Authored by the expert who managed and guided the team behind the Malta Property Pack
Yes, the analysis of Valletta's property market is included in our pack
Valletta is one of the most unique real estate markets in Europe, where UNESCO-protected heritage meets strong demand from expats, remote workers, and investors.
We update this article regularly to reflect the latest prices, costs, and trends so you always have fresh data when planning your purchase.
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 Valletta.
Insights
- Valletta apartment prices have grown about 5% year-on-year into late 2025, outpacing Malta's national average and showing no signs of correction in the capital.
- Two apartments of identical size in Valletta can differ by 30% or more in price, because condition, common parts, and heritage restoration quality matter more than floor area alone.
- The median Valletta apartment price in January 2026 sits around 700,000 euros, while the average is closer to 850,000 euros, reflecting the pull of a few high-end palazzo conversions.
- Buyer closing costs in Valletta typically add 7% to 9% on top of the purchase price, with stamp duty at 5% being the largest single expense.
- Malta has no annual property tax or council tax, which surprises many foreign buyers who budget for recurring levies they will never actually pay.
- Non-resident buyers must often plan for a 30% to 40% down payment rather than 20%, as Maltese banks tend to be more conservative with foreign applicants.
- Valletta's best-value pockets are in lower Valletta near Sally Port, where asking prices can run 10% to 15% below the prime heritage zones around Upper Barrakka.
- First-time buyers in Malta can benefit from stamp duty exemptions on the first 200,000 euros of a property's value, saving up to 10,000 euros in closing costs.
How much do apartments really cost in Valletta in 2026?
What's the average and median apartment price in Valletta in 2026?
As of January 2026, the median apartment price in Valletta is approximately 700,000 euros (around 735,000 USD), while the average apartment price is closer to 850,000 euros (about 890,000 USD), with the gap explained by a small number of high-end palazzo conversions that push the average upward.
When you look at price per square meter, Valletta apartments typically trade at a median of about 8,700 euros per square meter (roughly 810 euros per square foot or 9,100 USD per square meter), which is well above Malta's national average of around 3,300 euros per square meter.
Most standard apartments in Valletta fall within a price band of 7,500 to 10,000 euros per square meter (7,850 to 10,500 USD per square meter), meaning a typical 80-square-meter apartment will cost somewhere between 600,000 and 800,000 euros (630,000 to 840,000 USD) depending on condition and location within the city.
How much is a studio apartment in Valletta in 2026?
As of January 2026, a typical studio apartment in Valletta costs around 350,000 euros (approximately 370,000 USD), though prices can vary significantly based on condition and exact location within the historic center.
Entry-level to mid-range studio apartments in Valletta generally fall between 300,000 and 400,000 euros (315,000 to 420,000 USD), while high-end or fully renovated studios in prime heritage pockets can reach 420,000 to 500,000 euros (440,000 to 525,000 USD) or more.
Studio apartments in Valletta are typically quite compact, ranging from 30 to 40 square meters, and because they represent the entry point into this premium market, they often command a higher price per square meter than larger units.
How much is a one-bedroom apartment in Valletta in 2026?
As of January 2026, a typical one-bedroom apartment in Valletta costs around 500,000 euros (approximately 525,000 USD), making it the most common entry point for foreign buyers looking to own in Malta's capital.
Entry-level to mid-range one-bedroom apartments in Valletta generally range from 420,000 to 550,000 euros (440,000 to 580,000 USD), while high-end or luxury one-bedroom units in fully restored buildings can reach 600,000 to 700,000 euros (630,000 to 735,000 USD).
One-bedroom apartments in Valletta typically measure between 50 and 65 square meters, and a live listing example shows a 55-square-meter one-bedroom priced at 485,000 euros, which works out to about 8,800 euros per square meter.
How much is a two-bedroom apartment in Valletta in 2026?
As of January 2026, a typical two-bedroom apartment in Valletta costs around 750,000 to 800,000 euros (approximately 790,000 to 840,000 USD), representing the sweet spot for families and longer-term residents.
Entry-level to mid-range two-bedroom apartments in Valletta generally fall between 600,000 and 850,000 euros (630,000 to 890,000 USD), while high-end or luxury two-bedroom units in prime restored palazzi can reach 950,000 to 1,200,000 euros (1,000,000 to 1,260,000 USD).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Valletta.
How much is a three-bedroom apartment in Valletta in 2026?
As of January 2026, a typical three-bedroom apartment in Valletta costs around 1,100,000 euros (approximately 1,150,000 USD), though there is significant variation depending on whether you're buying a compact layout or a spacious family home.
