Buyers Guidelines
Why Register With Us?
By registering online with us you will maximise your exposure to properties on our books or which may come on to the market in the future. We have made registrations as simple and seamless as possible. By integrating our service with the main social providers you can now log in using your favourite social website credentials. You do not need to fill in any forms, but simple authorise your own provider to log you in. typically this can be achieved in just two clicks to register, and just one click to log in after that. Furthermore, if you use the same email address with other providers, e.g. Facebook and Gmail, then you can switch between them as you prefer.
To take advantage of our services there are several approaches to consider which we list below:
Join our Mailing List
This is the best way to ensure you are kept informed when new properties are added to our website. You can unsubscribe any time by clicking on the provided unsubscribe button on emails or via the website. Click on the link below to join.
Create your own Property Favourites
You can mark properties of particular interest by adding them to your Favourites shortlist. You can then access this shortlist any time you return to the website provided you have not reset your cookies stored for this site. You do not need to log in for this service. You can easily add and remove properties. Sometimes couples or partners find this useful as they can quickly refer each other to the same shortlist when viewing our website. It can also be used to simply monitor what happens to a property you are interested in.
Just Email Us
Not keen on registering? Simply contact us directly by Clicking here
Join our mailing list
We process your data in an appropriate and lawful manner, in accordance with the Data Protection Act (Chapter 440 of the Laws of Malta) (the “Act”) and the General Data Protection Regulation (Regulation (EU) 2016/679) (the “GDPR”) which came into force on the 25th May 2018.
Buyer Agents Service
We also operate as Buyer Agents. Persons who live in the USA are maybe more familiar with this service concept, but it is little used in most of Europe, and certainly not in Malta. Essentially we can represent you exclusively in relation to sourcing, negotiating, and moving into a property. This service is particularly useful for individuals who do not have the time to spend repeated visits meeting different agents, explaining your requirements over and over again, often viewing the same properties several times over in the process.
Why should I not use multiple agents?
Well, of course you can, and maybe if you are very familiar with the Maltese Islands, can conduct local negotiations, and handle multiple agencies, and know them personally, this may be best for you. But there are many disadvantages as well, even when you know the Island but do not live locally.
Gozo and Malta are relatively small and there almost every single agency is directly competing to show you the very same properties. So inevitably you will get quite a few dejavue experiences along the way. This is a waste of your, the agents, and also the owners precious time. This is particularly apperent if you are only over on a 3-day visit, and the 12 properties shortlisted through 3 agencies turn out to be 4 or 5 at best.
Well I guess I can do the same with another agent, so why use move2Gozo?
We started out in this business as Buyer agents and negotiators and so built up many working relationships with competing agents, prepared to work in this collaborative way. We started this business following our own experiences in the UK, Malta and France. Although we represent owner properties on our website, we believe in an honest open relationship and will always point out any pitfalls or potential issues that would or may need addressing. It is not in our interest to avoid informing you about a planned development we are aware of which will block your nice countryside views in the near future. You are buying a lifestyle as well as an investment, and we work to achieve that for you in the best possible manner. All our past clients without exception are also now our friends. Relationships are built on trust. That’s the way we like it to be.
To-date we believe that no other agency in Malta offers an open service like ours, that ensures the buyer can get to see any property on the market through working with other agencies as and when required.
But are you not also an Estate Agency yourselves?
Correct! We became a full registered estate agency for a variety of reasons. We had alot of encouragement, also from Agencies we have worked with to make this move. This took place in 2008. We also did not find online representations of properties In Malta and Gozo of a sufficient standard for us to market online. There are often inconsistencies in prices and descriptions on other agency websites, and photos are often not of a good enough standard for us to use. So we now ensure our prices are up-to-date and correct. We view and vet every single property and prepare our own information and descriptions.
We pride ourselves on representing the best properties, and in the best possible manner. We take and process all our own photos, unless in rare situations a client (usually developers) have supplied professional ones suitable for our use. On average you can view at least 20 photos on any one property we currently present on our website. Our descriptions walk you through the property giving you a better perspective as well as a feeling of being there. Many of our clients have comment positively on this.
