How to buy a house in Malta and get residency in 2025

Authored by the expert who managed and guided the team behind the Malta Property Pack

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INVESTROPA

A team specialized in real estate investing in European countries (Malta, Portugal, Spain, Greece, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Malta. If you'd like to learn more about us, you can check our presentation page.

What are the main ways you can legally buy property in Malta as a foreigner in 2025?

Foreigners have three primary routes to legally purchase property in Malta, each with specific requirements and benefits.

The most common method is obtaining an Acquisition of Immovable Property (AIP) permit, which costs €233 and takes approximately 35 days to process. Non-EU nationals and EU citizens who don't meet residency criteria need this permit to buy property outside Special Designated Areas, with the restriction of owning only one property for personal use.

The second option is purchasing in Special Designated Areas (SDAs), where foreigners enjoy more flexibility. In these zones, you can buy multiple properties without an AIP permit and have the freedom to rent them out, making SDAs particularly attractive for investment purposes in areas like Portomaso, Tigne Point, and Fort Cambridge.

The minimum property values for 2025 stand at €375,000 for apartments and maisonettes, with higher thresholds for other property types. The purchase process involves hiring a notary, signing a promise of sale (Konvenju), paying stamp duty at 5%, and completing various legal checks before finalizing the transaction.

It's something we develop in our Malta property pack.

Does Malta have a residency or citizenship by investment program, and how does it work?

Malta offers both residency and citizenship investment programs, though the citizenship route is temporarily suspended as of June 2025.

The Malta Permanent Residence Programme (MPRP) remains fully operational and provides a clear path to permanent residency. This program is open to non-EU/EEA/Swiss nationals who can demonstrate financial stability through assets of at least €500,000 (including €150,000 in liquid assets) if purchasing property, or €650,000 (with €75,000 liquid) if renting.

The citizenship by investment program, known as Naturalisation for Exceptional Services by Direct Investment (MEIN), while currently suspended, previously required a direct investment of €600,000 to €750,000 plus property ownership or rental. When operational, this program allowed citizenship after maintaining residency for 12 to 36 months, depending on the investment amount.

Both programs involve strict due diligence processes, including comprehensive background checks, proof of legitimate income sources, and clean criminal records. The MPRP typically processes applications within 6-10 months, while the citizenship route, when available, requires an additional 4-6 months after the mandatory residency period.

What's the minimum property investment required to qualify for Maltese residency?

The minimum property investment for Malta's residency program depends on whether you choose to buy or rent.

For the MPRP, purchasing property requires a minimum investment of €375,000 anywhere in Malta or Gozo. This property must be held for at least five years and cannot be rented out during this period. Alternatively, you can rent a property for a minimum of €14,000 annually, also committing to a five-year lease.

Can you get residency just by buying a house, or are there additional requirements?

Simply buying a house in Malta doesn't automatically grant you residency – there are substantial additional requirements to meet.

Beyond the property investment, MPRP applicants must demonstrate significant financial resources. If purchasing property, you need total assets of at least €500,000, with €150,000 in liquid form. For those choosing the rental route, the requirements increase to €650,000 in total assets with €75,000 liquid.

Additional mandatory requirements include a government contribution of €30,000 (if buying) or €60,000 (if renting), an administrative fee of €50,000 for the main applicant, and a €2,000 donation to a Maltese charity. You must also maintain comprehensive health insurance coverage for all family members included in the application.

The due diligence process is rigorous, requiring clean criminal records from all countries where you've resided for more than six months in the past decade, proof of legitimate income sources, and detailed documentation of your assets. You'll also need to travel to Malta to provide biometric data as part of the application process.

It's worth noting that the property must meet specific program criteria – some buyers have faced delays when their chosen properties didn't qualify for the residency program requirements.

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How long does the Maltese residency permit last, and can you renew it?

The Malta Permanent Residence Programme grants genuine permanent residency that lasts for life, not just a temporary permit.

Once approved, you receive a residence certificate that confirms your permanent resident status indefinitely. The physical residence cards are typically valid for five years and must be renewed, but this is purely an administrative process – your permanent residency status itself doesn't expire as long as you maintain the program requirements.

To keep your permanent residency active, you must maintain ownership or rental of the qualifying property, keep your asset levels above the required thresholds, and ensure continuous health insurance coverage. There's no minimum physical presence requirement in Malta, making it an attractive option for those who travel frequently or maintain residences in multiple countries.

The renewal process for residence cards is straightforward and involves updating your documentation, proving continued compliance with program requirements, and paying a modest administrative fee. Many residents report that renewals are processed smoothly within a few weeks.

Is there a path from residency to permanent residency or citizenship, and what's the timeline?

MPRP grants immediate permanent residency upon approval, but the path to citizenship requires additional steps and time.

After holding permanent residency for five years, you may apply for Maltese citizenship through naturalization. However, this isn't automatic and comes with strict requirements including demonstrating genuine links to Malta, passing Maltese language tests, showing integration into Maltese society, and maintaining continuous legal residence.

The naturalization process typically takes 12-18 months after application, meaning the total timeline from initial residency to citizenship is approximately 6-7 years. During this period, you must maintain your investment, comply with all program requirements, and establish meaningful connections to Malta.

As we reach mid-2025, it's important to note that while the fast-track citizenship by investment program remains suspended, the standard naturalization route remains available. This requires patience but offers a legitimate path to EU citizenship for committed residents who integrate into Maltese life.

Can you include family members like spouse, children, or parents in your residency application?

The MPRP offers generous family inclusion provisions, allowing you to bring multiple generations under one application.

