Authored by the expert who managed and guided the team behind the Malta Property Pack
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What is happening in Malta’s real estate market? Are prices on the rise or decline? Is Valletta still a prime location for international buyers? How are Malta’s government policies and taxes shaping the real estate landscape in 2025?
These are the questions we hear every day from industry experts, potential buyers, and sellers across Malta, from Sliema to Gozo and beyond. You might be curious about these topics too.
We understand this because we maintain close connections with local professionals and individuals like you, exploring the Maltese real estate market daily. That’s why we crafted this article: to deliver clear answers, insightful analysis, and a comprehensive view of market trends and dynamics.
Our aim is straightforward: to make sure you feel informed and confident about the market without needing to search elsewhere. If you think we missed something or could improve, we’d love to hear your feedback. Feel free to message us with your thoughts or comments, and we’ll strive to enhance this content for you.
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1) Demand for rental properties near educational institutions will rise with more international students arriving
Malta is seeing a surge in international students, especially in 2023 and 2024.
In 2023, the English language training sector in Malta saw a 21% increase in international students, with 78,567 students attending courses. This includes a big jump from Italy, which more than doubled its market share. Naturally, this means more students are looking for places to stay, especially near their schools.
Real estate agencies are noticing this trend, reporting a rising demand for student accommodation. In 2022, the number of student weeks shot up by 80% compared to the previous year. Surveys show that international students prefer living close to their schools, with students from Colombia and South Korea staying longer on average.
The National Statistics Office of Malta has also noted a significant increase in international students, with numbers more than doubling recently. This trend is expected to keep growing, pushing the demand for rental properties near educational institutions even higher.
Sources: The PIE News, ICEF Monitor
2) Malta’s property prices will stabilize after rapid growth, with slight declines in some areas
Malta's property market is seeing a shift after a period of rapid growth, with prices expected to stabilize.
One reason for this change is the increase in new housing developments. From 2020 to 2022, about 26,000 new homes were added, which is more than what buyers are currently looking for. This oversupply means buyers have more choices, which can help keep prices steady.
Another factor is the end of temporary COVID-19 measures that had lowered taxes and duties on property transfers. With these incentives gone, property demand might slow down, helping to stabilize prices. Plus, higher interest rates are making mortgages more expensive, which could reduce buyer interest.
Economic trends are also influencing the market. The Central Bank of Malta predicts a slowdown in GDP growth, from 4.9% in 2024 to 3.4% in 2027. Slower economic growth often means property prices won't rise as quickly. Meanwhile, rental prices have stayed about the same, indicating that rental yields aren't increasing as some might expect.
In some areas, you might even see slight declines in property prices. This is particularly true in regions where the new housing supply is most concentrated. Buyers in these areas could find better deals as sellers adjust to the increased competition.
Overall, if you're considering buying property in Malta, now might be a good time to explore your options. With more homes on the market and economic factors at play, the landscape is changing, offering potential opportunities for savvy buyers.
Sources: Times of Malta, Central Bank of Malta, Grant Thornton
We made this infographic to show you how property prices in Malta compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
3) Short-term rental yields will increase as tourism and demand for vacation properties grow
In 2023 and 2024, Malta saw a 23.4% jump in tourist arrivals, with projections suggesting over 3.5 million visitors in 2024.
This influx of tourists has naturally led to higher occupancy rates. In the third quarter of 2024 alone, Malta welcomed 1.2 million tourists, marking an 18% increase from the previous year. More visitors mean more guest nights, which rose by 871,000 compared to the same period in 2023, pushing up the demand for vacation properties.
Tourists are not just coming in droves; they are also spending more. In Q3 2024, tourist spending hit €1,270 million, a 22% rise from 2023. This indicates that visitors are willing to pay more for quality stays, which is great news for short-term rental yields.
Platforms like Airbnb are making it easier for property owners to capitalize on this trend. With more tourists looking for unique and comfortable places to stay, vacation rental platforms are thriving, offering a lucrative opportunity for property investors.
As Malta continues to attract more tourists, the demand for short-term rentals is expected to grow. This means higher rental yields for property owners who can offer appealing accommodations.
