If you’ve been dreaming of owning a home in one of Malta’s most picturesque coastal towns, buying property in Marsaxlokk could be the perfect move. Known for its colourful luzzu boats, bustling Sunday fish market, and relaxed seaside charm, Marsaxlokk offers a lifestyle that’s hard to match. For first-time buyers in southern Malta, it strikes the right balance between affordability, community feel, and long-term investment potential.

In this guide, we share top tips for first-time buyers considering properties in Marsaxlokk, the best areas to shortlist, and key advice every first-time buyer should know before making the leap. Whether you’re looking for a seafront apartment, a maisonette with roof access, or a traditional house of character, we’ll help you make a confident and informed decision.

Why Marsaxlokk Appeals to First-Time Buyers

Marsaxlokk is one of Malta’s most picturesque fishing villages, famous for its colorful luzzu boats, Sunday market, and tranquil waterfront lifestyle. For first-time buyers, it offers the perfect blend of authentic Maltese culture, affordability, and proximity to essential amenities.

Unlike northern Malta’s busier property markets, Marsaxlokk retains a relaxed pace while still being only a short drive from Marsaskala, Birżebbuġa, the airport, and industrial zones that provide employment opportunities. Many first-time buyers choose Marsaxlokk because they get more value for their budget compared to popular areas like Sliema or St Julian’s — without sacrificing lifestyle quality. You can learn more about current real estate prices in Malta to understand how Marsaxlokk compares to other towns.

Best Areas For Buying A Property In Marsaxlokk

When buying property in Marsaxlokk, location within the village can make a significant difference in price, lifestyle, and long-term investment potential.

1. Village Core

• Characterised by narrow streets, traditional Houses of Character, and close proximity to the promenade.
• Ideal for buyers who value charm and walking distance to shops, restaurants, and the bustling Sunday fish market.

2. Seafront Promenade

• Premium location with panoramic sea views.
• Apartments and penthouses here are in high demand, offering strong rental returns and excellent resale value.

3. Residential Outskirts

• Newer developments with maisonettes, terraced houses, and semi-detached villas.
• More spacious layouts, parking availability, and outdoor space — perfect for growing families or buyers wanting quieter surroundings.

Popular Property Types in Marsaxlokk

Lea Properties offers a diverse range of property options in Marsaxlokk to suit different lifestyles and budgets:

• Apartments with Sea Views – Popular with both locals and expats for their lower maintenance needs and investment potential.
• Maisonettes with Roof Access – Extra space for entertaining, gardening, or potential future expansion.
• Houses of Character – Restored or ready-to-renovate, these offer unique architectural charm.
• Terraced Houses – Ideal for families needing multiple bedrooms and private outdoor areas.

Tips for First-Time Buyers in Marsaxlokk

Buying your first home in Malta can be exciting, but there are a few things to keep in mind to make the process smooth and rewarding.

1. Budget Beyond the Sale Price

Factor in stamp duty, notary fees, and any renovation or furnishing costs.

2. Check Planning Permits

Especially for older homes or properties with rooftop extensions — ensure all works are legally approved.

3. Work with a Local Agent

Lea Properties’ deep knowledge of Marsaxlokk’s property market helps buyers find hidden opportunities and secure fair prices.Before making your first purchase, it’s worth reading our guide to common homebuyer mistakes so you can avoid costly errors.

4. Think Long-Term Value

Properties close to the promenade, with sea views or larger outdoor spaces, typically hold their value better over time.

Legal and Financial Steps for First-Time Buyers

If you’re buying property in Marsaxlokk for the first time, these steps are essential:

• First-Time Buyer Scheme – Malta offers reduced stamp duty for eligible buyers.
• Bank Financing – Pre-approval helps you move faster when you find the right property.
• AIP Permit (for Non-EU Buyers) – Required if you’re not an EU citizen purchasing in certain zones.
• Engage a Notary – They will conduct all necessary searches and ensure your transaction is legally sound.

