At Belair Property we aim to make your move as smooth and simple as possible. Our dedicated team of property consultants are fully trained to guide you every step of the way.

There are a number of procedures involved in purchasing real estate in Malta, some of which will apply to you and some of which will not. For example, there are more rules that apply to foreigners purchasing property in Malta than to the Maltese. Then there are more rules still for non-EU nationals that wish to buy. We can help guide you through these rules in tandem with your lawyer as a part of your property transaction.

There are also differing rules and requirements based on the type of real estate involved. While it makes sense that land, apartments, modern houses and older houses are treated differently, there are actually vastly different rules in place. This relates, in part, to the large number of very old and protected buildings in Malta – especially in Valletta. The very features that provide the city with its character and charm are the ones that need to be protected.

We have had many experiences over the years that have involved helping people to purchase a property for investment purposes. Some have been commercial premises but the majority were apartments for rental. These are known as buy-to-let deals. Obviously people buy investment properties everywhere and all across Malta, but the main areas for apartments that will show a respectable return on investment are located in the area around Sliema and St Julian’s, and include localities such as Gżira, Msida, Ta’ Xbiex, Swieqi and San Ġwann.

We offer a full range of services all related to a buy-to-let operation, including the selection of the property, the purchase process, identifying potential tenants as well as all the issues related to the management of the property.

We work hard to remain informed and up-to-date and to put ourselves in a position to give you the best possible property advice. From helping you find your ideal property, assisting with bank finance and guiding on legal and tax issues in Malta. We will even go as so far as assisting you in the finishing and furnishing of your property in Malta, saving you time and money.

The search facility on the left of the screen lets you access our vast database of properties for sale and to let. This includes a comprehensive range of properties to suit all budgets and requirements. The menu tabs at the top of the page give you access to information on the buying process and various other aspects relating to a property purchase.

Do not hesitate to contact us for more information on our properties for sale.

Buying Procedures Locals

After finding the property you feel confident you’d like to buy, then the price, terms and conditions are agreed upon between the Vendor and yourself. We are here to guide and advise you throughout the process.

The ‘Promise of Sale’ (also known as the ‘Konvenju’) is held at the Notary of your choice, and in cases where you the buyer has no connections with any particular notary, we are able to recommend one and set up a meeting through Belair Property. The agreement is then drafted based on the terms and conditions agreed upon, and signed by both parties in the presence of the Notary.

A deposit usually equivalent to 10-20% is paid upon signing of the ’Promise of Sale’ either to the Vendor or is held by the Notary. Additionally the equivalent of 1% of the purchase price is paid provisionally to the notary upon signing of the promise of sale agreement as a part payment for stamp duty. This payment is compulsory for the promise of sale to be registered and validated.

Stamp duty payments vary according to purchasers situation. If the purchaser is a first time buyer, purchasing as a main residence, he / she will not pay any stamp duty for the first €150,000 and 5% on the balance (if any). If purchaser has owned property in the past but is still purchasing for the purpose of acquiring a main residence, there will be an decrease to 3.5% of the value on the first €150,000 and 5% for any value above that. If a property is purchased as a second home or as an investment / commercial property, the stamp duty is paid at the rate of 5% of the sale price.

Exemptions are currently in place to serve as an incentive, should the property be located in an “Urban Conservation Area”, usually referred to as “Village Core”. If property is purchased in one of these localities the rate is reduced to 2.5% from 5% of the sale price with the same formulas applicable as in normal residential property.

The Notary then conducts the necessary searches and obtains the necessary documentation to satisfy the legal requirements of both parties. During this time, an architect visit is recommended to ensure that the property is in good structural condition and that all planning permits are in order.

If you require a bank loan in order to proceed with the purchase, then once the ‘Promise of Sale’ is signed you should visit the bank and take a copy of the ‘Promise of Sale’ together with any relevant documentation for the application to be processed. It is advisable to hold discussions regarding possible bank finance or home loans with the banks prior to the signing of the ‘Promise of Sale’. Belair Property has very strong connections with all the leading banks and our team can assist you with the obtaining of home loans when necessary. (Note: When a bank loan is being applied for, a clause in the ‘Promise of Sale’ is usually included, where the agreement is subject to bank finance being approved, usually for a limited number of weeks.)