Do I have to pay for this service?
No, not directly. In fact it makes no difference to you cost wise as our reward is our agency commission on a successful sale. If we successfully negotiate a sale through another agency, rather than directly, then we split our commission equally with the selling agent. Our normal selling commission rates are lower than the main agencies, so this allows us to do this. What we ask of course is that you work through us exclusively as otherwise we are putting alot of dedicated time and effort in .
What else do you do if I decide to engage you exclusively?
We help you with ALL aspects of the property purchasing process and more. We can help you with everything from finding and purchasing the property through to sourcing a suitable Notary, a lawyer if required, Tax advisors, Home help, Architects and contractors for any property works you may required or decide to carry out after your purchase. We essentially become a one-stop-shop. We can also assist with Business relocation, and introduce Businesses to all the relevant Government, Finance, Educationals and other establishments necessary for you to make a decision to relocate. We may charge a small fee for Business relocation services if it involves more that 2 persons.
Business Relocation Services
We can also assist with your business relocation. We introduce businesses looking to base themselves in Malta and Gozo, to all the relevant Government departments depending on the business, including Malta Enterprise, Malta Council for Science and Technology, the Malta Communications Authority, Finance, Educational, and other establishments necessary for you to make an informed decision to relocate.
We charge a small fee for Business relocation services if it involves more than 2 persons. We first started this service as founder members of the ICT Gozo Malta Project, whose aim is to encourage and grow ICT related Services, particularly in Research and Development, in Gozo.
General Buying Procedure
Once a property has been selected and we have negotiated a price agreement, along with any special conditions, between you and the seller, an appointment is set to sign the Preliminary Agreement or what is commonly known as the ‘Konvenju‘ or ‘Convenium‘ or‘Promise of Sale‘. This is essentially an agreement binding both the purchaser and the vendor to conclude the transaction within an established date (term of Konvenju) subject to a set of conditions. A Notary is appointed by verbal agreement between the two parties, and a sale agreement is drawn up. This should include any conditions of sale by either party.
On agreement to the terms of contract and signing of the ‘Konvenju’ you will be required to pay 1% provisional stamp duty as part payment of the full 5% which the balance is due on signing of the final deed and an agreed deposit which is generally 10% in such circumstances. It is advisable therefore to ensure that you have the necessary funds lodged directly with the Notary’s client account in Malta, some days prior to the signing of the Konvenju. Failure to do this may jeapordise or delay the signing.
During the ‘Term of Konvenju’:
- The Notary Public carries out the necessary searches to verify legal title and to ensure that there are no outstanding debts, hypothecs or liens on the property. These ‘searches’ should not be confused with searches carried out during property sales in the UK and other countries, which may be more extensive.
- If an AIP (Application for Immovable Property Permit) is required, then the Notary will make the application on your behalf. Typically this takes between 2-4 months, which is often the reason for preliminary agreement terms with non-Maltese citizens being set for a minimum 3 months in duration.
- The Vendor will complete all special requirements e.g. complete any outstanding works, as agreed with buyer and/or as specifically stipulated in the konvenju.
- The Purchaser should complete all the special requirements e.g. organise any bank loan, check on building permits, etc. as agreed upon with seller and stipulated in the konvenju.
During this entire period we are always available to guide and assist in any queries, concerns or issues the client or the vendor may have in relation to completing the contract. We have very good relationships with all the leading banks on the island and can also assist you in setting up meetings with the bank of your choice.
Once all the above requirements have been completed by all parties concerned, a date is set for the actual signing of the Final Deed. This can also be before the end of the ‘Term of Konvenju’ if both parties agree. The contract signing will usually take place at the office of the Notary Public or at a venue jointly agreed by the buyer and seller. If a bank loan is involved to secure the property, then the signing will take place at the relevant Bank’s premises.
