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Overview: Property and Malta PR Program
Non-SDA vs SDA Zones: What Foreigners Need to Know
Property Rules for Malta PR Applicants
Renting in Malta: Rules, Rent Minimums, and Subleasing
Recommended Developers with Available Units
Reality Check: Developer Communication in Malta
Malta Property Closing Costs
Sample Property Cost Breakdown
Market Snapshot: Malta Real Estate in 2025
Rental Market Insights: Where and What to Rent
Frequently Asked Questions (FAQ)
This guide is designed to help foreign nationals planning to purchase or rent property in Malta, as well as those applying under the Malta Permanent Residence Programme (MPRP). Property acquisition or leasing is one of the final steps in the PR process, once the applicant receives an approval in principle from Malta's authorities.
Foreign property purchase in Malta follows a zone-based system, dividing properties into Special Designated Areas (SDAs) and non-SDA zones, each with different legal restrictions and allowances.
- AIP Permit Required: Foreigners need an Acquisition of Immovable Property (AIP) permit (~€233).
- Strict Limitations: Only one lifetime purchase and one sale allowed for non-SDA properties.
- Applies regardless of property type: apartment, townhouse, or entire building.
- This restriction is lifted only if you become a Maltese citizen.
- No Permit Required: No AIP permit needed for foreign buyers.
- Unlimited Transactions: No restriction on number or type of properties bought or sold.
- Equal Rights: Foreigners can buy and sell like Maltese citizens.
Here is a list of the government approved SDA’s in Malta by Order / Subsidiary Legislation under Cap. 246:
Cottonera Development (Three Cities waterfront) — S.L. 246.05 (order contains plan “bordered in red”).
Portomaso Development, St Julian’s — S.L. 246.06; plus Portomaso Extension I — S.L. 246.17; Portomaso Extension II — L.N. 260 of 2022.
Manoel Island / Tigné Point Development (Gżira/Sliema) — S.L. 246.07
Fort Cambridge Zone, Tigné (Sliema) — S.L. 246.12.
Pender Place & Mercury House Site, St Julian’s — S.L. 246.14; consolidated Extensions I–V — S.L. 246.18; Extension VI — L.N. 195 of 2022.
SmartCity, Kalkara — S.L. 246.11 (original L.N. 109 of 2007).
Madliena Village Complex — S.L. 246.10.
Tas-Sellum Residence (Mellieħa Project) — L.N. 156 of 2005 (designates SDA; plan attached to L.N.).
Ta’ Monita Residence, Marsascala — S.L. 246.13 (original L.N. 181 of 2007).
Fort Chambray, Għajnsielem (Gozo) — S.L. 246.03 (amended by L.N. 205 of 2024).
Kempinski Residences, San Lawrenz (Gozo) — S.L. 246.15 (see also L.N. 131 of 2008).
Newer SDAs / Additions (2021–2025):
The Quad Business Towers, Mrieħel — S.L. 246.20; Extension I — L.N. 459 of 2021.
Verdala Terraces — L.N. 175 of 2022 (Gov. Gazette No. 20,878 / 21 June 2022).
ORA Residences (St George’s Bay) — L.N. 285 of 2023.
Mistra Heights Project — S.L. 246.22; designated by L.N. 226 of 2019.
Trident Park, Mrieħel — L.N. 137 of 2025 (Gov. Gazette 15–22 July 2025 notices).
In case you are purchasing or renting to apply for the Malta PR (MPRP) program:
There are specific expectations by the Malta government if you plan to apply for the Malta PR (MPRPR) program. If you are a family of 5, you would need minimum a 3 bedroom property, a family of 3 would require minimum 2 bedrooms, and 1 single adult would need a 1 bedroom property to rent or buy.
- 1 adult = 1 bedroom
- Family of 3 = minimum 2 bedrooms
- Family of 5 = minimum 3 bedrooms
Condition: Property must be ready to move in, includes installed appliances and utility connections.
Ownership of Utilities: Can be under tenant or landlord’s name but must be active.