Once the notary’s searches, architects report and bank loan (if applicable) are all in place and approved, you as the purchaser can then appear on the final deed, where funds are exchanged and the keys are handed over to you. Legal fees vary according to what is required in terms of searches, bank loans, etc. The usual rate is between 1% and 2% of the sale price but this can change depending on each and individual case.

Malta Residency and Visa Programme

Launched in October 2015, this new Residence Scheme for Third Country nationals may qualify for a Malta Residence and Visa Programme. Individuals who are not nationals of the EU, EEA (EU+ Iceland, Norway and Liechtenstein) or Switzerland may qualify for a Malta Residence Permit which should entitle them to reside in Malta. Successful applicants are given resident certificates by Identity Malta – the national agency entrusted with managing residency permits in Malta.

This certificate entitles the beneficiary and his/her registered dependants to reside, settle or stay indefinitely in Malta, and more importantly, the Residence Card allows the holder to travel freely within the EU Schengen zone.

Identity Malta retains the right to monitor the beneficiary, for the first five years on an annual basis, and every five years thereafter.

Eligible applicants need to:

  • Pay a non-refundable €5,500 administration fee.
  • Make an initial contribution of €30,000 once the application is approved. The non-refundable administrative fee is deductible from the initial administration fee mentioned in point 1.
  • Own / rent a property in Malta for at least 5 years from the issuing of the certificate, with a minimum purchase value of €320,000 for a property in Malta or €270,000 for a property in the South of Malta* or Gozo, or minimum annual rental of €12,000 for a property situated in Malta or €10,000 for a property situated in the South of Malta* or Gozo.
  • Hold a qualifying investment for a minimum value of €250,000 for at least 5 years from the date of the issuing of the certificate.
  • Have annual income of not less than €100,000 arising outside Malta or be in possession of capital of not less than €500,000.
  • Satisfy a number of due diligence procedures in order to be admitted as a beneficiary in terms of this Programme. These include Certificates of Conduct from the relevant police authorities, both local and overseas.

Improvements to the Malta's Visa, now more flexible and convenient

The Malta Permanent Residency Programme has become the most favourable Residency Bond Programme. Indeed, the new amendments made by Identity Malta have turned the Malta Residence and Visa Programme into a more convenient, flexible and accessible one. Here is how you can fully benefit from its improvements.

Malta VISA - New amendments

By virtue of Legal Notice 189 of 2017, amendments have been made to the Malta Residence & Visa Programme regulations which was originally launched by Legal Notice 288 of 2015. These amendments come into force with immediate effect and new applicants will enjoy the benefits of these new additions to the law.

The main amendments which came into force are the following:

 > Better conditions to apply for the Malta VISA

The contribution or Application Fee of thirty thousand euro (€ 30,000) now covers the Main Applicant, spouse, and all the children of the Main Applicant  and/or the Spouse at application stage.

If the Main Applicant and/or the Spouse include their parents or grandparents in the Application, a fee of five thousand euro (€ 5,000) applies for each parent or grandparent. 

 > No age limits with the new Malta Residency & VISA Programme

Whilst under the previous legislation, one could only include adult dependant children up to the age of twenty six (26), this provision has now been removed, and allows the Main Applicant to include in the application, adult children even if older than 26, provided that at the time of the application the child is not economically active and is principally dependant on the main applicant. This therefore means that children over the age of 27 at the time of application can be included, and that children do not lose the residency rights on their 27th birthday. 

Approved children of the Main Applicant will thus retain residency rights under the Malta Residence & Visa Programme, as long as they are not economically active and/or married at application stage.

Even if the adult dependant eventually gets married, the Main applicant has the possibility, to apply against a non-refundable fee of five thousand euro (€ 5,000) per person, to include on the Main Beneficiary certificate the spouse of the adult dependant and his/her children. 

 > No Residency Requirements with the new Malta VISA

Whilst under the previous legislation, the Main applicant and the entire family were obliged to spend outside of Malta a period of 6 months consecutively or a period of 10 months in the aggregate in a five year period, this provision has now been removed. This means that the Main Applicant and the family are free to reside in Malta indefinitely, although not under any obligation to do so.

 > Apply for the Long Term Residency & Maltese Citizenship

By virtue of the above mentioned amendments which removed the residency requirements outside of Malta, this opens the possibility for the Main Applicant and the family to apply for long term residency and eventually citizenship in Malta, subject that the requirements for both options are fulfilled. 

