Upsizing in Malta: The Second-Time Buyer’s Complete Guide for 2026

Your Journey Begins with RE/MAX Malta

You bought your first home together. It felt like the perfect size at the time. Then life happened. Upsizing property in Malta as a second-time buyer is one of the most common and most rewarding decisions a growing family will make. More bedrooms, a garden for the children, a second bathroom that no longer feels like a luxury. Suddenly, the apartment that once felt just right starts to feel a little too small.

However, the second purchase works differently from the first. The available schemes have changed, the process involves different financial considerations, and, critically, you now have a property to sell as well as one to buy.

This guide covers everything you need to know about upsizing in Malta in 2026.

How the Second Purchase Differs from the First

What You No Longer Have Access To

When you bought your first home, you benefited from a range of government incentives designed specifically for first-time buyers. These included the stamp duty exemption on the first €200,000 of the property value, saving up to €10,000, and the €10,000 Housing Authority grant paid over 10 years.

As a second-time buyer, you are no longer eligible for first-time buyer schemes and will instead be subject to the standard 5% stamp duty rate on your new purchase. This is one of the most important financial differences between your first and second purchase, and it is worth factoring into your budget from the outset.

What You Gain as a Second-Time Buyer

The good news is that the Maltese government has a scheme specifically designed to ease the financial burden of moving up the property ladder.

The Second-Time Buyer Stamp Duty Refund Scheme

The Second-Time Buyers Scheme refunds the stamp duty you pay on the first €86,000 of your new property. Since the standard stamp duty rate in Malta is 5%, this means €4,300 back in your pocket.

For people with disabilities or their guardians, the refund increases to cover the first €150,000, up to €7,500.

To put this in practical terms: if you are upgrading from a €300,000 home to a €450,000 apartment in Malta, you will normally pay €22,500 in stamp duty. With the Second-Time Buyers Scheme, you receive a €4,300 refund, which reduces your actual stamp duty to €18,200.

Key Conditions to Be Aware Of

You must sell your current residence and acquire the new one within 12 months, in either order. You must also apply within 6 months of the last contract, whether that is the sale or the purchase.

The scheme covers acquisitions up to 31 December 2025, with documentation due by 28 February 2026. If you miss the 12-month window or the 6-month claim deadline, you may lose eligibility entirely. For this reason, engaging your notary early and carefully planning the timeline are essential.

If you are buying jointly, the refund is calculated pro-rata to your share of the property. Additionally, acquisitions by donation are not eligible.

Other Schemes Worth Knowing About

Urban Conservation Area and Older Property Incentives

If your next home is in an Urban Conservation Area, is vacant for more than seven years, or is newly built to traditional Maltese architectural standards, additional incentives may apply. These include a full exemption from stamp duty and income tax on the first €750,000 of the property value, valid for contracts signed until 31 December 2026. A restoration grant of up to €54,000 may also be available for qualifying properties.

These incentives can make a character home or older property significantly more financially attractive than the headline price suggests. Your RE/MAX Malta agent and notary can advise on eligibility.

The Equity Sharing Scheme

The Equity Sharing Scheme’s lower age threshold dropped from 30 to 25 in 2026, opening access to buyers in their late twenties who struggle to obtain full financing. Under this scheme, the Housing Authority co-invests in the property, with the buyer repaying the state’s share over 20 years. For couples upsizing to a larger and more expensive property, this scheme is worth exploring if the bank loan does not fully cover the purchase price.

The Practical Challenge: Selling and Buying at the Same Time

One of the most common concerns for second-time buyers is timing. You need to sell your current property to fund the new one. However, you also do not want to be left without somewhere to live between the two transactions. Getting this right requires careful planning and, ideally, an agent who can manage both sides of the process.

The 12-month window under the Second-Time Buyer Scheme gives you some flexibility. However, the tighter your timeline, the more important it becomes to sell your current property quickly and at the right price.

This is where working with REMAX Malta makes a meaningful difference.

Selling Your Current Property Faster with REMAX Malta

To upsize with confidence, your current property needs to sell at the right price and within the right timeframe. At REMAX Malta, our Exclusive and Exclusive Plus services are specifically designed to give your property maximum exposure and the best possible chance of a fast, successful sale.

