta

Step-by-step guide to purchasing a home or investment property

Buying property in Malta involves several legal steps and professionals. Here is exactly what to expect, from finding a property to getting the keys.

1. Agree the price and appoint a notary

   Once you agree on a price, both buyer and seller appoint a notary (or share one). The notary is neutral and handles the legal process. Agree who pays notary fees — by custom the buyer pays, typically 1-2% of the property value. The estate agent (if any) is paid by the seller.

2. Sign the Promise of Sale (Konvenju)

   The promise of sale is a legally binding preliminary contract. You typically pay a 10% deposit at this stage. The promise is usually valid for 3 months (extendable). If you pull out without valid reason you lose the deposit. If the seller pulls out they must return double. The notary begins searches during this period. First-time buyers: the Deposit Assistance Scheme can help with deposits on properties valued up to €250,000 (Budget 2026). A 20% provisional stamp duty payment is also due at this stage.

3. Apply for AIP permit if required

   Non-EU/EEA nationals buying investment property or a secondary residence in Malta must obtain an Acquisition of Immovable Property (AIP) permit from the Lands Authority. EU citizens can buy a primary residence freely without permit. Allow 4-6 weeks for the AIP permit to be issued. Special Designated Areas (SDAs) are exempt for all buyers.

4. Commission an architect survey

   This is not legally required but strongly recommended. An independent architect will check the property for structural defects, verify that all construction matches the planning permit, and identify any illegal extensions. Cost: approximately €500-1,500. A survey could save you thousands by revealing issues before completion.

5. Notary conducts searches and due diligence

   Your notary searches the Public Registry and Land Registry to verify the seller has clear title to the property, there are no mortgages, unpaid debts, court orders or other encumbrances, all utility bills are clear, and planning permissions are in order. Any issues found must be resolved before the final deed.

6. Check for ground rent (Cens)

   Some Maltese properties are subject to an annual ground rent (cens) payable to a previous landowner. Your notary will check for this. Ground rent can be redeemed under the Ground Rent (Conversion) Act at 10 times the annual amount. Make sure you know about any ground rent before signing.

7. Sign the Final Deed (Kuntratt)

   On the completion date you sign the final deed before the notary. You pay the balance of the purchase price, stamp duty, and notary fees. Stamp duty is 5% on the full purchase price — but first-time buyers pay 0% on the first €200,000 and 5% on the remainder (saving up to €10,000). Inherited residences pay a reduced 3.5% on the first €400,000 (Budget 2026). UCA and vacant properties over 20 years old are exempt on the first €750,000. The notary registers the deed at the Public Registry. You receive the keys.