Why Work with Lea Properties

At Lea Properties, we specialize in the southern Malta real estate market, with a strong focus on Marsaxlokk and nearby areas. Our team offers expert guidance, market insight, and access to exclusive listings that aren’t always available online. 

Whether you’re looking for a modern apartment, a traditional house of character, or a spacious terraced home, we can help you navigate the buying process from start to finish. For those relocating from abroad, exploring the best neighbourhoods in Malta can help you compare lifestyle options before making a final decision.

More than a beautiful fishing village

Marsaxlokk is more than just a beautiful fishing village — it’s a place where first-time buyers can secure a high-quality property in a location that blends lifestyle appeal, investment potential, and affordability. By understanding the best areas, property types, and legal steps, you can make a confident, well-informed decision.

If you’re ready to start your search, contact Lea Properties today and let us help you find the perfect home in Marsaxlokk.

Let’s talk real estate in Malta—prices have jumped about 53% since 2015, roughly matching the EU’s annual growth rate of around 5%. If you’re eyeing upscale coastal areas near the capital city, Valletta, get ready to open your wallet wide. For instance, a cozy 176 m² apartment near the northern harbour starts at around €740,000.

What’s the Average Price per Square Metre in Malta?

If you’re considering Malta for investment, residency, or simply a vacation home, it’s crucial to understand property costs per square metre. On average, you’ll pay around €3,300 per square metre across Malta. 

But prices swing significantly from about €1,500 in affordable regions to €7,500 in prime locations like Valletta. Over on Gozo island, Rabat sees prices between €3,000 and €4,000 per square metre—quite the difference!

In the first half of 2024 alone, 6,353 properties sold, averaging €374,000 for apartments and €680,000 for houses. Interestingly, individual buyers dominated the market, accounting for around 90% of all purchases.

Can Foreigners Easily Buy Property in Malta?

Foreign buyers definitely have some hoops to jump through. Non-EU investors usually need an Acquisition of Immovable Property (AIP) permit, limiting them to just one home, strictly for personal use—no renting allowed. Expect the process to take around 4-6 months.

However, there’s a fantastic workaround: Special Designated Areas (SDAs). These special zones have fewer restrictions, meaning you can buy multiple properties, rent them out freely, and wrap up the purchase within 2-3 months. Malta boasts 16 such SDAs across its islands, making them perfect for quick, hassle-free investment.

Quick Breakdown: SDA vs Non-SDA Zones In Malta

Buying in SDAs:

• No permit required
• Multiple properties allowed
• Renting is permitted
• Purchase time: 2-3 months

Buying outside SDAs:

• AIP permit needed
• Only one property allowed
• Renting prohibited
• Purchase time: 4-6 months

Most Popular Areas For Real Estate In Malta

Malta’s real estate popularity varies by region. In early 2024, the Northern Harbour district—including hotspots like Birkirkara, Gżira, Sliema, and St. Julian’s—was buzzing with activity. Buyers mostly flocked to apartments, penthouses, and maisonettes within SDAs, while those buying outside SDAs targeted villas, terraced houses, and charming historic buildings.

Here are the top 5 districts preferred by foreign buyers:

• Gozo Island: Especially Għarb and Għajnsielem
• Birkirkara District: Includes Gżira, Msida, Ta’ Xbiex, San Ġwann
• Saint Paul’s Bay: San Pawl il-Baħar, Mellieħa
• St Julian’s Area: St Julian’s, Sliema, Pembroke, Siġġiewi, Għargħur
• Southwest Coast: Marsaskala, Żabbar, Żejtun, Birżebbuġa, Marsaxlokk

Prices are highest near Valletta (think Sliema or St Julian’s), while Gozo and Malta’s southwest coast offer more affordable options. For example, a 100 m² apartment might cost €74,000 in Gozo, but triple that in upscale Sliema.

 

Property price growth 2016-2023 (in %)

Malta Property Prices 2025: Is The Cost Of Real Estate Still Going Up?