The final deed is read and agreed upon and the balances due will be paid accordingly. Theses are; balance of the selling price to the vendor; the balance due to the Commissioner of Inland Revenue for stamp duty as well as between 1.5 and 2% Notary fees to the Notary Public. The keys to the property are then handed over and you become the new owner of the property. The Notary public registers the contract with the Public Registry.
The Global Residence Programme 2013
In June 2013, the Maltese Government launched the Global Residence Programme – a residency and tax programme which provides favourable tax incentives for non-EU, non-EEA and non-Swiss Nationals seeking an alternative residence base in the Maltese Islands.
The Global Residence Programme replaced the High Net Worth Individuals (HNWI) Scheme, introduced in September 2011, which required much higher thresholds for non-EU foreigners to apply. Under the old scheme, non-EU foreigners also needed to place a €500,000 bond with the government and an additional €150,000 per dependent, however this provision has now been removed, making the new residency scheme much more favourable and accessible to those interested in taking up residency in Malta or Gozo.
Benefits of the Global Residence Programme
Beneficiaries of a Special Tax Status under the Global Residence Programme (GRP) enjoy a flat rate of personal income tax of 15%, chargeable only on a remittance basis. Foreign source income received in Malta is subject to Malta tax only if remitted to Malta while foreign capital gains are altogether outside the scope of tax in Malta.
Minimum tax under the previous High Net-Worth Individuals (HNWI) Scheme has been reduced from €25,000 for the applicant (plus an additional €5,000 per dependent) to a minimum annual tax of €15,000 under the GRP, covering all dependents. Local source income arising from business, investment or other economic activity held in Malta is subject to tax at 35%.
Beneficiaries are not legally bound by minimum stay requirements. However, they are not permitted to spend more than 183 days in a calendar year in another jurisdiction.
In order to qualify for residency under this programme, an applicant will need to satisfy the following conditions:
This residence option enables non-EU foreign nationals who buy or rent a property in Malta and direct their income to Malta to benefit from a residence permit.
- Property purchased in Malta must have a minimum value of €275,000
- Property purchased in Gozo, or in the South of Malta must have a minimum value of €220,000
- If the Foreign National opts for rental of property, the property must have a minimum annual rental value of €9,600 (or €800 a month) in Malta OR €8,750 (or €730 a month) if in Gozo or in the South of Malta;
- Applicants must also take out an all-risks medical insurance – they will not be eligible to benefit from Malta’s free State healthcare system;
The definition of dependents has been widened from that under the HNWI scheme. The age limitation of children (natural, adopted or in care) has been increased to 25. Dependents now includes brothers, sisters and direct relatives in an ascending line as long as it is shown to the satisfaction of the Director of Inland Revenue that these are dependents of the beneficiary of the GRP. Certain employees are also provided for including carers, butlers, personal drivers and other domestic staff in the employment of the applicant for the preceding two years.
Applying for Special Tax Status under the GRP:
Special Tax Status under the GRP Rules must be applied for, through an Authorised Registered Mandatory and the non-refundable application fee is of €6,000 Euro or €5,500 if the qualifying property is in Gozo or in the South of Malta. In the latter case the qualifying owned property needs to have been purchased at the time of submission of application.
The GRP Rules state that the beneficiary must continuously satisfy the obligations in terms of the Rules and also that the special tax status may be inherited.
This article is intended to provide a general guide to the subject matter. Specialist advice should be sought about your specific circumstances.
Highly Qualified Persons Rules 2011
A Low Tax-Regime for Expatriates Working in Malta
As a result of the significant need for highly qualified persons mainly due to the expansion in the financial services industry, and gaming services since joining the EU, and the aviation services and assisted reproductive technology in recent years in Malta, new regulations have come into force entitling expatriates who come to work in Malta a low flat rate of 15% instead of the progressive rates applicable to individuals which go up to 35%. Such regulations attract foreign highly qualified individuals to occupy eligible offices in Malta.