With the tourism sector booming, investing in a vacation property in Malta could be a smart move. The combination of increased tourist arrivals and spending suggests a promising future for short-term rental investments.
Sources: Business Now, Business Now, The Malta Independent
4) More foreign retirees will buy property in Malta thanks to favorable tax conditions
Malta is becoming a hotspot for foreign retirees looking to buy property.
One big reason is the favorable tax conditions that Malta offers. For instance, retirees can enjoy a low tax rate of 15% on foreign income if they are non-residents. This is a huge draw for those wanting to stretch their retirement funds further. Compared to other retirement havens, Malta's tax rates are quite competitive, making it an attractive option.
In 2023, there was a 9% increase in promise of sale agreements for residential properties in Malta. This uptick shows that more foreign buyers, including retirees, are eyeing Malta as a potential home. The trend suggests that the tax benefits are indeed a significant factor in this growing interest.
Surveys and reports back up this trend. A PwC real estate survey highlights that foreign retirees are increasingly drawn to Malta because of these tax perks. The demand for high-end properties is on the rise, likely driven by retirees who see the financial advantages of settling in Malta.
Moreover, the increase in property transactions and rental demand further supports the idea that tax conditions are a key factor in attracting foreign retirees. This growing interest is not just about buying property; it's about making a financially savvy move.
With these favorable conditions, it's no wonder that Malta is catching the eye of retirees worldwide. The combination of tax benefits and a welcoming environment makes it a compelling choice for those looking to enjoy their golden years.
Sources: PwC Real Estate Survey 2024, Economic Forecast for Malta, Morningstar DBRS Confirmation of Malta's Long-Term Foreign and Local Currency – Issuer Ratings
One of our partners sent us this video, which explains the favorable tax conditions and visa programs attracting retirees to purchase property in Malta, including specific requirements and benefits.
5) Urban rental yields will rise as demand for city living stays strong
In Malta, rental yields in urban areas have been rising due to strong demand for city living.
Malta's population density is among the highest in Europe, about 15 times the EU average, pushing more people to choose city life. This trend was already clear in 2022, with over 542,000 residents.
City living in Malta is attractive because of its urban amenities and lifestyle. In 2023, 94.94% of the population lived in urban areas, showing a clear preference for city conveniences and attractions.
Popular urban centers like Sliema and Valletta have limited new housing, which naturally drives up rental prices and yields. This scarcity makes city properties even more desirable.
Back in 2023, the average gross rental yield in Malta was 3.66%. While this might seem modest, it reflects a growing interest in rental properties.
Sources: Global Property Guide, Times of Malta, Global Property Guide
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6) Affordable housing projects will help curb price increases in some regions
Affordable housing projects can help keep property prices in check in certain areas.
Take Malta, for instance, where 267 new affordable units are being built in Luqa with funding from the European Investment Bank in 2024. This increase in housing supply can help meet the demand for affordable living spaces, easing the pressure on property prices. When more affordable options are available, it can shift buyer interest away from higher-priced properties, leading to a more balanced market.
Malita Investments has been a key player in Malta's affordable housing scene since 2016, with plans to deliver 752 apartments by 2026. By boosting the availability of affordable housing, these projects can help stabilize or even reduce property prices in specific areas. This is particularly important in regions where property prices have been rising rapidly, as it provides alternatives for buyers who might otherwise compete for more expensive homes.
In other regions, case studies have shown that introducing affordable housing can lead to more stable property prices. When affordable housing is available, it can prevent prices from skyrocketing by providing alternatives for buyers. This trend is especially beneficial in areas experiencing rapid price increases, as it helps maintain a balanced market.
For those considering buying property in the country, understanding the impact of affordable housing projects is crucial. These projects not only provide more options for potential buyers but also contribute to a healthier real estate market. By offering affordable alternatives, they can help moderate price increases and create a more sustainable housing environment.
So, if you're looking to invest in property, keep an eye on regions with active affordable housing projects. They might just offer the stability and affordability you're seeking in a market that's constantly evolving.
Sources: EIB Press Release, EIB Stories
7) Rents in less central areas will rise moderately as more people look for affordable options
In Malta, property prices in central areas have surged, making them less affordable for many.
