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 Malta's tiny, UNESCO-protected capital where houses are rare and prices reflect centuries of history packed into just a few narrow streets.
We constantly update this blog post to give you the freshest data on what houses really cost in Valletta right now.
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.
How much do houses cost in Valletta as of 2026?
What's the median and average house price in Valletta as of 2026?
As of early 2026, the median house price in Valletta sits at around €1.25 million (approximately $1.35 million or £1.05 million), while the average house price reaches roughly €1.85 million ($2 million) because a handful of trophy properties pull that number up.
The typical price range that covers roughly 80% of house sales in Valletta falls between €650,000 and €3.5 million ($700,000 to $3.8 million), though exceptional palazzos can push well beyond that ceiling.
The gap between the median and average in Valletta tells you that this is a market with a long luxury tail, meaning a small number of very expensive heritage homes skew the average much higher than what most buyers actually pay.
At the median price of €1.25 million in Valletta, you can realistically expect a well-maintained 2 to 3-bedroom townhouse with a basic finish, possibly on a quieter back street without harbour views, which is the most common type of house available in this walled city.
What's the cheapest livable house budget in Valletta as of 2026?
As of early 2026, the minimum budget for a livable house in Valletta is around €550,000 to €700,000 (approximately $595,000 to $755,000), which will get you through the door of the cheapest move-in-ready options.
At this entry-level price point in Valletta, "livable" typically means a small townhouse with older finishes, narrow staircases, limited natural light, and little to no outdoor space, but everything functional and habitable without major works.
These cheapest livable houses in Valletta are usually found in micro-areas like Strait Street, the lanes near the entertainment district, or back streets closer to City Gate where foot traffic and nightlife noise can be higher.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Valletta here.
How much do 2 and 3-bedroom houses cost in Valletta as of 2026?
As of early 2026, the typical price for a 2-bedroom house in Valletta ranges from €650,000 to €1.05 million ($700,000 to $1.13 million), while 3-bedroom houses generally fall between €850,000 and €1.6 million ($920,000 to $1.73 million).
For a 2-bedroom house in Valletta, the realistic price range spans from around €650,000 for a compact townhouse with dated interiors up to €1.05 million ($1.13 million) for one with modern finishes or partial harbour views.
For a 3-bedroom house in Valletta, buyers should expect to pay between €850,000 and €1.6 million ($920,000 to $1.73 million), with the higher end reflecting better locations, turnkey condition, or some outdoor space.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Valletta is around 30% to 50%, which reflects not just the extra room but often a larger overall footprint and better-quality properties at that tier.
How much do 4-bedroom houses cost in Valletta as of 2026?
As of early 2026, a typical 4-bedroom house in Valletta costs between €1.2 million and €2.6 million (approximately $1.3 million to $2.8 million), with price driven heavily by finish quality and whether the property has views or outdoor space.
For a 5-bedroom house in Valletta, the realistic price range is €1.8 million to €4.2 million ($1.95 million to $4.5 million), as properties this size often start to cross into palazzo or large heritage home territory.
For a 6-bedroom house in Valletta, which usually means a palazzo-scale property, prices typically range from €2.5 million to €6.5 million or more ($2.7 million to $7 million+), depending on historical significance and restoration quality.
Please note that we give much more detailed data in our pack about the property market in Valletta.
How much do new-build houses cost in Valletta as of 2026?
As of early 2026, a turnkey or newly finished house in Valletta typically costs between €1.35 million and €3.2 million ($1.46 million to $3.45 million), though true "new-build" is rare inside the UNESCO-protected walls where most stock is heritage renovation.
The typical premium that newly finished or fully renovated houses carry compared to older, dated houses in Valletta is around 15% to 30%, reflecting the high cost of heritage-compliant renovation work and the convenience of immediate move-in.
How much do houses with land cost in Valletta as of 2026?
As of early 2026, a house with meaningful outdoor space in Valletta, such as a private garden, large courtyard, or exceptional terraces, typically costs between €2 million and €6.5 million or more ($2.16 million to $7 million+), because land inside the walls is exceptionally scarce.
In Valletta, what qualifies as a "house with land" is usually a property with a private courtyard, roof terrace, or rare garden space, since there are no traditional plots or yards like you would find in suburban areas.
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Where are houses cheapest and most expensive in Valletta as of 2026?
Which neighborhoods have the lowest house prices in Valletta as of 2026?
As of early 2026, the micro-areas with the lowest house prices in Valletta include Strait Street and the lanes near the entertainment district, the edges closer to City Gate, and narrow back streets with limited light or awkward access.
In these lower-priced micro-areas of Valletta, typical house prices range from €650,000 to €1.1 million ($700,000 to $1.2 million), depending on condition and exact location within the street.
The main reason these Valletta micro-areas have lower prices is that nightlife noise, heavy tourist footfall, or poor natural light reduce their appeal to owner-occupiers seeking a quiet residential experience.
Which neighborhoods have the highest house prices in Valletta as of 2026?