Beneficiary
In order to benefit from the low tax rate, the individual must not be domiciled in Malta and:
- derive income from employment under a qualifying contract of employment (as defined hereunder )where the work is carried out in Malta or else outside Malta in connection with such work
- is protected as an employee under Maltese law and has the required adequate and specific competence
- correctly declares for tax purposes the income received from the qualifying contract of employment
- performs activities of an eligible office as listed hereunder
- is in possession of professional qualifications
- is in receipt of stable and regular resources , sufficient to maintain himself and his family
- resides in a place deemed as normal for a similar family in Malta and which meets the general Maltese health and safety standards
- is in possession of a valid travel document and of sickness insurance covering himself and the members of his family
- has not benefited under the Investment Services and Insurance Expatriate Scheme
Qualifying contract of employment
The objective of the Highly Qualified Persons Rules, is the creation of a scheme to attract highly qualified persons to occupy “eligible office” with companies licensed and/or recognized by the Competent Authority regulating the specific sector.
“Eligible office” in the financial services and gaming sectors (and undertakings holding an air operators certificate) comprises employment in one of the following positions:
The annual income from such employment should not be less than Eur €93,669 excluding fringe benefits.
Income that is received by an employer (or his related person) who has benefited under business incentive laws or arrangements in terms of such laws is not deemed income from a qualifying contract of employment.
Minimum Amount chargeable to tax
Should the total income from a qualifying contract of employment exceed Eur5, 000,000 no further tax will be chargeable in excess of this amount.
Foreign Source Income
Unless remitted to Malta, foreign sourced income is not subject to tax in Malta. Offshore capital gains are tax free, even if remitted to Malta.
Withdrawal of the scheme
Any rights under this scheme can be withdrawn with immediate effect if the beneficiary is a third-country national and he either physically stays in Malta in the aggregate for more than 4 years, or directly or indirectly acquires real rights over immovable property in Malta or holds directly or indirectly a beneficial interest, consisting in, inter-alia, of real rights over immovable property situated in Malta.
EU Residents including Maltese
Citizens of all European Union member states, including therefore Maltese Citizens, who have resided in Malta continuously for a minimum period of five years at any time preceding the date of acquisition may freely acquire immovable property without the necessity of obtaining a permit under Chapter 246 of the Laws of Malta.
Primary residence
Citizens of all European Union member states, including therefore Maltese Citizens, who have not resided continuously in Malta for a minimum period of five years may only purchase their primary residence or any immovable property required for their business activities or supply of services without the necessity of obtaining a permit under Chapter 246 of the Laws of Malta.
Secondary residence
Citizens of all European Union member states, including therefore Maltese Citizens, who have not resided continuously in Malta for a minimum period of five years, require a permit under Chapter 246 of the Laws of Malta to acquire immovable property for secondary residence purposes.
If an EU citizen takes up residency under the “Permanent Residency” (PR) scheme, then it is subject to minimum limits. Permanent Residency is explained in a separate tab on this page. There is also a link to the relevant conditions at the bottom of this page.
Non-EU Resident Or Second home
Individuals who are not citizens of a European Member state may not acquire any immovable property unless they are granted a permit in terms of Chapter 246 of the Laws of Malta.
There are defined zones in Malta, referred to as special designated areas (see separate tab), where there are absolutely no restrictions to acquisition. There is also no restriction on acquisition through inheritance and there are also several other special exemptions. Different rules apply to the acquisition by bodies of persons.
If you are from outside the European Union or if you are a Citizen of a European Union however the property you are purchasing is not for a prime residence in order to purchase a property in Malta there is a minimum price that one must pay for an apartment as well as for a house or a villa to be able to obtain an AIP (Acquisition of Immovable Property) permit which is granted by the Ministry of Finance and usually takes some 6-8 weeks. These prices are €247,701 for a house or villa and €143,410 for flats or maisonettes.
Acquisition by Bodies of Persons
A body of persons, other than a commercial partnership, established in and operating from an European Union member state may freely acquire immovable property that is required for the purpose for which it has been set up as long as it is directly controlled by citizens of a European Union member state.
A commercial partnership established in and operating from an European Union member state (therefore including Malta) may freely acquire immovable property that is required for the purpose for which it has been set up and at least 75% of its share capital is held by a person (or persons) who is a European Union Member state citizen.
