Property Portfolio Support 14 November 2025

First-Time Buyer Grant in Malta: €10,000 Scheme Explained

Introduction Buying your first property in Malta is a significant milestone, but it can be financially challenging for many. To support first-time buyers, the Maltese government has introduced a €10,000 grant scheme. This article explains the key details of this initiative, including eligibility requirements, application procedures, and important deadlines. What is the First-Time Buyer €10,000 Grant? The First-Time Buyer €10,000 Grant is a financial assistance scheme provided by the Housing Authority of Malta specifically designed to help individuals and families purchase their first property. Launched in 2025, this initiative aims to make homeownership more accessible by providing a direct cash grant of €10,000 to eligible applicants. The grant applies to residential properties being purchased for the first time, including both newly built and existing properties. Unlike loans, this grant does not need to be repaid, making it a valuable opportunity for those entering the property market. The scheme is part of the government's broader strategy to support affordable housing in Malta and help more residents achieve the goal of homeownership. It builds on previous first-time buyer initiatives but offers a more substantial financial contribution than earlier programs. To receive the grant, applicants must meet specific eligibility criteria and follow the proper application process, which we'll explore in the following sections. Eligibility Requirements To qualify for the €10,000 First-Time Buyer Grant, you must meet several specific criteria. Primary Eligibility Conditions: Requirement Type Details Age requirement Must be at least 18 years old at the time of application First-time buyer status Must not own or have previously owned residential property in Malta or abroad Property use Property must be purchased for use as primary residence Agreement date Promise of sale agreement (konvenju) must be signed on or after January 1, 2025 Residence commitment Must commit to living in the property as primary residence for at least 10 years Minimum property value Property must be purchased for a value of at least €100,000 Application timing Grant application must be submitted within specific timeframes Authority standing All applicants must have a clean record with the Housing Authority For couples or joint purchasers, all parties must qualify as first-time buyers. If one party has previously owned property, the application will be rejected. The scheme applies to Maltese citizens, EU nationals, and third-country nationals who have long-term residency status in Malta. Note that commercial properties, garages purchased separately from residential units, and agricultural land do not qualify under this scheme. Application Process and Timeline Applying for the €10,000 First-Time Buyer Grant involves several steps that must be completed within specific timeframes: Application Timeline: Applications must be submitted after signing the promise of sale agreement (konvenju) The final deadline is six months after the final deed of purchase is signed Applications submitted after this six-month period will be automatically rejected Required Documentation: Completed application form (Form FTB-E10K) Copy of identity cards or passports of all applicants Copy of the promise of sale agreement (konvenju) Copy of the final deed of purchase (when available) Declaration that the property will be used as the primary residence for at least 10 years Bank account details where the grant should be deposited Submission Process: Download the application form from the Housing Authority website You can find more information through the link here Complete all required sections of the form Gather all necessary supporting documentation Submit your application to the Housing Authority either: In person at their offices in Floriana By post to the designated address Through the online portal (if available) The Housing Authority typically processes applications within 4-6 weeks. Applicants will receive notification of approval or rejection by post or email. If approved, the €10,000 grant will be directly transferred to the bank account specified in the application. Important Conditions and Restrictions Understanding the conditions attached to the €10,000 First-Time Buyer Grant is essential to avoid complications or potential repayment obligations: Residence Requirement: You must use the purchased property as your primary residence for at least 10 consecutive years Failure to maintain this residence commitment may trigger a requirement to repay the grant in full or in part Property Restrictions: The grant applies only to residential properties intended for primary residence Investment properties, holiday homes, or commercial properties are not eligible The property must have a minimum purchase value of €100,000 Ownership Limitations: All applicants must be genuine first-time buyers with no current or previous property ownership The grant is available only once per person/couple If multiple individuals are purchasing together, all must qualify as first-time buyers Compliance Monitoring: The Housing Authority reserves the right to verify continued compliance with residence requirements Periodic checks may be conducted throughout the 10-year commitment period Documentation proving residence may be requested at any time Transfer Restrictions: Selling or transferring the property within the 10-year period typically requires repayment of the grant Exceptions may apply in cases of force majeure or special circumstances, subject to Housing Authority approval These conditions ensure the grant serves its intended purpose of supporting genuine first-time homebuyers rather than property investors or those seeking to exploit the scheme. Before applying, carefully review all requirements and consider consulting with a professional at the Housing Authority to ensure you meet all criteria. This article is for general information only and does not constitute legal, tax, or financial advice. Always consult a licensed professional in Malta for your specific situation.    