Apartment prices particularly have surged. Data from Eurostat shows an 8.8% increase in the second quarter of 2024 compared to the previous year. Terraced houses and maisonettes saw more moderate growth of around 3.2% and 1.6%, respectively.

Keep in mind, buyers usually incur additional costs (taxes and fees) between 8% to 15% of the property’s price. For instance, a €375,000 apartment might add another €30,000 to €56,250 in fees. The upside? Malta doesn’t have an annual property tax. Maintenance averages around €3,400 annually, and rental income is taxed progressively or at a flat 15% rate.

Is Getting a Mortgage in Malta Easy?

Mortgage interest rates here are surprisingly stable. While rates spiked to around 7% during the pandemic, they’re now comfortably back between 2.5% to 3%. Local giants Bank of Valletta and HSBC Malta handle around 66% of mortgages, making financing straightforward.

Why Invest in Malta Real Estate?

Here’s why Malta’s property market makes sense for savvy investors:

• Steady Profits: Property values consistently rise about 5% yearly, and rental yields hover around 5.4%.
• Residency Perks: Buying property can grant you residency or even permanent residence via investment, allowing visa-free travel within Schengen states.
• Citizenship Opportunities: Malta also offers citizenship pathways for exceptional investment, opening visa-free doors to 169 countries, including the US, Canada, and the UK. Family members benefit, too!

Investing in Malta isn’t just buying property—it’s buying a lifestyle, convenience, and robust financial returns!

Ready to Find Your Dream Home in Malta?

Explore stunning apartments, charming villas, and exclusive properties—your perfect investment or dream residence awaits. Browse our curated Malta listings today and start your journey to island living!

Malta might be small, but it’s packed with diversity—from coastal towns buzzing with life to tranquil villages steeped in tradition. Whether you’re an expat relocating for work, a family looking for a safe and welcoming place to settle, or a retiree dreaming of a Mediterranean lifestyle, Malta has a neighborhood for you.

Here’s your insider guide to the best areas to live in Malta, and what makes each one special.

Marsascala: Relaxed Coastal Charm with Modern Comforts

Marsascala is a favorite among expats who want to enjoy the quieter side of Malta without giving up modern conveniences. This laid-back seaside town offers a beautiful promenade, charming fishing harbor, trendy cafés, and new apartment developments—many with stunning sea views.

While it’s more tranquil than urban hotspots like Sliema, Marsascala still provides easy access to shops, restaurants, and essential services. Its growing popularity makes it a smart choice for those who value lifestyle, nature, and community.

Best for: Families, retirees, remote workers
Vibe: Peaceful, friendly, evolving
Bonus: Ideal for relaxed living and long-term property value

Marsaxlokk: Authentic Fishing Village with Timeless Appeal

Marsaxlokk is where tradition meets tranquility. This picturesque harbor town is famous for its colorful luzzus (fishing boats), waterfront seafood restaurants, and peaceful atmosphere. For those looking to experience the charm of old Malta, Marsaxlokk offers a refreshing break from busy urban centers.

While more traditional than trendy, the town is steadily growing, with newer developments complementing its rustic character. It’s not the place for nightlife, but if you value culture, sea breezes, and weekend markets, Marsaxlokk delivers.

Best for: Retirees, nature lovers, culture seekers
Vibe: Authentic, quiet, timeless
Bonus: Stunning views and one of Malta’s best Sunday fish markets

Valletta: Culture, History, and a Capital Vibe

Valletta isn’t just Malta’s capital—it’s a UNESCO World Heritage site with a big personality. Rich in culture, this city is all about character, stunning views, and walkability. Think Baroque architecture, harbor views, art galleries, and quiet charm after dark.

There’s a growing trend of renovating historic townhouses into stylish residences, making Valletta ideal for those who value authenticity over flash.

Best for: Retirees, solo professionals, creatives
Vibe: Elegant, cultural, historic
Bonus: Excellent public transport access to the rest of the island

Żurrieq: Tranquil Village Life with Timeless Views

Żurrieq is perfect for those seeking a quieter pace of life. One of Malta’s oldest towns, it offers a serene village atmosphere, surrounded by countryside and dramatic coastal cliffs—including the famous Blue Grotto.

