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.