Entry-level to mid-range three-bedroom apartments in Valletta generally range from 850,000 to 1,200,000 euros (890,000 to 1,260,000 USD), while high-end or luxury three-bedroom units in fully restored heritage buildings can reach 1,500,000 to 2,000,000 euros (1,575,000 to 2,100,000 USD) or more.
Three-bedroom apartments in Valletta vary widely in size, from compact layouts around 100 square meters to spacious homes exceeding 200 square meters, and interestingly, the larger units often have a lower price per square meter because they appeal to a narrower buyer pool.
What's the price gap between new and resale apartments in Valletta in 2026?
As of January 2026, newly renovated or turnkey apartments in Valletta typically command a premium of 10% to 20% over comparable resale properties that need work, though "new" in Valletta usually means a recently restored heritage building rather than a modern high-rise.
The average price per square meter for new or fully renovated apartments in Valletta sits around 9,000 to 11,000 euros (9,450 to 11,550 USD per square meter), reflecting the cost of high-quality restoration in protected historic buildings.
By comparison, resale apartments that need updating or have less polished common areas typically trade at 7,500 to 9,000 euros per square meter (7,875 to 9,450 USD per square meter), offering a more accessible entry point for buyers willing to invest in improvements.
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Can I afford to buy in Valletta in 2026?
What's the typical total budget (all-in) to buy an apartment in Valletta in 2026?
As of January 2026, the typical all-in budget to buy a standard two-bedroom apartment in Valletta is approximately 840,000 to 910,000 euros (880,000 to 955,000 USD), which includes the purchase price plus all buyer closing costs.
Beyond the purchase price, the all-in budget in Valletta typically includes stamp duty (around 5%), notary fees (1.5% to 2.5%), property searches, registry fees, architect inspections, and bank-related costs if you're financing, and many buyers also set aside a buffer for initial repairs or furnishing.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Valletta property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Valletta.
What down payment is typical to buy in Valletta in 2026?
As of January 2026, the typical down payment for a Valletta apartment is around 20% of the purchase price for Maltese residents and EU citizens, meaning you'd need approximately 150,000 euros (157,000 USD) in cash for a 750,000-euro apartment, plus additional funds for closing costs.
Most Maltese banks, including major lenders like HSBC Malta, offer a maximum loan-to-value ratio of 80%, which sets the minimum down payment at 20% of the property value.
However, if you're a non-resident or foreign buyer, it's prudent to budget for a 30% to 40% down payment because banks tend to be more conservative with non-resident applicants, and you'll also need to cover closing costs from cash rather than borrowing.
You can also read our latest update about mortgage and interest rates in Malta.
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.
Which neighborhoods are cheapest or priciest in Valletta in 2026?
How much does the price per m2 for apartments vary by neighborhood in Valletta in 2026?
As of January 2026, prices per square meter across Valletta's micro-areas range from about 7,000 euros (7,350 USD) in less-renovated pockets to over 11,000 euros (11,550 USD) in the most sought-after heritage zones, a spread of roughly 50%.
The most affordable areas within Valletta include lower Valletta near Sally Port and the less-touristed edges of the city, where prices typically sit around 7,000 to 8,500 euros per square meter (7,350 to 8,925 USD per square meter) for apartments that may need some updating.
The most expensive areas in Valletta cluster around Upper Barrakka, Castille, and St George's Square, as well as fully restored pockets near Republic Street and Merchant Street, where prices range from 9,000 to 11,000 euros per square meter (9,450 to 11,550 USD per square meter) for turnkey units.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Valletta.
What neighborhoods are best for first-time buyers on a budget in Valletta in 2026?
As of January 2026, the best areas for budget-conscious first-time buyers looking for "Valletta vibes" are lower Valletta (near Sally Port), and just outside the city walls in Floriana and Pieta, which offer better value while keeping you close to the capital.
Within lower Valletta, apartments typically start around 450,000 to 600,000 euros (470,000 to 630,000 USD) for a one or two-bedroom unit, while Floriana and Pieta offer one-bedroom apartments starting around 250,000 to 350,000 euros (260,000 to 370,000 USD).
These budget-friendly areas offer practical advantages including walkable access to Valletta's City Gate, good bus connections, proximity to the Grand Harbour, and a more local, residential feel compared to the tourist-heavy center.
The main trade-off is that you may need to invest in cosmetic updates or accept older building infrastructure, and in Floriana or Pieta you're technically outside Valletta's UNESCO-listed core, which matters to some buyers.
Which neighborhoods have the fastest-rising apartment prices in Valletta in 2026?
As of January 2026, the micro-areas with the fastest-rising apartment prices in Valletta are Strait Street and the adjacent lower-Valletta restaurant district, the harbor-view edges near Fort St Elmo, and the City Gate and Upper Barrakka zone where accessibility and restoration momentum are strongest.