In 2023, apartment prices jumped by 9.3%, while maisonettes saw a 13.5% increase. This has nudged people to explore more budget-friendly options outside the city center.
There's been a noticeable shift as more folks are moving to suburban and rural areas. Recent demographic studies show population growth in these regions, reflecting a growing interest in less central areas for housing.
Public transportation improvements have made these areas more accessible, drawing in more residents. With government incentives for development, these regions have become more attractive to potential renters.
Real estate market analyses and insights from agents suggest suburban rental markets are on the rise. Some areas have seen rental price increases of 15 to 25 percent, depending on the location and property type.
Sources: Business Now, Ben Estates, PR Newswire, Global Property Guide
8) Rents in Sliema and St. Julian's will keep rising due to limited supply
In Sliema and St. Julian's, rental prices have surged in recent years.
Back in 2023, renting a two-bedroom apartment in Sliema cost around €1,218 per month, a noticeable jump from earlier years. St. Julian’s wasn't far behind, with an average rent of €1,141, making these areas some of the priciest in Malta. The main reason? There's just not enough new development happening. In places like Ta'Xbiex, new property contracts are scarce, which means fewer options for renters.
Existing rental properties are almost always full, adding to the problem. In 2022, there were over 21,000 active rental contracts in the northern harbour area alone. This high demand and limited supply naturally push prices up. The influx of expatriates and digital nomads is also a big factor. Malta's attractive conditions, like the Nomad Residence Permit, have drawn many new residents, especially to Sliema and St. Julian’s.
These newcomers are adding to the already high demand, putting even more pressure on the rental market. With limited new properties and high occupancy rates, it's no wonder rents are climbing. If you're considering buying property here, it's worth noting that rents in these high-demand areas are likely to keep rising.
Sources: Times of Malta, Digital Nomads World, Nomad Visa Malta
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.
9) Demand for accessible, senior-friendly housing will rise due to an aging population
The aging population in Malta is a key driver for increased demand for senior-friendly housing.
In December 2023, 18.60% of Malta's population was aged 65 and over, and this number is steadily climbing. This means more people will need homes that cater to their specific needs. Government reports highlight that the biggest population growth from 2011 to 2021 was among those over 65, pointing to a pressing need for adaptable housing and infrastructure.
Malta's old age-dependency ratio is at 27.6%, which means there are fewer working-age people to support the elderly. This increases the demand for healthcare and assisted living facilities, making age-appropriate housing solutions even more crucial. Internationally, older adults are showing a preference for homes that are both accessible and senior-friendly.
The senior housing market is evolving, with a focus on tech-enhanced and sustainable living options. These trends are gaining traction and are expected to influence Malta's real estate market. Real estate analysis shows a shift towards age-friendly developments, with demand often outstripping supply.
In Malta, this trend is likely to continue, as the aging population seeks homes that offer both comfort and accessibility. The need for senior-friendly infrastructure is not just a local issue but part of a broader international movement towards better housing for older adults.
Sources: Trading Economics, The Independent, Senior Site
10) Gozo will attract more remote workers looking for quieter, scenic living environments
Gozo is quickly becoming a favorite spot for remote workers seeking a peaceful and beautiful place to live.
The shift to remote work, which really took off in 2023 and 2024, has made places like Gozo more attractive. With many companies now offering flexible work options, more people are looking for quieter, scenic spots to call home. Gozo fits the bill perfectly.
One of the key reasons for Gozo's appeal is its improved internet connectivity. In 2023, the Maltese government announced plans to boost the island's internet infrastructure, ensuring faster and more reliable service. This makes Gozo an ideal choice for remote workers who need dependable internet access.
There's also a growing trend among remote workers towards sustainable living. Gozo is committed to sustainability, focusing on renewable energy and eco-friendly practices. A survey by the European Commission found that many Europeans prioritize sustainability when choosing where to live, making Gozo a top pick for those who care about the environment.
The island has seen a noticeable increase in property purchases and rentals, showing a rising interest from remote workers. Data from the Malta Property Alliance revealed a 15% increase in property sales in Gozo in 2023 compared to the previous year. This indicates that more people are moving to Gozo for its tranquil and scenic environment.