For further information, send us an email and we will be able to assist you accordingly. Applicants are to authorise a person who is an Identity Malta registered approved agent and, or registered accredited person to act on his/her behalf in respect of all applications, correspondence, submissions, filings, declarations and notifications contemplated under these regulations.

* Localities for the purposes of the definition of “south of Malta”: Birzebbugia, Bormla, Fgura, Għaxaq, Gudja, Kalkara, Luqa, Marsascala, Marsaxlokk, Mqabba, Paola, Qrendi, Safi, Santa Luċija, Isla, Siġġiewi, Tarxien, Birgu, Xgħajra, Żabbar, Żejtun and Żurrieq.

Buying Procedures Foreigners

Property in Malta has always been a good investment and a great idea for a place to live. Malta offers a vibrant lifestyle, rich culture, excellent weather and a reputation for hospitality.

Thanks to various initiatives taken by the authorities over the years, Malta offers various tax advantages directed at foreign businesses, professionals and retirees, making Malta a tempting destination. This in turn has contributed to an increase in demand for property rental, making Malta more attractive in terms of property investments, securing a moderate capital growth even in the worst of times.

Buying Property in Malta

Having selected the right property, agreed on the price and the terms and conditions of acquisition, one would then move to sign what we refer to as a Preliminary agreement. The process of purchasing a property in Malta is basically a three step procedure.

Step 1:

Appointing a Notary Public to act on your behalf. Our trained staff can assist in recommending an established and reputable independent Notary able to assist the purchaser in the acquisition.

A Notary undertakes to provide a number of services, namely:
a) Drawing up of the Promise of Sale Agreement and registration thereof;
b) Examination of title of the Property in terms of L.N. 355/2012 (Examination of Title Regulations 2012) to verify clear legal title, confirming that there are no outstanding debts, hypotecs or liens on the property;
c) Publication, enrollment and registration of the public deed of transfer;
d) Anything reasonably required for attainment of the above purposes and ancillary thereto.

Notarial fees are regulated by law and largely depend on the property and the work associated with establishing its root of title. These can be estimated using the bill calculator available here

Step 2:

Signing of a Preliminary agreement or Promise of Sale (otherwise known as ‘konvenju’). At this stage the buyer commits himself/herself to purchase the property in question and in turn the seller commits himself/herself to sell the property. A preliminary agreement is normally valid for a minimum three month period unless otherwise agreed between the two parties and in general a sum equivalent to 10% of the purchase price is paid by way of deposit on account of the price to secure the eventual transfer of the property. In most cases the deposit is held by the Notary on behalf of the buyer and transferred to the seller on final deed of sale once the root of title has been satisfactorily established.

Step 3:

Deed of Sale. Once the Notary public has established the root of title and carried out the necessary public searches to confirm that the property is free and unencumbered, the Notary is now in a position to produce the final deed of sale to be signed by both parties in his/her presence. The balance due on the property i.e. purchase price less the deposit already paid on signing of the preliminary agreement is then paid to the vendor. At this stage transfer of ownership of the property has taken place and the notary will then register the contract of sale with the public registry for future reference and proof of title.


Non Maltese nationals require an AIP (Acquisition of immovable property by a non-resident) permit to be issued by the local authorities prior to purchasing a property in Malta. This permit seeks to ensure that the purchaser is a person of good standing and is obtained by the notary once the preliminary agreement has been signed. This restriction does not apply to properties located in areas termed Special Designated Areas or to EU citizens when purchasing property which is to serve as their primary residence.

Where one of the spouses is an EU citizen and the other spouse is a non-EU citizen, both can likewise benefit from the exemption outlined above and acquire property without the necessity of obtaining an AIP permit, provided the acquisition is being made to establish therein their primary residence.

Duties and Taxes

When acquiring a property the purchaser is to settle stamp duty fees amounting up to a maximum of 5% of the purchase price. This fee is paid in two stages being:

a) An initial stamp duty amounting to 1% of the purchase price is paid to the Notary on signing of the preliminary agreement. This fee will be passed on to the Inland Revenue and a subsequent receipt will be issued confirming payment.
b) The remaining 4% of the purchase price is to be paid on the date of the final deed and handed over to the Notary for onward registration with the Inland Revenue. A full receipt will be issued by the IR Commissioner once the funds have cleared.