Life in Żurrieq moves gently, with narrow winding streets, historic churches, and a close-knit community. While it’s more traditional than touristy, it’s still just a short drive from the airport and other key locations, offering the best of both worlds.

Best for: Retirees, families, anyone seeking peace and space
Vibe: Quiet, traditional, scenic
Bonus: Ideal for tranquil living with breathtaking natural surroundings

The Three Cities: History, Harbor Views, and Authentic Maltese Living

Vittoriosa, Senglea, and Cospicua—collectively known as The Three Cities—offer a unique blend of rich history, stunning marina views, and a deeply authentic Maltese lifestyle. With their fortified walls, cobblestone alleys, and centuries-old architecture, these harbor towns are a step back in time—yet full of life.

Ideal for those who appreciate culture and charm, The Three Cities are quieter than Valletta or Sliema but close enough to access everything easily. Renovated townhouses and waterfront apartments offer a compelling mix of character and modern comfort.

Best for: History lovers, expats, couples, and semi-retirees
Vibe: Cultural, historic, community-oriented
Bonus: Waterfront dining, boutique marinas, and unmatched views of the Grand Harbour

Other Honorable Mentions to Explore

• Mellieħa – Beachfront living with excellent schools and family-friendly vibes
• St. Paul’s Bay – A charming seaside village popular with locals and foreigners alike
• Paola – A blend of tradition and convenience, close to major hubs but with a village atmosphere

So, Which Area Is Right for You?

The best neighborhood in Malta truly depends on your lifestyle, budget, and goals. Whether you want vibrant city living, a coastal escape, or somewhere with strong investment potential, there’s a place here for you.

Need help making the right move? Our team of agents would be happy to offer personalized guidance and help you explore properties that match your vision. Contact us today or request a callback.

 

Buying your first home in Malta is exciting—but it can also come with a few curveballs if you’re not prepared. As a local realtor, I’ve worked with dozens of first-time buyers and have seen the same issues pop up again and again.

To help you stay ahead of the game, here are the top five mistakes first-time homebuyers make in Malta—and the smart ways to avoid them.

1. Not Getting Pre-Approved Before Starting the Search

Many eager buyers jump into property viewings without first speaking to their bank or a mortgage advisor. The result? They either fall in love with a home they can’t actually afford or waste time on properties that don’t match their financial picture.

How to avoid it:
Get pre-approved for a loan early on. It gives you a clear budget and makes you a more attractive buyer to sellers.

2. Overlooking AIP Permits (If You’re Not a Maltese or EU Citizen)

Malta has specific rules for non-EU citizens buying property. If you’re not a citizen of the EU, you’ll need an Acquisition of Immovable Property (AIP) permit for most purchases. Not knowing this upfront can delay the process significantly.

How to avoid it:
Always check whether your chosen property is in a Special Designated Area (SDA)—these often don’t require an AIP. Otherwise, plan for the permit process in advance.

3. Focusing Only on Looks and Not the Legal Details

It’s easy to get swept away by a beautiful seaview or a charming stone balcony—but don’t forget about building permits, legal status, and structural integrity. Aesthetic appeal won’t matter much if the property comes with red tape or renovation restrictions.

How to avoid it:
Always hire a trusted notary and, if needed, a structural surveyor to inspect the property before signing anything.

4. Forgetting About Additional Costs and Taxes

Many buyers are surprised by the additional fees involved in buying property in Malta. These include stamp duty (usually 5%), notary fees, bank charges, and sometimes agency fees if you’re working with a buyer’s agent. With us, the agency fees are included in the price, so you can rest assured knowing that beforehand.

How to avoid it:
Budget an extra 7–8% of the purchase price to cover all closing costs. If you qualify as a first-time buyer, ask about possible stamp duty reductions. Contact our agents for more information!