Both services include professional photography and home staging, 3D visuals, search-priority placement on the REMAX Malta website, EPC assistance and guidance, newsletter distribution to active buyers, and a professional market valuation. These are the foundations of a well-presented and well-positioned property listing.

Exclusive Plus goes further. It adds full social media marketing to reach buyers across Facebook, Instagram and LinkedIn, a full EPC report with the certificate included, a professional video property tour, and a certified architect inspection. Together, these give your property a level of presentation and reach that a standard listing simply cannot match.

The faster your current property sells, the smoother your transition to the next chapter becomes. And the better it is presented, the stronger the price you are likely to achieve.

Find out more about selling with Exclusive by RE/MAX Malta at remax-malta.com/exclusive.

What to Budget for the Second Time Round

Beyond stamp duty, the costs of a second purchase are broadly similar to the first. You will need to budget for notary fees (typically 1%-2% of the purchase price), agency fees, if applicable, and any finishing or renovation costs for the new property.

The key difference is that you will be paying full stamp duty this time, minus the €4,300 refund from the Second-Time Buyer Scheme. Factor this into your financial planning before you begin your search, so you have a clear picture of the total cost of the move.

If your new property is significantly more expensive than your current one, it is also worth speaking to your bank early about your updated borrowing capacity. Your income, existing commitments, and the equity you release from your current property will all affect how much you can borrow for your next purchase.

A Note on Timing

The most important practical point for any second-time buyer is this: the 12-month window between your sale and your purchase is not as long as it sounds. Between finding a buyer for your current property, completing the legal process, identifying the right new home, going through the Konvenju and reaching the final deed, six to nine months can pass quickly.

Start the process early. Get your current property valued and listed before you have found your next home. And make sure your notary is aware of your intention to claim the Second-Time Buyer Scheme refund from the outset, as the application timeline is strict.

The REMAX Takeaway

Upsizing is one of the most rewarding property decisions you will make. It is also one of the most logistically complex. Understanding the schemes available to you, budgeting accurately for the full cost of the move and selling your current property quickly and at the right price are the three things that make the difference between a stressful transition and a smooth one.

At REMAX Malta, we guide second-time buyers through every stage of the process, from valuing and listing your current property to finding the right family home for the next chapter. Your journey begins with REMAX Malta. Speak to one of our agents today.

Frequently Asked Questions

What schemes are available to second-time buyers in Malta in 2026?

The main scheme is the Second-Time Buyer Stamp Duty Refund, which refunds the stamp duty paid on the first €86,000 of the new property’s value, saving up to €4,300. Additional incentives may apply for properties in Urban Conservation Areas or older qualifying properties. The Equity Sharing Scheme is also available for buyers aged 25 and over who cannot secure sufficient financing.

How much stamp duty do second-time buyers pay in Malta?

Second-time buyers pay the standard 5% stamp duty rate on their new purchase. However, the Second-Time Buyer Scheme refunds the duty paid on the first €86,000, reducing the effective cost by €4,300.

Do I have to sell my current home before buying a new one?

Not necessarily. The Second-Time Buyer Scheme requires that you sell your current residence and acquire the new one within 12 months, in either order. However, careful planning of the timeline with your notary and agent is essential to avoid losing eligibility.

What is the deadline for the Second-Time Buyer Scheme in Malta?

The scheme covers acquisitions up to 31 December 2025, with documentation and notice due by 28 February 2026. Confirm the scheme’s current status with your notary before signing any contracts.

Why should I use REMAX Exclusive to sell my current property?

The Exclusive and Exclusive Plus services give your property priority placement, professional photography, 3D visuals, home staging, newsletter distribution to active buyers and a professional market valuation as standard. Exclusive Plus adds social media marketing, a video property tour, a full EPC report and a certified architect inspection. Together, these significantly increase the speed and price at which your property sells, making the transition to your next home smoother and more financially rewarding.

Can I use the Equity Sharing Scheme as a second-time buyer?

The Equity Sharing Scheme is generally aimed at buyers who cannot secure sufficient financing rather than specifically at second-time buyers. In 2026, the lower age threshold dropped to 25, making it accessible to a wider range of buyers. Speak to your notary or RE/MAX Malta agent to confirm whether it applies to your situation.

Sources: Malta Tax and Customs Administration | Housing Authority Malta (housingauthority.gov.mt) | firsthome.mt | Malta Budget 2026 measures | Legal Notice 92 of 2026