Authored by the expert who managed and guided the team behind the Malta Property Pack
Everything you need to know before buying real estate is included in our Malta Property Pack
Whether you are looking for a family home, a retirement retreat, or an investment property, Malta offers a compact but surprisingly diverse housing market.
We constantly update this blog post to bring you the latest data on house prices, neighborhoods, costs, and market sentiment in Malta.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Malta.
How much do houses cost in Malta as of 2026?
What's the median and average house price in Malta as of 2026?
As of early 2026, the estimated median house price in Malta is around €650,000 (approximately $765,000 or £540,000), while the average house price sits closer to €850,000 ($1,000,000 or £710,000) due to luxury properties pulling the mean upward.
The typical price range that covers roughly 80% of house sales in Malta falls between €420,000 and €1,200,000 ($495,000 to $1,415,000 or £350,000 to £1,000,000), which reflects the wide variety of stock from modest inland townhouses to premium coastal villas.
The gap between the median and average house price in Malta reveals a market with a significant "luxury tail," where high-end properties in areas like Sliema, St Julian's, and Madliena skew the average well above what most families actually pay.
At the median price of €650,000 in Malta, a buyer can realistically expect a 3-bedroom terraced house or townhouse in a central residential locality like Mosta, Naxxar, or Birkirkara, typically with decent finishes but limited outdoor space or parking.
What's the cheapest livable house budget in Malta as of 2026?
As of early 2026, the minimum budget for a livable house in Malta that does not require a full gut renovation is around €300,000 to €380,000 (approximately $355,000 to $450,000 or £250,000 to £315,000), though finding good options at the lower end takes patience.
At this entry-level price point in Malta, "livable" typically means an older townhouse or house of character with dated finishes, functional but basic kitchens and bathrooms, and often limited parking or outdoor space.
The cheapest livable houses in Malta are usually found in inland and southern localities such as Qormi, Zejtun, Zabbar, Paola, Fgura, and Birzebbuga, where you trade coastal proximity for more affordable pricing.
For foreign buyers requiring an AIP permit, Malta sets a minimum purchase price of €300,619 for houses outside Special Designated Areas, plus a €233 permit fee, so this regulatory threshold often becomes the practical floor for non-resident buyers.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Malta here.
How much do 2 and 3-bedroom houses cost in Malta as of 2026?
As of early 2026, the typical price for a 2-bedroom house in Malta ranges from €380,000 to €650,000 ($450,000 to $765,000 or £315,000 to £540,000), while a 3-bedroom house typically costs between €450,000 and €900,000 ($530,000 to $1,060,000 or £375,000 to £750,000).
For a 2-bedroom house in Malta, the realistic price range spans from around €350,000 ($410,000 or £290,000) for a basic inland property to €700,000 ($825,000 or £580,000) for a well-finished unit in a sought-after area with outdoor space.
For a 3-bedroom house in Malta, buyers should expect to pay between €420,000 ($495,000 or £350,000) at the modest end and up to €950,000 ($1,120,000 or £790,000) for properties in premium locations with gardens, garages, or sea proximity.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Malta is around €70,000 to €150,000 (roughly 20% to 30%), with the jump being larger in coastal and northern harbour localities where family-sized housing is scarce.
How much do 4-bedroom houses cost in Malta as of 2026?
As of early 2026, the typical price for a 4-bedroom house in Malta ranges from €750,000 to €1,600,000 (approximately $885,000 to $1,885,000 or £625,000 to £1,330,000), as this size category often includes semi-detached villas and properties with meaningful outdoor space.
For a 5-bedroom house in Malta, the realistic price range is €1,100,000 to €2,500,000 ($1,300,000 to $2,950,000 or £915,000 to £2,080,000), with significant variation based on whether the property is inland or in a prestige coastal pocket.
For a 6-bedroom house in Malta, buyers should budget between €1,400,000 and €3,500,000 or more ($1,650,000 to $4,125,000 or £1,165,000 to £2,915,000), as properties at this size are rare and often include villa-style features like pools and extensive gardens.
Please note that we give much more detailed data in our pack about the property market in Malta.
How much do new-build houses cost in Malta as of 2026?
As of early 2026, new-build or recently completed houses in Malta typically cost between €550,000 and €1,400,000 (approximately $650,000 to $1,650,000 or £460,000 to £1,165,000), depending on size, location, and finish level.