It is important to note that Stamp duty is only charged on Immovable Property. In the event that the property being sold includes furniture and fittings these may be quoted separately in the final deed of sale. No Stamp Duty is payable on any movable items (furniture and fittings) being transferred together with the immovable property.

When the property being purchased is to be used as purchaser’s ordinary place of residence, stamp duty is charged at 3.5% on the first € 150,000 of the purchase price and 5% on any amount over €150,000. However, for any other property purchase, Stamp Duty is charged at 5% on the total value of the property.

Bank Loans

If you require a bank loan in order to proceed with the purchase, then once the ‘Promise of Sale’ is signed you should visit the bank and take a copy of the ‘Promise of Sale’ together with any relevant documentation for the application to be processed. It is advisable to hold discussions regarding possible bank finance or home loans with the banks prior to the signing of the ‘Promise of Sale’. Belair Property has very strong connections with all the leading banks and our team can assist you with the obtaining of home loans when necessary. (Note: When a bank loan is being applied for, a clause in the ‘Promise of Sale’ is usually included, where the agreement is subject to bank finance being approved, usually for a limited number of weeks.)

Importation of Household Goods and Furniture

Individuals taking up residence in Malta may import their household goods and furniture into Malta free of VAT and import duties. Residents who are third country nationals may be required by the customs authorities to make a deposit or provide a bank guarantee for the amount of VAT/duty in question. This deposit is then refunded after a defined period.

Importing a Car

EU citizens may register a car in Malta without the payment of any tax provided that they can prove that they have transferred their residence to Malta and have owned the car for 24 months prior to it being brought into Malta. The car must be brought into Malta within 12 months of taking up residence.

Tax Advantages

Malta Retirement Programme Rules 2012

Malta is an excellent place to retire at any age, which is why the recent introduction of the Malta Retirement Programme satisfies the requirements of many EU, EEA or Swiss nationals whose main income is from pensions, retirement schemes/ plans and lifetime or temporary annuities. Beneficiaries of this scheme have the right to pay a flat rate of 15% on foreign source income received in Malta, by them or their dependants. This is subject to a minimum annual tax payment of €7,500, with an additional €500 per dependant and special carer (if any). This scheme also confers the right to claim double taxation relief, and any income arising in Malta would be taxable at 35%. This scheme is subject to certain conditions, detail of which can be immediately available on request.

Highly Qualified Professionals

The Highly Qualified Persons rules of 2011, allows individuals employed by and receiving income from an ‘eligible office’, to be subject to a flat rate of 15% on their employment income instead of the progressive rates of tax which are capped at 35%. The idea behind these rules is to attract expatriates working within specialised sectors to relocate to Malta and in the process continuing to increase Malta’s attractiveness as a reputable services centre of excellence. Said income must amount to at least €75,000 per annum. These rules are subject to certain conditions, detail of which can be immediately available on request.

Lifestyle Developments (SDAs)

The term ‘SDA’ stands for Special Designated Area. Projects classified as SDAs generally consist of upmarket residential complexes also known as Lifestyle Developments or Gated Communities that also offer additional services and facilities such as security, leisure facilities etc.

Purchasing a property within an SDA provides certain benefits to foreign nationals, namely:

  • the option to purchase an unlimited number of units under one name;
  • the option to rent out to third parties;
  • no requirement for an AIP permit

SDAs in Malta:

  • Fort Cambridge (Sliema)
  • Pender Gardens (St Julian’s)
  • Portomaso (St Julian’s)
  • St Angelo Mansions (Cottonera)
  • Ta’ Monita (Marsascala)
  • Tas-Sellum (Mellieħa)
  • Tigné Point (Sliema)
  • Verdala Mansions (Rabat)
  • Madliena Village
  • The Quad Business Towers (Mriehel)
  • City Center – DB Towers (St. Julians)
  • The Shoreline Luxury Living (Smart City Kalkara)
  • Q2 – Tigne Point (Sliema)
  • T1T2 Towers – Pender Gardens (St. Julians)

SDAs in Gozo:

  • Fort Chambray (Għajnsielem)

Luxury Projects

  • 14 EAST – The Latest Tower Development (Gzira) 

Buying to Let

Belair Property is in a position to assist any potential buy-to-let property investors in Malta by helping them secure the right investment.