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Property Portfolio Support 04 November 2025

First Time Buyer Step 8 – What to Do After Buying Your Property

A simple guide to managing your new home, expenses, and next steps as a proud property owner Congratulations! You did it! You signed the final deed, picked up the keys, and you’re officially a homeowner in Malta. Now comes the next phase - owning and managing your property. From paperwork to practical tips, here’s everything you need to know after your big purchase. This beginner-friendly guide explains how to update your address (ID card, driving licence, post), sort utilities with ARMS, tell the right organisations, and tap into government schemes for upgrades and energy savings. Step 1: First-week administration Handle these items as soon as you move to avoid billing issues and missed mail. Address & identity ID card address change (Identity Malta/Identità): Pre-book online or visit without appointment. Bring your e-ID card, ID10a form, your new address, and evidence (e.g., ARMS bill, bank statement, lease or purchase contract). Confirm required documents with Identità before visiting. Utilities (ARMS) If there’s no electricity/water: submit Form A (new services). If services already exist: submit Form F (change in consumer). Forms can be emailed, posted, or handed in at an ARMS office. You can find more information here Postal redirection (MaltaPost) Download and submit the Redirection of Postal Articles Form in person at any post office with supporting documents. For pending packages, also notify the sender of your new address. Driving licence (Transport Malta) Complete DRV010; submit with ID copy and the original licence card. Connectivity & waste Internet/cable: Transfer your existing service or open a new one with your provider. Waste collection: Check your locality’s timetable so you sort and place bags correctly. Quick table: who to contact & what to bring TaskOrganisationWhat you’ll needID card addressIdentità (Identity Malta)e-ID card, ID10a, proof of address, new address detailsARMS servicesARMSForm A (new) or F (change), IDs, property detailsPostal redirectionMaltaPostRedirection form + supporting documentsDriving licenceTransport MaltaDRV010, ID copy, original licenceInternet/cableYour providerAccount details, new addressWaste scheduleLocal councilLocal timetable (check website/noticeboards) Step 2: Update your address After legal and utility updates, inform organisations that rely on accurate records. Healthcare Mater Dei Hospital and private clinics for appointments, letters, and records. Insurance Health and vehicle insurance providers so policies and claims stay valid. Employment & tax Malta Tax and Customs Administration; your employer for payroll, tax forms, and company communications (e.g., medical visits when you’re unwell). Subscriptions Newspapers, magazines, and any service delivering to your door. Practical tip: Keep a simple log (date, who you told, how you told them). It prevents duplicate letters to your old address and helps if something goes missing. Pending mail If packages are already in transit, inform the sender immediately to update the delivery address before dispatch or to set up a redirection. Proof pack Maintain a small folder (digital or paper) with: purchase deed or lease, latest ARMS bill, bank statement, and ID scans. You’ll reuse these across several updates. Step 3: Housing Authority schemes Check eligibility once you’ve settled in. First-Time Buyer (FTB) €10,000 one-time grant, paid as €1,000/year over 10 years. Must be your first primary residence and purchased through a bank loan. If only one applicant is a first-time buyer: €5,000 total (€500/year). Grant on First Residence (GFR) Covers a percentage of fiscal receipts for construction/finishing works. Max €5,824, paid in two instalments: shell works and finishing works. Subsidy on Adaptation Works (ADP) Up to €21,000 to refurbish old dwellings deemed sub-standard by the Housing Authority. Eligibility: property built ≥15 years before application; household annual income ≤ €27,635.60 for minimum refund; property must be your primary residence for at least 10 years from final payment. 