New-build houses in Malta carry a premium of roughly 10% to 25% compared to older resale houses of similar size and location, driven by modern layouts, better energy efficiency, lower immediate maintenance costs, and easier mortgage approval.
How much do houses with land cost in Malta as of 2026?
As of early 2026, a house with meaningful garden or land in Malta typically costs between €900,000 and €2,500,000 ($1,060,000 to $2,950,000 or £750,000 to £2,080,000), while villas on larger plots in prestige areas can reach €1,600,000 to €6,000,000 or more.
In Malta, a "house with land" generally means a property with a real garden or plot space beyond just a small yard or lightwell, which is rare on this densely built island where land is the primary value multiplier.
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Where are houses cheapest and most expensive in Malta as of 2026?
Which neighborhoods have the lowest house prices in Malta as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Malta include inland and southern localities such as Qormi, Zejtun, Zabbar, Tarxien, Paola, Fgura, Birzebbuga, and Mqabba, where buyers find better value per square meter.
In these cheapest neighborhoods in Malta, the typical house price range is €280,000 to €550,000 (approximately $330,000 to $650,000 or £235,000 to £460,000), depending on size, condition, and exact street location.
The main reason these Malta neighborhoods have lower house prices is their distance from the prestige coastal strip and northern harbour lifestyle hubs, combined with older housing stock, tighter streets, and less appeal to the expat and international buyer segment that drives premium pricing elsewhere.
Which neighborhoods have the highest house prices in Malta as of 2026?
As of early 2026, the neighborhoods with the highest house prices in Malta are Sliema, St Julian's (including sub-areas like Paceville and The Gardens), and Swieqi, along with premium enclaves like Pembroke, Madliena, and Ta' Xbiex.
In these most expensive Malta neighborhoods, the typical house price range is €1,200,000 to €4,000,000 ($1,415,000 to $4,715,000 or £1,000,000 to £3,330,000), with waterfront or prestige development pockets reaching €6,000,000 or more.
These Malta neighborhoods command the highest house prices because they combine sea views, walkable lifestyle amenities, proximity to international schools and business hubs, and strong demand from expats and high-net-worth buyers seeking turnkey premium properties.
The typical buyer in these premium Malta neighborhoods is often a foreign professional, a returning Maltese from abroad, or an investor seeking rental yield from the strong expat rental market, rather than a first-time local buyer.
How much do houses cost near the city center in Malta as of 2026?
As of early 2026, houses near the city center of Malta (meaning the Valletta, Floriana, Sliema, and Gzira corridor around the Grand Harbour) typically cost between €800,000 and €2,500,000 ($945,000 to $2,950,000 or £665,000 to £2,080,000), with prime waterfront pockets reaching €6,000,000 or more.
Houses near major transit hubs in Malta, particularly along the Sliema-Valletta ferry corridor and main bus arteries, typically carry a 5% to 15% premium over similar properties in less connected inland towns, with prices generally starting around €700,000 ($825,000 or £580,000) for modest options.
Houses near top-rated international schools in Malta, such as Verdala International School in Pembroke or QSI Malta, typically cost between €900,000 and €2,500,000 ($1,060,000 to $2,950,000 or £750,000 to £2,080,000) in the surrounding north harbour premium belt covering Pembroke, Swieqi, and the St Julian's corridor.
Houses in expat-popular areas of Malta, including Sliema, St Julian's, Swieqi, Pembroke, Gzira, Ta' Xbiex, and Mellieha, typically range from €750,000 to €2,500,000 ($885,000 to $2,950,000 or £625,000 to £2,080,000), with luxury properties well above this band.
We actually have an updated expat guide for Malta here.
How much do houses cost in the suburbs in Malta as of 2026?
As of early 2026, the typical price for a house in the suburbs of Malta ranges from €450,000 to €1,100,000 (approximately $530,000 to $1,300,000 or £375,000 to £915,000), with significant variation based on finish quality, parking availability, and outdoor space.
Suburban houses in Malta are typically 30% to 50% cheaper than equivalent properties in the city-center and coastal premium zones, which translates to savings of roughly €300,000 to €700,000 ($355,000 to $825,000) for a comparable family home.