Any other body of persons will require a permit which is only granted if the property is required for an industrial or touristic project or as a contributor to the development of the economy of Malta.
Malta Permanent Residence Scheme
The MPRP is a straightforward residency-by-investment programme based on investments in property and government contributions. With the promise of a 4 to 6-month processing time from the submission of a complete and correct application, the Programme offers much value to clients wishing to make Malta their home away from home.
Benefits
Beneficiaries:
- have the right to settle, stay and reside permanently in Malta;
- enjoy Visa-free travel across Schengen, 90 out of 180 days;
- penetrate Malta’s affordable real estate market;
- may include up to four generations in an application;
Eligibility and requirements
To be eligible for the MPRP, applicants should:
- be third country nationals, non-EU, non-EEA and non-Swiss;
- not hail from sanctioned countries, as announced from time to time by the Agency;
- not benefit under other pertinent regulations and schemes;
- be in receipt of stable and regular financial resources, sufficient to maintain themselves and their dependants, without recourse to the social assistance system of Malta;
- show they have capital assets of not less than €500,000, out of which a minimum of €150,000 must be financial assets;
- be fit-and-proper individuals and have a clean criminal record;
- not pose any potential threat to the national security, public policy, public health or public interest.
To participate in the Programme, applicants must:
- submit an application via a Licensed Agent;
- pay a non-refundable administrative fee of €40,000;
- rent a property for a minimum of €10,000 in the South of Malta/Gozo or €12,000 in the rest of Malta; or
- purchase a property for a minimum value of €300,000 in the South of Malta/Gozo or €350,000 in the rest of Malta;
- pay a Government contribution of €28,000 if purchasing a property or €58,000 if leasing a property;
- pay €7,500 for each additional parent or grandparent of the Main Applicant and/or spouse who is principally dependant on the Main Applicant;
- hold the qualifying property for a minimum period of 5 years after which a residential address is required;
- make a donation of €2,000 to a local philanthropic, cultural, scientific, artistic, sport or animal welfare NGO registered with the Commissioner of Voluntary Organisations;
- be in possession of a valid travel document;
- take out a sickness insurance policy of cover all risks across Malta;
- take out a travel insurance when travelling across Schengen.
Source: Malta Residency Government site
Tax Incentives for Individuals
Double Taxation Relief
Individuals can benefit from three types of relief from double taxation, being treaty relief, unilateral relief and commonwealth relief as described above.
Inward Expatriates
Expatriates are taxed on income arising in Malta, including remuneration for services performed in Malta, and on income arising abroad which is received or remitted to Malta.
When a tax treaty is in force, the provisions of the treaty will apply. Employees who are resident in a country with which Malta doesn’t have a tax treaty, are liable to tax in Malta on income received on work done in Malta.
Exceptions
Individuals who are not citizens of a European Member State may not acquire any immovable property unless they are granted a permit. However there are certain exceptions to this general rule:
- The acquisition of a grave, or a site for a grave.
- The redemption of any ground-rent or other burden encumbering any immovable property lawfully acquired by the non-resident person.
- Immovable property devolving as a result of death, on any person, wherever resident, provided that the person from whom the property devolves had acquired such immovable property, where applicable, in accordance with the provisions of Chapter 246.
- The acquisition of any further divided or undivided share in immovable property by any person, wherever resident, where such person had previously lawfully acquired a share in the immovable property.
- The transfer of immovable property in an inheritance between co-heirs.
- The partitioning of immovable property between co-owners.
- The acquisition of immovable property by a company or other commercial partnership, not being a non-resident person, from one or more of its members holding over 50% interest in, or of, its share capital.
- The donation of immovable property to a spouse, descendant or an ascendant in the direct line and their relative spouses, or in the absence of descendants to a brother or sister and their descendants, provided such immovable property had been acquired in accordance with the provisions of Chapter 246, where applicable.
Expenses incurred when buying a property
DUTY ON DOCUMENTS (stamp duty)
5% Duty on Documents calculated on the purchase price of the immovable property.