As of early 2026, the most expensive micro-areas in Valletta are the seafront-facing streets with Grand Harbour or Marsamxett views, the upper sea-edge zones near Fort St Elmo, and the quieter, highly restored historic streets near landmark buildings.
In these premium micro-areas of Valletta, typical house prices range from €1.6 million to €4 million ($1.73 million to $4.3 million), with exceptional palazzos and unobstructed harbour-view properties exceeding that range.
The main reason these Valletta streets command the highest prices is the combination of unobstructed sea views, architectural prestige, and the concentration of fully restored trophy properties that attract international buyers.
The typical buyer in these premium Valletta micro-areas is often a wealthy foreign national or returning Maltese diaspora member seeking a heritage residence with views, prestige, and turnkey quality rather than a project.
How much do houses cost near the city center in Valletta as of 2026?
As of early 2026, houses near Valletta's city center, which means the Republic Street and St George's Square core, typically cost between €900,000 and €2.8 million ($970,000 to $3 million), depending on noise exposure and finish quality.
For houses near major transit hubs in Valletta, specifically the Valletta Bus Terminus at City Gate and the Valletta-Sliema Ferry terminal, prices typically range from €850,000 to €2.4 million ($920,000 to $2.6 million), with some buyers discounting for crowd intensity.
Since Valletta itself has no major international schools, houses near top-rated schools really means easy commute access to Verdala International School in Pembroke, St. Edward's College in Birgu, or St Aloysius' College in Birkirkara, and Valletta house prices are not directly affected by school proximity.
For houses in expat-popular areas in and around Valletta, including the historic core itself plus nearby Sliema, St Julian's, Gzira, and Ta' Xbiex, prices range widely from €900,000 in Valletta's quieter streets to €3.5 million or more ($970,000 to $3.8 million+) for modern waterfront properties in Sliema.
We actually have an updated expat guide for Valletta here.
How much do houses cost in the suburbs in Valletta as of 2026?
As of early 2026, houses in the areas immediately surrounding Valletta, which locals treat as "suburbs," typically cost between €450,000 and €3.5 million ($485,000 to $3.8 million), with huge variation depending on whether you choose Floriana, Sliema, or the Cottonera towns.
The typical price difference between suburban houses and Valletta city-center houses is that you can often find 20% to 40% more space or better value per square meter outside the walls, though premium areas like Sliema can match or exceed Valletta prices for modern stock.
The most popular suburbs for house buyers near Valletta are Sliema and St Julian's for modern amenities and expat appeal, Floriana and Pieta for proximity and relative value, and Birgu, Senglea, and Cospicua in the Cottonera area for heritage character at lower prices.
What areas in Valletta are improving and still affordable as of 2026?
As of early 2026, the improving yet still relatively affordable micro-areas in Valletta are typically the lanes one or two blocks away from the main tourist spines, where high-quality owner-occupier restorations are gradually spreading street by street.
In these improving Valletta micro-areas, current house prices typically range from €650,000 to €1.2 million ($700,000 to $1.3 million), which is still expensive but meaningfully below the €1.6 million+ you would pay for established premium streets.
The main sign of improvement driving buyer interest in these Valletta streets is the visible arrival of tasteful private restorations replacing short-let conversions, which signals a shift toward quieter, higher-quality residential use.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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 extra costs should I budget for a house in Valletta right now?
What are typical buyer closing costs for houses in Valletta right now?
The estimated typical total closing cost for house buyers in Valletta is around 7% to 9% of the purchase price, which covers all the taxes, fees, and professional services you will need to complete the transaction.
The main closing cost categories in Valletta include stamp duty at around 5% of the price, notary fees and registration costs at roughly 1.5% to 2.5%, plus smaller disbursements for searches and administrative filings.
The single largest closing cost category for house buyers in Valletta is stamp duty, which at 5% of a €1.25 million median house price would amount to approximately €62,500 ($67,500) on its own.
We cover all these costs and what are the strategies to minimize them in our property pack about Valletta.
How much are property taxes on houses in Valletta right now?
Malta does not have a recurring annual property tax on residential homes, so as a Valletta house owner you will not face a yearly tax bill based on property value like you would in many other countries.
Instead of annual property taxes, Valletta house buyers pay transaction-based taxes at the time of purchase, primarily stamp duty, and may face taxes on rental income if they choose to let the property out.
If you want to go into more details, we also have a page with all the property taxes and fees in Valletta.
How much is home insurance for a house in Valletta right now?
The estimated typical annual home insurance cost for a house in Valletta is around €250 to €700 ($270 to $755), though larger heritage properties with higher rebuild values can cost more to insure.
The main factors that affect home insurance premiums for houses in Valletta include the rebuild value of the property, whether you insure just the building or also the contents, security features, and whether the house is owner-occupied or used for rentals.
What are typical utility costs for a house in Valletta right now?