These fast-appreciating areas have seen estimated year-over-year price increases of 6% to 8%, slightly above Valletta's overall 5% to 6% growth rate and well above Malta's national average of around 4% to 5%.
The main drivers behind the rapid price growth are ongoing hospitality and heritage restoration investment, strong demand from finance and iGaming professionals, and the extremely limited new supply possible within Valletta's protected historic grid.
You can also read our latest update about property price forecasts in Valletta.
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What extra costs will I pay on top of the apartment price in Valletta in 2026?
What are all the buyer closing costs when you buy an apartment in Valletta?
For a typical Valletta apartment purchase at 750,000 euros, the estimated total buyer closing costs range from 52,000 to 67,000 euros (55,000 to 70,000 USD), covering all taxes, fees, and professional services required to complete the transaction.
The main categories of closing costs buyers must pay in Valletta include stamp duty (the largest item), notary fees and due diligence, title searches and registry fees, architect or structural inspections, and bank-related costs like property valuations and loan setup fees if you're financing.
Stamp duty is typically the largest single closing cost in Valletta, set at a standard rate of 5% of the purchase price, which means 37,500 euros on a 750,000-euro apartment, though first-time buyers may qualify for exemptions on the first 200,000 euros.
Notary fees are somewhat negotiable depending on the complexity of the transaction and the notary you choose, and inspections can vary based on how thorough an assessment you request, so there's some flexibility in the total.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Valletta?
Buyers in Valletta should budget approximately 7% to 9% of the purchase price for total closing costs, with 8% being a safe planning figure that covers stamp duty, notary fees, and all miscellaneous expenses.
The realistic low-to-high range depends on your situation: first-time buyers with exemptions might pay closer to 5% to 6% in total costs, while foreign buyers facing full stamp duty plus AIP permit compliance costs could see 9% to 10%.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Valletta.
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 ongoing monthly and yearly costs of an apartment in Valletta in 2026?
What are typical HOA fees in Valletta right now?
In Malta, the equivalent of HOA fees are called condominium or common-parts contributions, and in Valletta these typically range from 25 to 250 euros per month (26 to 260 USD) depending on the building's services and condition.
For a basic older walk-up building with no lift in Valletta, expect common-parts fees of around 25 to 60 euros per month (26 to 63 USD), while buildings with lifts and more professional management typically charge 60 to 150 euros per month (63 to 157 USD), and high-end restored blocks with full services can reach 150 to 250 euros monthly (157 to 260 USD) or more.
What utilities should I budget monthly in Valletta right now?
For a typical apartment in Valletta occupied by a couple, the estimated total monthly utility cost is around 80 to 180 euros (84 to 190 USD), with the higher end reflecting heavy summer air conditioning use.
The realistic range of monthly utilities in Valletta runs from about 60 euros (63 USD) for a small, energy-efficient unit with minimal cooling to over 200 euros (210 USD) for a larger apartment with intensive air conditioning during Malta's hot summer months.
Typical monthly utility bills in Valletta include electricity (the main variable cost), water, and sometimes gas for cooking, though internet and mobile services are usually billed separately through private providers.
Electricity tends to be the most expensive utility for Valletta apartment owners, especially during summer when air conditioning is essential, though Malta's regulated tariff system keeps prices relatively predictable compared to some other European markets.
How much is property tax on apartments in Valletta?
Malta does not impose an annual property tax or council tax on residential properties, which means apartment owners in Valletta face no recurring yearly property levy, a feature that surprises many foreign buyers accustomed to such taxes in their home countries.
Instead of annual property taxes, Malta's property tax system focuses on transaction-based taxes, primarily the 5% stamp duty paid by buyers at purchase and the 8% property transfer tax paid by sellers when they eventually sell.
Because there is no annual property tax, there is no range to budget for this expense, though owners should be aware that if their building sits on leased government land (uncommon in Valletta), a small annual ground rent of 40 to 250 euros may apply.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Valletta.
What's the yearly building maintenance cost in Valletta?
For Valletta apartment owners, a prudent yearly building maintenance reserve is approximately 0.5% to 1.0% of the property value, meaning 3,750 to 7,500 euros per year (3,940 to 7,875 USD) for a 750,000-euro apartment.
The realistic range of yearly maintenance costs in Valletta varies from around 2,000 to 3,000 euros (2,100 to 3,150 USD) for newer or recently restored buildings with few issues, up to 8,000 to 12,000 euros (8,400 to 12,600 USD) or more for older buildings requiring facade restoration, roof repairs, or limestone maintenance.