💡 Tip: Read each scheme’s guidance carefully and keep all receipts. If you used a bank loan, keep your sanction letter handy as evidence for FTB. At-a-glance table SchemeWhat it supportsMax supportKey eligibility (per source)FTBFirst home purchase€10,000 (or €5,000 if only one applicant qualifies)First primary residence, via bank loanGFRShell & finishing works€5,824Based on fiscal receipts; two instalmentsADPRefurbishing sub-standard old homes€21,000Age ≥15 years; income cap; 10-year primary residence Step 4: Ministry for Finance - Restoration & Finishing Grant Grant on the Restoration and Finishing of Privately Owned Residential Properties Up to €54,000 for restoration and finishing if the property is: in an UCA (Urban Conservation Area), or built >20 years ago and vacant >7 years, or a new property built and finished as defined by the authority’s guidelines. Apply via servizz.gov. Valid until 31 December 2026. Who should consider it? Buyers restoring heritage homes in UCAs. Those tackling long-vacant, older buildings. Owners of newly built homes that meet the official “built and finished” criteria. How to prepare Keep architect plans, permits, receipts, and before/after photos neatly filed. Align your works with the grant’s eligible categories to maximise support. Step 5: Specialised “green” loans from banks Many banks offer specialised loans to fund energy-efficient upgrades and eco-friendly products, helping you reduce bills and emissions. Typically eligible items Renewables: solar water heaters, PV panels, wind turbines. Insulation & glazing: wall, roof, window, door insulation; double glazing. Efficient systems: heating/cooling (HVAC), efficient appliances (fridges, cookers with solid energy labels), efficient lighting. Water: restoration of domestic cisterns/wells. Common advantages (may vary by bank) Discounted interest rates Fast, flexible process No processing/commitment fees Full financing for eco purchases through dedicated personal loans How to proceed Ask your bank about green loan options. Collect quotations/invoices from suppliers (also needed if your finishing costs are drawn from loan funds). Align purchases with any REWS/BCA scheme timelines and Part A/Part B rules to combine benefits legally and effectively. Mini-glossary ARMS: The national provider for electricity and water services in Malta. UCA: Urban Conservation Area, an area with heritage value and specific planning considerations. EPC: Energy Performance Certificate, a rating of a property’s energy efficiency. Short FAQ Q1: Can schemes close before their stated end date? A: Yes. All schemes are budget-bound; if funds run out, applications may close early. Q2: Which ARMS form do I need? A: Form A for new services; Form F for change in consumer when services already exist. Q3: Do I need proof of address for the ID update? A: Yes, bring evidence such as an ARMS bill, bank statement, or your lease/purchase contract. In Summary Moving in isn’t just boxes and paint swatches, there’s important admin and real money on the table. Update your address and utilities, notify key organisations, and review grants for restoration, energy upgrades, and sustainable homes. Many schemes have deadlines and limited budgets, so apply early and follow the steps exactly. That’s a Wrap on the First-Time Buyers Blog Series! Want to revisit the full series? 📖 Chapter 1: Budgeting & Financing 📖 Chapter 2: Building Your Wish List 📖 Chapter 3: Viewing Properties Like a Pro 📖 Chapter 4: Making the Offer 📖 Chapter 5: The Promise of Sale 📖 Chapter 6: What Happens Before the Deed 📖 Chapter 7: Signing the Final Deed 📖 [Chapter 8: Life After Buying](You’re here!) This article is for general information only and does not constitute legal, tax, or financial advice. Always consult a licensed professional in Malta for your specific situation.