The most popular suburbs for house buyers in Malta include Mosta, Naxxar, Birkirkara, Attard, Lija, and Balzan, which offer a more residential, family-oriented environment while still providing reasonable access to business and lifestyle hubs.
What areas in Malta are improving and still affordable as of 2026?
As of early 2026, the top areas in Malta that are improving and still affordable for house buyers include Marsaskala, Birzebbuga, parts of Xemxija and St Paul's Bay, and inland localities like Zabbar and Zejtun, which offer better value while benefiting from infrastructure and amenity upgrades.
In these improving yet affordable Malta areas, the current typical house price ranges from €350,000 to €700,000 (approximately $410,000 to $825,000 or £290,000 to £580,000), which represents meaningful savings compared to the established premium zones.
The main sign of improvement driving buyer interest in these Malta areas is the combination of new retail and dining amenities, improved road connections, and a growing expat community that is gradually shifting the neighborhood profile without triggering the full price premiums seen in Sliema or St Julian's.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Malta.
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 extra costs should I budget for a house in Malta right now?
What are typical buyer closing costs for houses in Malta right now?
The estimated typical total closing cost for house buyers in Malta is around 7% to 10% of the purchase price, covering stamp duty, notary fees, permit costs (if applicable), and various administrative charges.
The main closing cost categories in Malta include stamp duty at approximately 5% of the property value (around €32,500 on a €650,000 house), notary fees at 1% to 2% plus 18% VAT (roughly €8,000 to €15,000), AIP permit fee of €233 for foreigners, and bank valuation and loan setup fees of €300 to €1,000 if mortgaging.
The single largest closing cost for house buyers in Malta is stamp duty, which at 5% of the purchase price often represents €25,000 to €50,000 or more on a typical family house, though first-time buyers may qualify for exemptions on the first €200,000.
We cover all these costs and what are the strategies to minimize them in our property pack about Malta.
How much are property taxes on houses in Malta right now?
Malta does not impose an annual recurring property tax on owner-occupied houses, which makes it unusual compared to most European countries where yearly council or municipal taxes apply, so the main tax burden falls at the point of purchase (stamp duty) rather than during ownership.
Since Malta has no annual property tax for homeowners, the calculation is simple: zero per year for the house itself, though owners should budget for other ongoing costs like insurance, utilities, maintenance, and in some cases ground rent (€40 to €250 per year if the land is leased from the state) or service charges in managed developments.
If you want to go into more details, we also have a page with all the property taxes and fees in Malta.
How much is home insurance for a house in Malta right now?
The estimated typical annual home insurance cost for a house in Malta ranges from €250 to €600 ($295 to $710 or £210 to £500) for basic buildings-only cover, and €500 to €1,200 ($590 to $1,415 or £415 to £1,000) for more comprehensive buildings plus contents policies, with higher-value coastal homes or properties with pools costing €1,200 or more.
The main factors that affect home insurance premiums for houses in Malta include the property's rebuild value, location (coastal exposure typically costs more), construction type and age, security features, and whether the policy includes contents, liability, or natural disaster coverage.
What are typical utility costs for a house in Malta right now?
The estimated typical total monthly utility cost for a house in Malta is €80 to €180 ($95 to $210 or £65 to £150) for moderate electricity and water use, rising to €180 to €350 or more ($210 to $410) in summer months with heavy air conditioning or for larger homes.
The breakdown of main utility costs for houses in Malta includes electricity at roughly €60 to €150 per month depending on usage and AC needs, water at approximately €15 to €30 per month, and internet and communications at around €30 to €50 per month, with electricity being the largest variable depending on seasonal cooling requirements.
What are common hidden costs when buying a house in Malta right now?
The estimated total of common hidden costs that house buyers in Malta often overlook ranges from €5,000 to €30,000 (approximately $5,900 to $35,400 or £4,165 to £25,000), depending on property age, condition, and the extent of work needed after purchase.
Typical inspection fees when purchasing a house in Malta range from €300 to €800 ($355 to $945 or £250 to £665) for a general building survey, and €800 to €1,500 ($945 to $1,770 or £665 to £1,250) for more detailed structural or mechanical checks on larger or older properties.
Other common hidden costs beyond inspections when buying a house in Malta include damp and moisture remediation for older stone buildings (often €3,000 to €15,000), roof waterproofing, electrical rewiring, plumbing upgrades, parking solutions if no garage exists, and potential service charges in managed developments.
