Your Malta Property Questions Answered: Timelines, Deposits, Mortgages and More

Your Journey Begins with RE/MAX Malta

Buying property in Malta for the first time raises many practical questions. How long will it take? What does the notary actually do? What happens in the months between signing the Promise of Sale and getting the keys? This post answers the questions we hear most often from buyers at every stage of the process.

How Long Does It Take to Buy Property in Malta?

The process typically takes between three and six months, from the moment you accept an offer to the day you sign the final deed. Several factors affect this timeline. These include how quickly the bank processes your home loan, the complexity of the legal due diligence, and whether you need any permits, such as an AIP permit for non-EU buyers.

The process has two main stages. First, you sign the Promise of Sale, known as the Konvenju, usually within a few weeks of accepting an offer. Then, you sign the final deed once the notary completes all checks and the bank issues full mortgage approval.

What Is the Konvenju and What Does It Mean for Me?

The Konvenju is the Promise of Sale agreement. Both the buyer and seller sign this legally binding contract, which formally commits both parties to the transaction. At signing, you pay a deposit, typically 10% of the purchase price.

Once you sign the Konvenju, the property is reserved in your name. However, there are financial consequences if either party withdraws without legal grounds. The buyer forfeits the deposit, while the seller may need to pay the buyer double the deposit. The Konvenju also sets out any conditions that must be met before you can sign the final deed.

What Does the Notary Do?

In Malta, you appoint the notary, who plays a central and legally important role in the transaction. The notary prepares the Promise of Sale and the final deed, conducts searches to confirm a clear title with no outstanding debts or legal issues, and verifies that all planning and building permits are in order. They also register the final transaction with the Malta Tax and Customs Administration.

In addition, the notary checks your eligibility for any stamp duty exemptions and includes the required declarations in the deed on your behalf. For this reason, it helps to choose a notary you trust and engage them as early as possible.

What Happens Between the Konvenju and the Final Deed?

This period is when most of the behind-the-scenes work takes place. The notary conducts all legal searches, your bank finalises and issues your mortgage offer, and the relevant authorities process any required permits. If your property sits in a Special Designated Area or qualifies for specific exemptions, your notary prepares the relevant documentation during this time.

Your notary will typically keep you informed as each stage is completed. Once everything is in order and both parties are ready, you schedule the final deed.

How Much Can I Borrow for a Home Loan in Malta?

The amount you can borrow depends on your income, employment status, existing financial commitments and the property’s value. Maltese banks typically assess affordability by ensuring your monthly repayments do not exceed a set percentage of your net monthly income.

If you struggle to access a sufficient home loan, the Housing Authority’s Equity Sharing Scheme can help if you are 25 or over. Under this scheme, the Housing Authority covers the gap between what the bank will lend and the purchase price, up to 50% of the property’s value and capped at €100,000. You then repay this interest-free after 20 years. For lower-income buyers, the Social Loan Scheme, run in partnership with APS Bank and Bank of Valletta, offers loans of up to €140,000 with a monthly repayment subsidy for eligible applicants.

What Are the Most Common Mistakes First-Time Buyers Make?

The most frequent issue is underestimating the total purchase cost. Stamp duty, notary fees, finishing works and bank charges can all add up quickly. As a result, buyers who have not planned for these costs can find themselves financially stretched after signing the deed.

The second most common issue is starting the property search before speaking to a bank. By knowing your borrowing limit in advance, you save time and avoid the disappointment of finding a home you cannot finance.

Working with an experienced RE/MAX Malta agent from the start helps you avoid both of these issues. Your agent can walk you through the full cost picture and introduce you to mortgage advisors and notaries who know the local market well.

The RE/MAX Takeaway

The property buying process in Malta is well-structured and manageable once you know what to expect at each stage. Whether you are just starting your search or ready to make an offer, a RE/MAX Malta agent is ready to guide you through every step. Your journey begins with RE/MAX Malta. Get in touch with our team today.

Frequently Asked Questions

How long does the process of buying property in Malta take from offer to keys?
The process usually takes between three and six months, from accepting an offer to signing the final deed. This depends on the complexity of the transaction, the bank’s processing time and whether you need any permits.

What is the deposit when buying property in Malta?

The standard deposit is 10% of the purchase price, payable upon signing the Konvenju. If you do not have the deposit available, the Housing Authority’s 10% Deposit Payment Scheme may help if you are aged 21 to 39.

What if I cannot get a big enough home loan in Malta?
If you are 25 or over and qualify for a home loan that falls short, the Housing Authority’s Equity Sharing Scheme can help. The Authority covers the shortfall up to 50% of the property’s value, capped at €100,000, which you repay interest-free after 20 years.