It is understandable for applicants who intend to apply for the Malta PR program would seek the lowest cost or smaller units to rent if they do not plan to reside in Malta full time. However, in addition to the number of bedrooms based on the size of the family, the Malta authorities have outlined minimum annual rent per year for each applicant and their dependents (i.e. €14,000 as per the 2025 regulations).
Previously, applicants and PR holders for the Malta PR program (MPRP) were not allowed to sub-lease or rent out their properties in Malta , no matter if they purchased the property or rented them out. Malta authorities updated the Malta PR regulations in 2025 to allow property owners under the Malta PR program to sub-lease their properties, and for tenants to be able to sub-lease their property, subject to the landlord consenting, after 5 years.
Many Malta PR holders don’t actually live full time in Malta, hence this is regulatory change in 2025 is a very positive outcome for investors and applicants.
Many top projects are often sold out, but here are a few developers with available units still possible to purchase:
Entry-level new apartments from €200,000+
Ocean-view units under construction
Prices from €700,000+
Fully managed luxury properties
Prices: €800,000–€2M
Contact Ingwe Immigration for a side-by-side comparison or an in-person tour of available Malta properties.
Malta real estate operates differently from other global markets.
Developers often do not respond unless you're physically in Malta.
Foreign buyers typically face <20% response rate without local presence.
Ingwe Immigration has established relationships and local partners to overcome this barrier.
Before you purchase and invest in a property in Malta, whether for the Malta PR program or just for ROI purposes, you need to be aware of the closing costs as a BUYER (whether inside the SDA’s or outside):
Stamp Duty: 5% of property value (1% paid at agreement signing)
Notary Fees: 1–2% depending on deal complexity
Title Search/Registration: ~€500–€600
Architect or Survey (if needed): €200–€800
AIP Permit (non-SDA only): €233
Misc. Fees: Utility activation, admin (~a few hundred euros)
Buying a €500,000 property in an SDA:
Stamp Duty (5%): €25,000
Notary Fees (~1.5%): €7,500
Title/Registration: €500–€800
Survey Report: €400
Admin/Utility Fees: €300
Total Estimated Cost: ≈ €33,700 (6.7% of purchase)
If Outside SDA: Add €233 for AIP and extra time/cost → ~7–8% total.
Limited Land: Malta is a small island with little room to expand.
Strict Heritage Laws: New construction tightly regulated.
MPRP Drives Demand: 4,073 families applied for PR in 2024 alone.
Transaction Volume: 1,000–1,300 property deals per month.
Price Growth: Consistent 5–5.6% year-over-year.
Investor ROI: 5–6% expected on rental properties.
Most In-Demand Areas: Malta’s long-let apartment market is fed by steady tenant streams—expats, remote workers, and students—so demand concentrates around central, well-connected zones on Malta’s northeast coast (think Sliema–St Julian’s–Gżira corridor) and select pockets near universities and business hubs.
Ideal Unit Types: 1–2 bedroom, modern finish, energy-efficient
Monthly Rent Range: €1,000–€2,500 (higher for premium zones)
Lease Requirements:
1 month rent deposit
1 month rent in advance
Agency fee = 50% of 1 month’s rent + 18% VAT
Tenants Pay Utilities
Lease Registration: Mandatory via Housing Authority since 2020
Best ROI Strategy: Buy "ready-to-rent" 1–3 bedroom units near key zones to meet both PR requirements and investor demand.
Q: What is an SDA in Malta?
A: A Special Designated Area where foreigners can buy property freely without restrictions or AIP permit.
Q: Do I need an AIP permit to buy property in Malta?
A: Only if buying outside an SDA and you are a foreign (non-EU) buyer.
Q: Can I sublease my Malta property under the PR program?
A: Yes, as of 2025—but only after 5 years and with landlord consent.
Q: What is the minimum rent to qualify for Malta PR?
A: €14,000 annually, plus property must meet family size bedroom criteria.
Q: Is it easy to get developer responses from abroad?
A: No—response rates are low without local presence. Ingwe can help navigate this with in-country contacts.
Want Personalized Help with Property + PR in Malta?
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