Eligible family members include your spouse or partner (including same-sex partners), unmarried dependent children up to age 29, and dependent parents and grandparents from both sides of the family. This multi-generational approach makes Malta particularly attractive for families seeking European residency together.

1. Spouse or legally recognized partner
2. Children under 18 (automatically included)
3. Adult children aged 18-29 who are unmarried and financially dependent
4. Parents and grandparents who are financially dependent on the main applicant
5. Children with disabilities (no age limit if dependent)

Each dependent requires an additional administrative fee of €10,000, but they're covered under the same property investment and government contribution. All adult dependents must pass the same due diligence checks as the main applicant, including criminal record checks and health insurance requirements.

It's something we develop in our Malta property pack.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Malta versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

What are the options for getting Maltese residency through business or startup investment?

The Malta Startup Residence Programme offers an alternative route to residency with significantly lower capital requirements than property investment.

This program targets entrepreneurs in innovative sectors including technology, biotech, eco-industries, and digital services. The minimum investment is just €25,000 in paid-up share capital, plus an additional €10,000 for each co-founder beyond four (maximum six co-founders allowed).

Your business plan must be approved by Malta Enterprise and demonstrate innovation, scalability, and potential for job creation. The company must be newly incorporated in Malta, and you must hold a senior position such as founder, co-founder, or core employee.

The startup residence permit is initially granted for three years and can be renewed for an additional five years if the business remains active and meets performance criteria. Family members including spouse and dependent children can be included in the application.

How much do you need to invest through the business route, and what are the specific conditions?

The financial requirements for business-based residency are substantially lower than property investment routes.

The core investment starts at €25,000 in tangible business capital, making it accessible to genuine entrepreneurs. If you have multiple co-founders, add €10,000 for each additional founder beyond four, capping at six total founders. This means maximum required capital would be €45,000 for a six-founder startup.

What is the complete step-by-step application process from investment to residency approval?

The application process for Malta residency follows a structured path that typically takes 6-10 months from start to finish.

First, engage a licensed agent authorized by the Maltese government – this is mandatory and cannot be done independently. Your agent will conduct initial eligibility assessments and help prepare your documentation package, including financial statements, criminal records, and proof of income sources.

Submit your application with supporting documents and pay the initial €15,000 processing fee. The government then conducts thorough due diligence checks, which can take 2-4 months depending on your background complexity and country of origin.

Upon receiving approval in principle, you have four months to complete your property purchase or rental agreement, make the government contribution (€30,000 or €60,000), pay the remaining €35,000 administrative fee, and complete the €2,000 charity donation.

Finally, travel to Malta to provide biometric data (fingerprints and photographs) and collect your residence certificate and cards. The entire process requires attention to detail – many applicants report that professional guidance is essential for avoiding delays and ensuring all requirements are met correctly.

Are there any restrictions, taxes, or special permits you need to know about when buying property as a non-citizen?

Non-citizens face several restrictions and tax obligations when purchasing Maltese property that can significantly impact your investment.

The most important restriction is the one-property limit outside Special Designated Areas for non-EU buyers holding an AIP permit. Properties purchased under the MPRP cannot be rented out for the mandatory five-year holding period, limiting income potential. EU citizens who aren't Maltese residents also need AIP permits unless they've lived in Malta for five continuous years.

Tax obligations include a 5% stamp duty on the property purchase price, though qualifying residents can benefit from a reduced rate of 3.5% on the first €150,000. Additional costs include notary fees (approximately 1%), registration fees, and legal fees totaling 1-3% of the purchase price.

Annual property taxes apply based on the property value, and if you rent out property in SDAs, rental income is subject to Maltese tax. Capital gains tax applies when selling, though various exemptions exist for long-term owners.

Special permits beyond the AIP may be required for commercial use, major renovations, or properties in heritage zones. Always verify that your chosen property qualifies for your intended residency program, as some properties may not meet program criteria despite being available for purchase.

What have real people shared about their experience—what worked, what didn't, and what should you watch out for?

Real experiences from people who've navigated Malta's property and residency process reveal both successes and pitfalls to avoid.

What consistently works well is using established agents and legal advisors familiar with both property law and residency requirements. Successful applicants emphasize the importance of choosing properties in established areas like Sliema, St. Julian's, or Valletta, where infrastructure and amenities are well-developed. The transparency of the process receives praise, with clear requirements and predictable timelines when all documentation is properly prepared.

Common challenges include properties failing to meet MPRP criteria after purchase, resulting in costly delays or the need to buy different property. Some buyers underestimated the total costs, forgetting to budget for the government contribution, administrative fees, and ongoing compliance costs. The due diligence process can be more intensive than expected, particularly for applicants with complex international business interests.

Key warnings from experienced applicants include: never skip property inspections even for new builds, as construction quality varies; ensure your property title is clear and unencumbered; maintain all required documentation for annual compliance checks; and be prepared for the process to take longer than advertised, especially if your background requires extensive verification.

It's something we develop in our Malta property pack.

Most importantly, successful residents stress that professional help isn't optional – the complexity of Maltese property law combined with residency requirements makes expert guidance essential for a smooth experience.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Global Citizen Solutions - Malta Real Estate Guide
2. Endevio - Buying Property in Malta as Foreigner
3. Frank Salt - Foreign National Property Guide
4. CC Malta - Permanent Residence Programme 2025
5. Residency Malta - Official MPRP Programme
6. Vertex Alliance - Malta Startup Programme
7. Nomad Gate - MPRP Complete Guide
8. Chase Buchanan - Property Costs and Legalities
9. Property Market - AIP Permits Guide 2025
10. Yakof Agius - Permanent Residence Programme