The hidden cost that tends to surprise first-time house buyers the most in Malta is structural moisture and damp remediation, as many older Maltese houses have stone construction that requires proper ventilation and waterproofing, and addressing this issue can quickly add €5,000 to €15,000 to your post-purchase budget.
You will find here the list of classic mistakes people make when buying a property in Malta.
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What do locals and expats say about the market in Malta as of 2026?
Do people think houses are overpriced in Malta as of 2026?
As of early 2026, sentiment among locals and expats in Malta is mixed, with many feeling that houses are overpriced relative to local incomes, while others argue that strong demand drivers (limited land, foreign workers, lifestyle appeal) continue to support current price levels.
Houses in Malta typically stay on the market for 1 to 3 months if well-priced and in good condition, while ambitiously priced or niche luxury properties can take 3 to 9 months or longer to find a buyer.
The main reason locals cite for feeling house prices are too high in Malta is that wages have not kept pace with property price growth, making it difficult for young Maltese families to afford houses in areas where they grew up, while expats often view the same prices as reasonable compared to major European cities.
Compared to one or two years ago, sentiment on house prices in Malta has shifted from concern about rapid growth to acceptance of sustained but more moderate increases, with the official RPPI showing 5.7% year-on-year growth in Q3 2025 compared to sharper rises in earlier years.
You'll find our latest property market analysis about Malta here.
Are prices still rising or cooling in Malta as of 2026?
As of early 2026, house prices in Malta are still rising, though at a more moderate pace than in previous boom years, with the market showing continued growth supported by strong economic fundamentals and sustained demand from both local and international buyers.
The estimated year-over-year house price change in Malta is approximately 4% to 7%, based on the official NSO Residential Property Price Index showing 5.7% annual growth in Q3 2025 and the Central Bank of Malta reporting 6.88% growth for the broader residential market.
Experts and locals expect house prices in Malta to continue rising over the next 6 to 12 months at a moderate pace of 4% to 6% annually, with energy-efficient properties and southern or Gozo locations potentially offering better value opportunities as the premium zones reach affordability limits for many buyers.
Finally, please note that we have covered property price trends and forecasts for Malta here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Malta. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Malta, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| NSO Malta (RPPI) | Malta's official statistics agency publishing the national property price index. | We used it to anchor how prices were moving entering early 2026. We also used NSO's definition of "house" to stay consistent. |
| Eurostat House Price Index | The EU's official statistics body standardizing housing indicators across countries. | We used it to triangulate Malta's price growth with the EU-wide benchmark. We also used it as a timing check for the latest quarter available. |
| Central Bank of Malta (Interim FSR 2025) | Malta's central bank assessing financial and housing-market risks. | We used it for market context on credit, demand, and risk to interpret pricing pressure. We also used it to avoid relying on agent commentary alone. |
| Laws of Malta (Cap. 364) | The primary legal text governing stamp duty rules in Malta. | We used it to ground buyer tax costs in the actual law. We then translated it into plain-English budgeting ranges. |
| MTCA (AIP FAQ) | The official government tax authority explaining rules for non-resident buyers. | We used it to pin down the AIP permit fee and minimum purchase thresholds for foreigners. We reflected those constraints in budget guidance. |
| PropertyMarket.com.mt | A long-running Malta property marketplace with transparent methodology. | We used it to get real-time asking-price evidence leading into early 2026. We treated it as market asking prices and cross-checked with official indexes. |
| REWS (Energy Regulator) | The official regulator overseeing energy and water tariff frameworks. | We used it to confirm household tariffs are regulated and structured transparently. We then built realistic utility-cost ranges. |
| MFSA (Insurance Regulator) | Malta's single regulator for financial services and insurance. | We used it to define what home insurance covers in Malta. We then built evidence-based premium estimates. |
| ECB Data Portal | The Eurozone's central bank publishing harmonized macro data series. | We used it to cross-check the latest index level and timing for Malta and peers. We also used it as a consistency check versus NSO series. |
| KPMG-MDA Report 2025 | The annual industry report from KPMG and the Malta Developers Association. | We used it for construction permit trends and market outlook context. We also referenced it for new-build pricing patterns. |
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