If the Buyer is a European Union Citizen declaring on deed that he/she shall reside in the property being purchased as his/her sole ordinary residence, then the preferential rate of 3.5% is applied on the first €200,000 of the price.
FIRST TIME BUYERS: In respect of transfers of immovable property, completed prior to the end of 2024, no (0%) duty shall be chargeable on the first €200,000 of the aggregate value of the consideration paid for the acquisition of such property, provided that this is the first immovable property acquired inter vivos by such person.
First-time buyers are also eligible for a one-time €10,000 grant spread out over 10 years subject to the property not exceeding the value of €500,000.
Exemption from duty and capital gains tax
Buyers who do not require an AIP Permit to acquire a property, are now exempt from capital gains tax and stamp duty on the first €750,000 of the value of property, if the property meets any of these criteria:
- Property was built more than 20 years ago, and which have been vacant for more than 7 years
- Property is located in an Urban Conservation Area
- Property is newly built in a typical and traditional Maltese style and architecture.
This incentive is granted on the basis of a declaration that the property will not be demolished or divided into two or more units. This incentive is currently valid for Promises of Sale signed before October 2024.
Promise of sale agreements MUST be registered with the Inland Revenue Department and 1% provisional duty (i.e. 20% of the tax due on the sale) is payable at this stage on the contract value of the property being transferred. The provisional duty is off set against the final duty due on the final deed, or is refunded in case the deal fails to materialise.
NOTARIAL FEES
A Maltese Notary is a publicly appointed official, who is responsible for conducting the relevant Public Registry searches, ensuring that the there are no issues with the property’s title and that the transaction is carried out according to Maltese law. It is mandatory by law for a sale of Immovable property to be notarised by an publically appointed Malta Notary.
Approximately, 2% of the immovable property price is due as notarial fees. The notary is usually chosen by the purchaser. Their fees will vary according to the volume of title research required. Fees are calculated according to an official online calculator provided for Malta Notaries for the purpose. – http://www.notariesofmalta.org/members/calculators/bills/
Recognition Fee
On immovable property subject to ground rent, a recognition fee equivalent to one year’s ground rent is due upon signing the contract of sale. This fee is payable just once and is due to the owner of the said ground rent. A copy of the deed of purchase is also sent to the owner of the ground rent.
Specially Designated Areas
There are some areas exempt from the permit system, called “special designated areas”, where there are no restrictions on the value or the quantity of properties a foreigner can buy, including non-EU citizens.
In these areas, permanent residents can purchase property with the same property rights as Maltese citizens and thereby enjoy the great capital growth as well as rental yields that these prime areas offer. It is important to note that properties falling within “Special Designated Areas” are exempt from the restrictions set out in the AIP Act. These areas represent recently constructed developments intended to provide top-end residential properties. It is therefore possible for any non-EU citizen or EU citizen to acquire multiple properties within such Special Designated Areas. Such properties are also exempt from any restriction on acquisition through inheritance and there are also several other special exemptions.
The Special Designated Areas currently include the following.
Gozo
- Fort Chambray, Ghajnsielem,Gozo
- Kempinski Residences, San Lawrenz, Gozo
- Vista Point, Marsalforn
Malta
- The Shoreline Residences, Plaza and Mall – Smart City, Kalkara, Malta
- Vittoriosa, St Angelo Mansions, Birgu
- Verdala Terraces, Rabat
- Portomaso Development, St. Julians, Malta
- Portomaso Extension I, St Julians, Malta
- Cottonera Development, Cottonera, Malta
- Tigne Point, Tigne, Malta
- Tas-Sellum Residence, Mellieha, Malta
- Madliena Village Complex, Malta
- SmartCity, Malta
- Fort Cambridge Zone,
- Tignè, Malta
- Ta’ Monita Residence,
- Marsascala, Malta
- Pender Place, St. Julians,
- Malta Metropolis Plaza, Gzira,Malta
Most of these developments offer a wide range of facilities and amenities including bars, restaurants, spas and marinas.