Our Team of Property Consultants can help remove any uncertainty for prospective landlords by providing over 40 years expertise in the real estate market and assuring a 5% gross rental yield on their investment.

We make letting in Malta a safe and easy investment and a great opportunity for those who are unsure where to invest their money, given the volatile nature and performance of worldwide financial markets.

Benefits of Buy-to-let in Malta

Due to the experience garnered, we can advise on opportunities on the market which are ‘Belair Approved’ Buy-to-let. This is of major benefit to both landlords and tenants. The quality of rental accommodation is improving year on year, creating greater competition in the marketplace. The choice of new development schemes available is expanding and these now have a proven track record of success in the Buy-to-Let market. And, should you own the property for a reasonable period of time, the capital growth element alone leaves most landlords confident about their decision to invest in this sector of the market.

Bank Loans

Belair Property enjoys very strong links with all the major local banks in Malta. We can guide you and put you in contact with the right people at the bank of your choice, and we will ensure that you will be given VIP treatment thanks to our recommendation. Appointments and meetings can be held at the proposed branch, our offices or possibly at a hotel or home according to the clients’ wish.

The following items are usually required when applying for a bank loan (home loan):-

  • A copy of the ‘Promise of Sale’ agreement;
  • Proof of income in the form of payslips and / or income tax returns or tax certificates;
  • Bank reference (especially for foreign nationals).

When a client’s purchase is dependent on obtaining a home loan, we strongly advise that you discuss your requirements and situation with the bank prior to the signing of the ‘Promise of Sale’ agreement, to ensure that you can satisfy the bank’s basic requirements.

A life insurance and home policy would also eventually be required for the bank to finalise the home loan.

APS Bank
Banif Bank Malta
Bank of Valletta (BOV)
HSBC Malta

First Time Buyers

What should be an exciting time in your life could turn out to be quite a nightmare. Finding your dream home and being able to afford it may prove to be difficult but not impossible, and most likely with entail a bank loan. This is were our team can help you. Get in touch and one of our Consultants will walk you through the steps so that you can become the proud owner of your first home.

Additional Services

At Belair Property we pride ourselves in providing a “One Stop Shop” to our clients. This is a vital feature of our service model especially in the case of foreign property buyers who come to Malta and are not altogether familiar with the ‘local’ ways. We try to place ourselves in their position and imagine buying a home in a different country. Local purchasers, although more familiar with real estate in Malta can also benefit from the services provided. Our extensive knowledge and networking in the property market, provides money saving benefits which buyers, sellers, renters and landlords do not normally have access to.

Apart from finding the property for the client, we ensure that legal representation is taken care of and bank mortgages and facilities are channelled in the right way through our contacts who have a track record with us for providing excellent service, thereby avoiding a lot of unnecessary time-wasting.

We also provide architect services through a number of reputable architectural firms when required and answer any questions relating to usual property transactions accordingly. These services are considered standard.

Our company provides a free service in basic interior design and will put you in touch with partner companies / individuals that provide efficient finishing or maintenance works to the property. Our vast contacts list and collaboration agreements with furniture companies will also help our clients to get excellent advice, together with quality materials at very advantageous prices.

Our connections to education and healthcare institutions have always been an integral part of our service and we are able to offer impartial advice to benefit our clients.

Our contacts extend to project management services provided at reasonable rates and this comes as part and parcel of the property transaction itself. This strongly applies to Buy to Let clients wishing to purchase with the peace of mind that their property is furnished and decorated according to prospective rental clients’ requirements, not simply to personal taste.

Property management services can also be channelled through Realhouse by Belair – which is the Property Management Division within our Group. This is very popular, especially with foreign purchasers who do not reside in Malta, but can also be beneficial to local clients who do not wish to be responsible for the headaches brought about when the owner takes care of the property directly. These services include cleaning, general maintenance, rent collection, moving in clients, purchasing of soft furnishings, obtaining TV, Internet services, water and electricity billing, etc.

The quality of the personal attention we give to our clients has over the years provided Belair Property with a very strong, positive reputation which we are extremely proud and protective of. We know that a good reputation is hard to establish and easy to lose, and that fact drives us to do our best with every client however big or small the job.

We look forward to helping you through the buying or rental process and we have no doubt that our team can make your dream a reality. Contact us for futher details.