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Property Portfolio Support 03 November 2025

First Time Buyer Step 7 – Signing the Final Deed

What happens on the big day (and what to bring so nothing goes wrong) After months of planning, bank meetings, viewings, notary checks, and emails that said “just waiting on one more document” - your Final Deed Day has finally arrived. This is it. You’re about to officially own your first property in Malta. But before you celebrate, let’s make sure you know exactly what happens at the final deed signing, what to bring, and what to expect. Before signing, confirm with your notary that all conditions in the promise of sale have been met by both parties, and arrange a final inspection by your architect (especially for on-plan or newly finished homes) to ensure the property matches what was agreed. Step 1: Final checks before you sign Before booking the signing, ask your notary to confirm that every promise-of-sale obligation has been satisfied by you and the seller. This includes any documents, approvals, or conditions specified. Arrange a final inspection by your architect, particularly if you bought on plan or where finishing works were included, to verify that the property aligns with what the promise of sale states (e.g., completion level, agreed finishings). If anything is missing or unclear, raise it before the signing. Pre-signing checklist: Notary confirms all obligations under the promise of sale are fulfilled. Architect completes a final check (crucial for on-plan or recently finished properties). Any last questions on documents, payments, or handover are clarified with the notary. Step 2: Where you sign and what to bring If you funded the purchase with a home loan, the final deed is signed at the bank (for secured loans) with a representative from the bank’s legal team, or at the notary’s office. Confirm the venue and payment method for the balance in advance. What you should take ItemPurposePhoto ID (ID card, passport, or other official ID)Identity verificationPayment for balanceConfirm method with notary beforehand What the seller may need to bring ItemPurposePersonal IDIdentity verificationDocuments requested by notary (e.g., plans, permits)Compliance with the agreed termsEPC certificateEnergy Performance Certificate for the propertyAll keysHandover on completionReceipts for settled bills (e.g., ground rent, electricity, water)Proof there are no pending duesFinal compliance certificate (for on-plan / semi-finished / finished sales)Confirms works match approved permits and regulations On the day: The notary reads the final deed and explains its contents. It’s your responsibility to confirm everything aligns with earlier agreements. If anything is unclear or different, speak up before signing. Step 3: What happens during and immediately after signing If both parties are satisfied, you sign the final deed. At that moment, you become the legal owner - congratulations! As required by law, the notary pays the taxes due for both seller and buyer on their behalf and registers the property with the Public and Land Registry. On-the-day flow: Venue: bank (for secured loans) or notary’s office. Notary reads and explains the deed. Questions/clarifications handled on the spot. Both parties sign; balance is settled as agreed. Notary pays applicable taxes on behalf of buyer/seller and registers the deed. 💡 Good practice: Keep copies of the signed deed and any receipts you receive on the day. If something needs to be corrected later, it’s far easier with full records of what was signed and paid. Step 4: Costs you’ll settle after the final deed Once the deed is signed, you must settle several expenses. Confirm exact amounts and methods with your notary and bank in advance. Cost summary CostWhat it coversNotesOutstanding balance of pricePurchase price minus depositPay by the method agreed with the notaryRemaining stamp duty4% of the property priceFirst-time buyers: the first €200,000 of value is exemptNotarial feesProfessional fees for the transactionYou can estimate the cost using a dedicated calculator (link here)Architect feesProfessional services (e.g., inspections)Confirm with your architectAny unpaid process expensesAny remaining costs incurred along the wayAs applicableFinishing/furnishing payments (if applicable)Works or materials tied to your home/personal loanBank may require quotations/invoices and will either pay contractors/suppliers directly or credit your account 💡 Important for financed finishings/furnishings: If your finishing costs are part of your home loan (or a personal loan alongside it), provide the bank with quotations or invoices. The bank may then pay contractors/suppliers directly or, in some cases, pay funds to you. Mini-glossary Final deed: The contract you sign to transfer ownership and complete the purchase. Final compliance certificate: Confirms the property has been completed according to approved permits and regulations (relevant for on-plan/semi-finished/finished sales). EPC (Energy Performance Certificate): A document about the property’s energy performance. Public and Land Registry: Where the notary registers the property after signing. Short FAQ Q1: Where do I sign the final deed if I took a home loan? A: Either at the bank (for secured loans) with a bank legal representative present, or at the notary’s office. Q2: What if something in the deed doesn’t match what was agreed? A: Raise it immediately before signing. The notary will explain and can address discrepancies. Q3: Which stamp duty remains at this stage? A: 4% of the property price, with the first €200,000 exempt for first-time buyers. Q4: Who registers the property after signing? A: The notary pays the taxes due and registers the property with the Public and Land Registry. In Summary The final deed is the finish line - from final inspections and confirming obligations, to bringing the right documents, asking last-minute questions, and settling the remaining costs. The notary guides the reading and signing, pays the taxes on your behalf, and registers your new home. Take your time on the day, speak up if anything looks off, and tick off the cost items promptly. What final check will you ask your architect to confirm before you sit down to sign? What’s Next? Maintaining Your Property & Long-Term Tips In the final part of our First-Time Buyer Blog Series, we’ll talk about what to expect after buying - including common costs, ownership responsibilities, and grant opportunities you might still qualify for. Follow Property Portfolio for more guides, new listings, and Malta-focused property guidance. This article is for general information only and does not constitute legal, tax, or financial advice. Always consult a licensed professional in Malta for your specific situation.