With its stunning landscapes and improved infrastructure, Gozo is set to become even more popular among remote workers. The island's commitment to sustainability and its growing community of like-minded individuals make it an attractive choice for those seeking a quieter, more scenic living environment.
Sources: Upwork Report, Malta Government Press Release, European Commission Survey, Malta Property Alliance Data
Our team found this video, which shows firsthand experience of remote workers choosing Gozo for its quieter lifestyle and scenic environment, highlighting the growing digital nomad community.
11) Eco-friendly tax incentives will boost interest in sustainable property investments
Tax incentives for eco-friendly buildings are making sustainable property investments more appealing.
In recent years, Malta has rolled out enticing tax incentives, like capital gains tax exemptions and VAT relief for property restoration. These measures significantly cut down the costs of investing in eco-friendly properties, making them a hot ticket for investors.
Interest in sustainable properties is clearly on the rise. For example, the number of promise of sale agreements for residential properties in Malta saw a 9% increase year-over-year. This uptick suggests that more people are seeing the financial and environmental perks of going green.
Consumer preferences are shifting, too. A 2024 survey by PwC found that a growing number of prospective buyers are putting sustainability at the top of their list. In the last quarter of 2023, 70% of buyers considered sustainability important, a jump from 59% earlier that year.
This trend is particularly notable in Malta, where the government is actively encouraging eco-friendly investments. The tax breaks not only make these properties more affordable but also align with the increasing consumer demand for sustainable living options.
As more people prioritize eco-friendly features in their homes, the market for sustainable properties is expected to keep growing. The combination of financial incentives and changing consumer preferences is creating a perfect storm for sustainable property investments.
Sources: Endevio, PwC Real Estate Survey 2024
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12) The expanding expat community will drive demand for varied housing options
The growing expatriate community in Malta is significantly influencing the demand for diverse housing options.
In 2023, Malta's foreign-born population hit a record high of 153,361, according to EUROSTAT. This surge means more people are on the hunt for homes, naturally boosting housing demand. Many of these newcomers are working in lower-paying jobs, with a median national income of €16,500 in 2022. This suggests they're likely on the lookout for affordable rental properties.
On average, foreign workers stay employed for about 22 months, hinting at a preference for short-term rentals due to frequent job changes. The expatriate crowd is quite a mix, with folks from Poland, Romania, and Bulgaria, among others. This diversity means housing needs are varied, as different cultures bring different preferences and requirements for living spaces.
Interestingly, the PwC Real Estate Survey 2024 points out a growing demand for higher-end properties, driven by the expat community. This shift in demand is also pushing rental prices up, as rising rental prices are increasing substantially due to supply shortages. The growing expatriate community will influence the demand for diverse housing options.
Sources: EUROSTAT, PwC Real Estate Survey 2024
13) Interest in traditional Maltese townhouses will wane as modern apartments gain popularity
In Malta, modern apartments are becoming the go-to choice for homebuyers.
With 71% of new dwelling permits in Q2 2023 being for apartments, it's clear that developers are focusing on these modern spaces. This shift is not just about numbers; it's about meeting the demand for contemporary living that fits today's lifestyle.
People are now looking for homes with smart technologies like remote-controlled thermostats and smart locks. These features are especially attractive to younger buyers who prefer the convenience and security of urban living, which modern apartments offer.
Real estate marketing is also pushing the appeal of these apartments, emphasizing their sleek designs and luxurious amenities. Social media and lifestyle magazines are buzzing with the benefits of apartment living, making them even more desirable.
Traditional Maltese townhouses, with their classic charm, are seeing less interest as the spotlight shifts to these modern options. The trend is clear: modern apartments are capturing the market's attention and reshaping the landscape.
As more people gravitate towards these contemporary spaces, the real estate market is responding with a variety of options that cater to this growing preference. The focus is on creating living spaces that not only meet but exceed the expectations of today's buyers.
Sources: MeDirect, Property Market, Global Property Guide
14) Interest in properties with fitness and leisure facilities will grow due to the demand for wellness-oriented living
The real estate market is buzzing with a new trend: wellness-oriented living.