Typical expenses included in building maintenance costs in Valletta cover facade and common-parts repairs, roof waterproofing, stairwell lighting and painting, lift servicing where applicable, and contributions to the building's sinking fund for major future works.
In Valletta, building maintenance costs are generally separate from monthly condominium fees, with routine cleaning and management covered by monthly contributions while larger capital works are funded through special assessments or the sinking fund.
How much does home insurance cost in Valletta?
The estimated typical annual home insurance cost for an apartment in Valletta ranges from 150 to 350 euros (157 to 370 USD) for a standard buildings-plus-contents policy, though this is highly quote-dependent based on your specific property and coverage needs.
The realistic range of annual home insurance costs in Valletta runs from about 80 to 180 euros (84 to 190 USD) for basic contents-only coverage up to 350 to 500 euros (370 to 525 USD) or more for comprehensive policies on high-value homes with extended coverage for valuables.
Home insurance is not legally mandatory for owner-occupied apartments in Valletta, but it is effectively required if you have a mortgage because Maltese banks typically mandate buildings insurance as a condition of the loan.
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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 Valletta, 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 (Residential Property Price Index) | Malta's official statistics agency publishing transaction-based price data. | We used it to anchor Malta-wide apartment price growth for late 2025. We applied the 5.3% annual growth rate to roll estimates forward to January 2026. |
| Central Bank of Malta (Quarterly Review) | The country's top financial authority with housing market analysis. | We used it as a sanity check for price growth assumptions. We cross-referenced to ensure consistency with official macro-economic commentary. |
| Central Bank of Malta (Interest Rates) | Official portal for Maltese lending and deposit rate statistics. | We used it to ground mortgage rate discussions in official data. We aligned affordability assumptions with early-2026 lending conditions. |
| KPMG Malta (Property Market Report) | Major global consultancy with structured Malta property data. | We used it to get Malta-wide asking-price benchmarks. We triangulated these with Valletta-specific listing samples. |
| Frank Salt Real Estate | One of Malta's largest agencies with standardized listing data. | We used multiple Valletta listings to calculate price-per-square-meter ranges. We sampled studios through three-bedrooms to build realistic price bands. |
| Dhalia Real Estate Malta | Long-established Maltese agency with transparent listing fields. | We used it as an independent datapoint to reduce single-agency bias. We triangulated two-bedroom prices and price per square meter. |
| Malta Tax and Customs Administration | Government tax authority responsible for property tax rules. | We used it to confirm stamp duty rates and buyer-versus-seller responsibilities. We grounded closing cost guidance in official rules. |
| MTCA (AIP Permit FAQ) | Official source for non-resident property purchase requirements. | We used it to explain AIP permit rules for foreign buyers. We highlighted minimum property value thresholds. |
| PwC Malta | Big Four accounting firm with detailed Malta tax guidance. | We used it to confirm the 5% stamp duty rate. We referenced their tax summaries for closing cost calculations. |
| Perry Real Estate Malta | Established agency with practical buyer expense breakdowns. | We used it to estimate notary fees in the 1.5% to 2.5% range. We cross-checked against other fee estimates. |
| GVZH Law Firm | Specialist legal practice explaining Malta tax rules in practice. | We used it to confirm the absence of annual property tax. We corroborated against informal claims often found online. |
| REWS Malta (Energy Regulator) | Official regulator publishing electricity and water tariffs. | We used it to ground utility budgeting in regulated tariff bands. We built realistic monthly utility ranges from official data. |
| ARMS Malta (Utility Billing) | Public billing platform summarizing regulated tariffs for consumers. | We used it as a buyer-friendly companion to regulator tables. We validated that utility budgets align with how residents are billed. |
| HSBC Malta | Major bank with published home loan terms and LTV limits. | We used it to anchor the maximum 80% LTV for down payment guidance. We kept financing assumptions grounded in bank-stated terms. |
| Malta Financial Services Authority | Malta's financial regulator with official insurance market data. | We used it to confirm we're dealing with a regulated insurance market. We anchored home insurance guidance in regulatory credibility. |
| Insurance Association Malta | Industry body representing Malta's insurance companies. | We used it to support the market structure for home insurance. We avoided relying on unverified comparison sites. |
| MAPFRE Malta | Major insurer with published product information. | We used it to validate typical insurance premium ranges. We confirmed that quotes are individualized rather than fixed-price. |
| European Central Bank Data Portal | Primary source for harmonized euro-area mortgage rate data. | We used it to cross-check euro-area mortgage rate direction. We supported rate assumptions for early-2026 budgeting. |
| Global Property Guide | Independent research platform tracking international property markets. | We used it to verify Malta's position within broader European trends. We cross-referenced rental yield data for context. |
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.
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