The estimated typical total monthly utility cost for a house in Valletta is around €90 to €320 ($97 to $345), depending on household size, air conditioning usage, and whether your account is registered on the cheaper Residential tariff.
The breakdown of main utility categories for a Valletta house includes electricity at roughly €50 to €180 per month depending on AC use, water at around €15 to €40 per month, and internet and TV packages at approximately €25 to €50 per month.
What are common hidden costs when buying a house in Valletta right now?
The estimated total of common hidden costs that house buyers in Valletta often overlook ranges from €1,000 to €5,000 or more ($1,080 to $5,400+) just for inspections and surveys, with potentially tens of thousands more if structural or damp issues are discovered.
Typical inspection fees that buyers should expect when purchasing a house in Valletta include €300 to €700 ($325 to $755) for a basic condition survey and €700 to €1,500+ ($755 to $1,620+) for a more detailed building survey on older or complex properties.
Other common hidden costs beyond inspections when buying a house in Valletta include heritage renovation approvals, specialist stonework repairs, damp remediation in sea-exposed masonry, and the logistics premium for moving materials through narrow streets.
The hidden cost that tends to surprise first-time house buyers the most in Valletta is the expense of installing a lift or stair lift in these multi-story townhouses, which can easily add €15,000 to €40,000 ($16,200 to $43,200) but becomes essential for long-term comfort.
You will find here the list of classic mistakes people make when buying a property in Valletta.
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What do locals and expats say about the market in Valletta as of 2026?
Do people think houses are overpriced in Valletta as of 2026?
As of early 2026, locals generally feel that Valletta house prices are stretched relative to Maltese incomes, while expats tend to view prices as reasonable when compared to other European heritage capitals like Lisbon or Rome.
Houses in Valletta typically stay on the market for around 6 to 12 weeks for turnkey 2 to 3-bedroom townhouses, while larger or very expensive properties can take 4 to 12 months to find the right buyer.
The main reason locals feel prices are high is that wages have not kept pace with Valletta's transformation into an international lifestyle destination, while expats often justify the premium by pointing to the unique combination of history, walkability, and EU membership.
Compared to one or two years ago, sentiment in Valletta has shifted from "everything sells fast" to a more selective market where well-priced turnkey homes still move quickly, but overpriced or compromised properties now sit longer and face tougher negotiation.
You'll find our latest property market analysis about Valletta here.
Are prices still rising or cooling in Valletta as of 2026?
As of early 2026, house prices in Valletta are still rising modestly overall, but the market has become more selective, with the best properties moving while compromised homes sit longer and face more negotiation.
The estimated year-over-year house price change in Valletta is around 5% to 6%, in line with Malta's national RPPI which showed approximately 5.7% annual growth as of Q3 2025, though Valletta can see bigger swings due to its small transaction volume.
Experts and locals expect house prices in Valletta over the next 6 to 12 months to continue rising gradually, supported by limited supply and ongoing international demand, though higher interest rates may keep price growth modest rather than explosive.
Finally, please note that we have covered property price trends and forecasts for Valletta 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 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 we trust it | How we used it |
|---|---|---|
| NSO Malta RPPI Q3 2025 | Malta's official statistics agency tracking actual transaction prices. | We used the RPPI as our backbone for national price growth trends. We then adjusted our Valletta estimates to reflect this official market direction. |
| NSO Malta Transactions Dec 2025 | Official administrative data from tax authority registrations. | We used this to understand how active the market was heading into 2026. We factored transaction volumes into our time-on-market and negotiation assumptions. |
| NSO Malta Building Permits Q3 2025 | Official forward-looking indicator of housing supply. | We used this to explain why new-build houses are rare inside Valletta. We incorporated supply constraints into our price pressure analysis. |
| Eurostat House Price Index | EU's official statistical authority with standardized methodology. | We used Eurostat to cross-check Malta's national trend against NSO data. We also used the new vs existing split to estimate new-build premiums. |
| Malta Tax and Customs Administration | Government tax authority explaining the legal basis for transfers. | We used MTCA to define buyer-side taxes and stamp duty rates. We structured our closing cost guidance based on their official information. |
| Central Bank of Malta | Malta's central bank publishing official interest rate data. | We used this to set the financing backdrop for demand analysis. We factored rate conditions into our view on whether prices are rising or cooling. |
| Frank Salt Real Estate | Malta's largest established agency with transparent listings. | We used Frank Salt as our primary window into Valletta asking prices. We only referenced these after anchoring trends to official NSO indices. |
| RE/MAX Malta | Major international brokerage with visible listing details. | We used specific listings as concrete anchors for premium pricing. We treated these as illustrative examples rather than median benchmarks. |
| ARMS Malta | Official utility billing platform publishing regulated tariffs. | We used ARMS tariff tables to anchor electricity and water cost estimates. We explained the Residential vs Domestic tariff difference for accuracy. |
| MFSA Malta | National regulator for financial services including insurance. | We used MFSA guidance to explain what home insurance covers in Malta. We framed insurance advice around buildings vs contents distinctions. |
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