5. Deciding To Purchase Alone Without The Help Of A Professional Agency

Buying a home in a new country or for the first time is a big deal. Trying to navigate Malta’s property market without help can leave you open to mistakes, delays, or even bad deals.

How to avoid it:
Work with a licensed, experienced local agent who knows the ins and outs of the market, including hidden gems and fair pricing.

Get It Right the First Time

Buying your first home should be a joyful experience—not a stressful one. With the right guidance and a little upfront planning, you can find a property that fits your budget, lifestyle, and long-term goals.

If you’re just starting your journey, we’d be happy to walk you through the process and help you avoid these common pitfalls.

 

Malta, a stunning Mediterranean archipelago, is rapidly becoming one of Europe’s most desirable destinations for property buyers. With its rich history, vibrant culture, breathtaking landscapes, and sunny weather, Malta offers a unique blend of modern living and traditional charm. Whether you are looking for a luxurious villa by the coast, a charming townhouse in a historic village, or a modern apartment in the heart of Valletta, Malta’s real estate market has something for everyone.

Why Malta?

Malta’s appeal as a property hotspot extends far beyond its beautiful beaches and clear turquoise waters. As one of Europe’s smallest countries, it provides a sense of community and intimacy, yet with all the conveniences of a modern, cosmopolitan lifestyle. The country’s strategic location, just a short flight away from major European cities, makes it an ideal base for those looking to invest in a second home or even relocate permanently.

Moreover, the Maltese government offers a range of incentives for foreign buyers, including attractive tax rates and residency schemes. These policies have played a key role in attracting investors from around the world who are keen to take advantage of the affordable prices and high rental yields.

Types of Properties in Malta

From luxurious villas with stunning sea views to more affordable, charming apartments, Malta has a diverse range of properties to suit all tastes and budgets. Some of the most sought-after property types include:

1. Seafront Villas
   Imagine waking up every morning to panoramic views of the Mediterranean Sea. Seafront villas in Malta offer just that, with spacious outdoor areas, infinity pools, and direct access to the beach.

2. Townhouses in Historic Valleys
   For those who love history and traditional architecture, Malta’s townhouses offer a unique opportunity to own a piece of the past. Many of these properties are beautifully restored, blending original features with modern amenities.

3. Luxury Apartments
   Malta’s cities, such as Valletta and Sliema, are home to sleek, modern apartments that cater to luxury living. With stunning views of the sea and the bustling city life, these apartments provide a convenient lifestyle with everything you need right at your doorstep.

4. Rustic Farmhouses
   If you’re looking for something more secluded, Malta’s countryside boasts charming farmhouses that offer peace and tranquility. These properties often come with large plots of land, making them perfect for those seeking a rural escape.

The Benefits of Buying Property in Malta

• Tax Advantages: Malta offers one of the most attractive tax schemes in Europe, with favorable rates for property investors.

• Residency Options: Through the Global Residency Program, investors can gain residency status in Malta, offering access to the EU and a relaxed, Mediterranean lifestyle.

• High Rental Yields: With its popularity as a tourist destination, Malta’s properties generate excellent rental yields, making it an attractive option for buy-to-let investors.

• English-Speaking Population: Malta’s official languages are Maltese and English, with most people speaking fluent English, making it easy for foreign investors to communicate and integrate into the local community.

What to Consider Before Buying a Property in Malta

While Malta offers many advantages for property buyers, there are also a few important things to consider. It’s essential to work with a local real estate agent who understands the market and can help guide you through the purchasing process. Additionally, foreign buyers may face restrictions on purchasing property outside designated areas, so it’s crucial to ensure you’re buying within the allowed zones.

Conclusion

Whether you’re drawn by Malta’s stunning coastlines, its rich culture, or its attractive investment opportunities, buying a property here is an investment in both lifestyle and future growth. With a range of properties available to suit all budgets, it’s clear why more and more people are choosing Malta as their next destination for a home away from home. Ready to make the move? The Maltese property market is waiting for you!