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Property Portfolio Support 03 November 2025

First Time Buyer Step 6 – The In-Between (Konvenju to Final Deed)

What Happens Between the Konvenju and Final Deed? A stress-free guide to surviving the waiting game (and making sure nothing goes wrong) You’ve signed the Promise of Sale (Konvenju), paid the deposit, and you’re officially on the path to becoming a homeowner in Malta. But before you get the keys and start planning your housewarming party, there’s one more stretch to go: everything that needs to happen between the Konvenju and the Final Deed. This phase usually lasts up to 6-8 months and is packed with behind-the-scenes work, but don’t worry, we’re here to break it down step by step. Once you sign the promise of sale (konvenju) in Malta, the property should be taken off the market and both sides shift into preparation mode for the final deed. This stage is practical and paperwork-heavy: you’ll gather architect documents, launch your home loan application, cooperate with your notary on title searches and due diligence, arrange building and life insurance, and keep an eye on timelines - especially if you need an extension. Step 1: What happens after signing Property withdrawn: Seller/agent removes listings and signage; all listing agents are notified. Parties prepare for completion: Buyer, seller, notary, bank, and architect begin their respective tasks. Checklist focus: Gather architect documents, start your home loan application, and respond promptly to notary requests. 💡 Tip: Keep a single folder (digital or physical) for bank forms, architect reports, IDs, and the signed promise of sale - this speeds up approvals and reduces back-and-forth. Step 2: Architect deliverables & your home loan application You’ll need specific architect documents for the notary and often for the bank. Then you’ll submit a fuller set of documents for your home loan. Architect documents Document Purpose Send to Schedule 8 Describes the physical attributes of the property Notary (original) Land Registry Plan / Site Plan Confirms site boundaries and registration Notary (original) UCA Certificate (if applicable) Confirms Urban Conservation Area status Notary (original) Property Report & Valuation (+ bank forms) Bank due diligence and lending basis Bank Approved Layout Plans / PA Permits Confirms permitted layout and works Bank (and keep copies) Send the original Schedule 8, Land Registry Site Plan, and UCA Certificate (if applicable) to the notary. Other architect docs are usually needed for the bank. Home loan application (documents typically required) Identification: ID card or passport Income: Latest 3 payslips (and last 12 if you want overtime counted), latest FS3, employment contract (with proof of probation completion), Jobs Plus history Banking & assets: Current and savings bank statements, prior-year Revolut statement (if applicable), records of investments, details of other financial commitments Property: Architect property report/valuation/cost estimates, Land Registry plan, building permits, layout/site plans (if applicable), Energy Performance Certificate, copy of signed promise of sale, ground rent receipts (if applicable) Self-employed (if relevant): TA22 (if part-time), latest 3 income tax returns, latest VAT statement, latest National Insurance contribution statement, latest 2 tax statements Sanction letter (facility letter): Once approved, the bank issues a sanction letter (usually in triplicate: one for you, one to sign and return, one for your notary). You’ll also pay bank processing/legal fees at this stage (amounts vary by bank; some may be refunded after the final deed). Important: If the bank approves less than requested and it no longer covers the price, notify your notary immediately. They will advise on next steps. Step 3: Your notary’s role in the sale process Your notary moves in parallel, checking title, preparing the draft deed, and carrying out due diligence. What the notary does Task What it covers Outcome Searches (title checks) Looks back to a deed of acquisition over 10 years ago, confirms ownership, checks for debts/irregularities If clear: notary prepares copy of searches + draft deed for the bank’s lawyer. If defective: bank financing may be difficult; if you’re buying without a bank (or defect doesn’t affect bank’s stance), you decide whether to proceed. Due diligence KYC form (also required by agents), proof of source of wealth/funds (e.g., payslips, bank statements) Assesses transaction risk; you must cooperate and provide documents promptly. Note: The architect, not the notary, is responsible for verifying that property permits are in order. Step 4: Insurance & timing Most banks require life insurance (cover