According to the Global Wellness Institute, the wellness real estate market is set to grow significantly, projected to hit $912.6 billion by 2028. This means more people are looking for homes that support a healthy lifestyle, not just a roof over their heads.
In Malta, there's a noticeable shift in what buyers want. PwC’s Real Estate Survey 2024 shows a rising demand for luxury properties with wellness facilities. People are seeking homes that enhance their well-being, like the Shoreline Residences, which boast top-notch fitness centers and spa amenities.
Dr. Pia’s Wellbeing Forecast 2024 highlights a cultural shift towards health and wellness, with more folks diving into fitness activities. This trend is mirrored in social media, where healthy living is all the rage. Developers are catching on, showcasing wellness features in their marketing to attract health-conscious buyers.
Properties with fitness and leisure facilities are becoming hot commodities. The desire for wellness-oriented living is driving this interest, as people prioritize spaces that offer more than just comfort. It's about creating an environment that supports a healthier lifestyle.
As this trend grows, expect to see more developments catering to this demand, with features that promote well-being. The market is evolving, and wellness is at the forefront of this change.
Sources: Global Wellness Institute, PwC Real Estate Survey 2024, Dr. Pia’s Wellbeing Forecast 2024, Shoreline Residences
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.
15) Luxury rental prices will rise as high-net-worth individuals look for premium accommodations
Malta is becoming a hotspot for luxury property seekers.
International buyers, especially from the UK, Sweden, and the US, are flocking to Malta, drawn by its favorable conditions for high-net-worth individuals. The island's appeal is growing as more millionaires relocate globally, with Malta being a top choice due to its competitive advantages within the EU.
Malta's government has been proactive in attracting wealthy expatriates. They offer a favorable tax regime, with no inheritance or annual property taxes, and a citizenship by investment scheme that is particularly enticing for high-net-worth individuals. These incentives make Malta a prime destination for those seeking premium accommodations.
However, there's a catch. The supply of luxury properties in Malta is limited, especially when it comes to new builds. This scarcity, combined with the rising demand, naturally leads to an increase in luxury rental prices. Historical data shows a consistent rise in property prices over the years, reinforcing this trend.
For those considering a move, it's worth noting that Malta's luxury market is not just about the properties themselves. The island offers a unique blend of Mediterranean charm, a rich cultural heritage, and a vibrant lifestyle, making it an attractive place to live for those who can afford it.
As more high-net-worth individuals seek premium accommodations, luxury rental prices are expected to rise. This trend is likely to continue as Malta remains a top choice for the wealthy looking for a new home.
Sources: Global Property Guide, Christie's International Real Estate Malta, Expat and Offshore, Pure Living Properties
In this video, 'Asking people How Much Rent they Pay in Malta', we can see direct evidence of increasing rental prices, especially in premium areas, with testimonials showing rents ranging from €950 to €4,500 per month for high-end properties.
16) Improved infrastructure and connectivity will boost property interest in Malta’s southern regions
The southern regions of Malta are becoming a hot spot for property buyers, thanks to major improvements in infrastructure and connectivity.
In 2023 and 2024, Infrastructure Malta poured resources into upgrading residential roads, footpaths, and underground networks in places like Zejtun. These upgrades included new water mains, sewers, and electricity cables, making life in these towns much more comfortable.
Santa Lucija saw a €2 million project that revamped residential streets and added a new walking and cycling track. This not only improved connectivity but also made the area more appealing to both residents and visitors.
As property prices soar in popular areas, buyers are looking south. Real estate agents report a growing interest in southern properties, likely driven by these infrastructure improvements.
The local government is also playing a big role, with plans to further enhance connectivity and infrastructure in southern Malta. Ongoing projects in Zejtun and Santa Lucija are expected to keep boosting property interest in the region.
Sources: Business Now, Infrastructure Malta, IMIN Malta
17) Virtual reality tours will become standard for property viewings, particularly for international buyers
Virtual reality tours are becoming a go-to tool for property viewings, especially for international buyers.
The global market for virtual tours is booming, with an expected market size of USD 12,345.5 million by 2033. This surge is fueled by a 29.3% annual growth rate, showing that more than half of adults have already taken a virtual tour, and 67% of home buyers prefer listings with one.
In Malta, foreign buyers are snapping up properties, making up about 20% of total property transactions. The residential market is hot, with a 3.5% increase in property transactions in 2023. Virtual tours are a game-changer here, offering international buyers a chance to explore homes without hopping on a plane.
Thanks to tech advancements, virtual reality tours are now more accessible and budget-friendly. RE/MAX Malta led the charge locally, and companies like RealTourVision offer cost-effective subscription models that make it easy for real estate agents to jump on board.
Virtual tours aren't just a novelty; they work. Listings with these tours get 87% more views, and buyers linger longer on them. Homes with virtual tours often sell faster and for more money, with a 9% bump in sale price and a 31% quicker closing time.
The COVID-19 pandemic pushed virtual solutions to the forefront, as travel restrictions made in-person viewings tough. Even now, the trend continues, driven by the ease and preference for virtual tours.
Sources: RE/MAX Malta, Frank Salt Real Estate, PhotoUp, Market.us
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18) Valletta will see renewed interest as cultural and historical restoration projects draw locals and tourists
Valletta is buzzing with renewed interest thanks to exciting cultural and historical restoration projects that are drawing in both locals and tourists.
In recent years, funding for these projects has surged, with the Arts Council Malta leading the charge. One standout project is the restoration of the polychrome statue of Our Lady of Loreto, which showcases the city's rich history and artistic flair. This is just one example of how Valletta is preserving its unique heritage.
Tourists are flocking to Valletta's cultural sites more than ever. Popular spots like Upper Barrakka Gardens and St John’s Co-Cathedral & Museum are seeing increased visitor numbers, reflecting a growing fascination with the city's cultural treasures. This uptick in interest is a promising sign for potential property buyers looking to invest in a vibrant community.
Valletta is also making headlines with its ambitious plans to become Malta's first Green City by 2030. This initiative includes creating rooftop gardens on historical buildings, which not only beautifies the city but also supports sustainable tourism. Such efforts are enhancing Valletta's appeal as a forward-thinking destination.
The city is alive with events and festivals, thanks to the support of local councils. These activities are enriching Valletta's cultural landscape, making it an even more attractive spot for cultural tourism. For those considering buying property, this lively atmosphere is a major draw.
With all these developments, Valletta is poised for a resurgence, offering a unique blend of history, culture, and modern sustainability. It's a city that promises both charm and opportunity for those looking to invest in a property with a story to tell.
Sources: Arts Council Malta, University of Malta, Times of Malta
19) Interest in the Three Cities area will grow as regeneration projects boost its appeal
The Three Cities area in Malta is becoming a hot spot for property buyers, thanks to major regeneration projects backed by the European Investment Bank.
These projects are not just about sprucing up Valletta; they’re also breathing new life into the Three Cities. With property prices in Malta climbing—the Residential Property Price Index hit 162.84 in mid-2024, up 7% from last year—there's a buzz in the air. Apartments are especially in demand, with prices jumping 6.9% year-on-year, attracting both local and international investors.
Media outlets are shining a spotlight on these transformations, making the Three Cities more appealing to potential buyers. This increased visibility is expected to draw in more investors and residents, eager to be part of the area's revitalization. The buzz is not just about aesthetics; Malta’s recovery and resilience plan is also in play, aiming to boost infrastructure with initiatives like electrifying road transport and offering free public transport.
These improvements are set to make the Three Cities even more livable and attractive. The area is poised to become a prime location for those looking to invest in property, thanks to its enhanced appeal and strategic developments. The combination of rising property values and infrastructure upgrades is creating a perfect storm for increased interest in the region.
As the Three Cities area continues to evolve, it’s clear that these changes are not just cosmetic. They represent a significant shift in the region’s potential, making it a compelling choice for property buyers. The ongoing regeneration efforts are expected to keep driving interest, making the Three Cities a key area to watch in Malta’s real estate market.
Sources: European Investment Bank, Hub Malta, European Commission
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility. Finally, please note that we are not affiliated to any of the sources provided. Our analysis remains then 100% impartial.