equal to or above the loan) and building insurance for the mortgaged property. Insurance steps When: After the sanction letter is issued; arrange 6–8 weeks before the promise of sale expires. What: Life insurance for at least the loan value Building insurance for the property Where: Choose the bank’s packages or shop around with other insurers. If you can’t get life insurance: New Hope Scheme (Housing Authority) Helps buyers who meet bank lending criteria but cannot obtain life insurance due to medical conditions. Provides a loan guarantee up to €250,000 for those who: Were rejected by two life insurance providers, or Have a 12-month deferred insurance application, or Were quoted premiums >250% of the average for their age group. You can find more information on this scheme here Promise of sale extensions Aim to finish within the original timeframe. If you fail to meet your obligations, the seller may refuse to renew and keep your deposit. If both parties agree, an extension (referring to the original promise of sale) can be drafted and signed. The notary must register the extension with Inland Revenue within 21 days of signature. If you don’t sign the extension on time, you may lose your deposit. Mini-glossary Schedule 8: An architect’s document describing the physical attributes of the property. Sanction letter (facility letter): Bank’s formal loan approval, including conditions. KYC (Know Your Client): Information collected to verify identity and assess risk. UCA Certificate: Proof that a property lies in an Urban Conservation Area (if applicable). Draft deed: Preliminary version of the final contract, prepared by the notary. Short FAQ (source-based) Q1: Who receives the original architect documents? A: Send the original Schedule 8, Land Registry Site Plan, and UCA Certificate (if applicable) to the notary; other architect documents are usually for the bank. Q2: When should I arrange insurance? A: After you receive the sanction letter, and ideally 6–8 weeks before the promise of sale expires. Q3: Can I extend the promise of sale? A: Yes, if both parties consent. A new extension is signed and must be registered within 21 days. Missing deadlines can mean losing your deposit. Q4: What if the bank approves less than I need? A: Tell your notary immediately so they can advise on your options. In Summary After signing the promise of sale, the clock starts. The seller withdraws the listing, you gather architect documents, launch your home loan application, cooperate with your notary on searches and due diligence, and lock in life and building insurance - with the New Hope Scheme available if life cover isn’t possible. Stay organised and responsive, and keep an eye on expiry dates and any extension requirements. Which two tasks will you prioritise this week to keep your purchase on track? Up Next: Part 7 - The Final Deed Day What actually happens at the notary’s office? How do you pay? When do you get the keys? We’ll walk you through the final step — signing the deed and becoming a homeowner. Follow Property Portfolio for more easy-to-read guides, fresh listings, and updates on Malta’s property market. This article is for general information only and does not constitute legal, tax, or financial advice. Always consult a licensed professional in Malta for your specific situation.    

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Property Portfolio Support 03 November 2025

First Time Buyer Step 5 – The Promise of Sale (Konvenju / POS)

Part 5: What Is a Promise of Sale (Konvenju)? And why signing it is a BIG deal in Malta’s property buying process This step is a major milestone in the buying process. Your offer has been accepted - brilliant! The next step is putting everything in writing with a notary by signing the promise of sale (konvenju). This preliminary agreement binds the buyer and seller and sets out key terms, timelines, and protections. In this beginner-friendly guide, you’ll learn how to choose a notary, what goes into the promise of sale, which conditions to include, what to take with you on signing day, and what happens after you sign. Step 1: Choosing your notary (and whether to consult a lawyer) Your choice, by law: Even if the seller or developer recommends a notary, the choice is entirely yours. Pick someone you feel comfortable with. Fees: Notary fees are regulated by law and calculated using the Notaries of Malta electronic calculator (link here). Certain fees may vary depending on the property’s value, loan amount, root of title, searches, and other specifics. Neutral role: Notaries are neutral and unbiased. Because their role is not to advocate for you, it may be sensible to consult a lawyer before signing. A brief legal review can prevent costly mistakes down the line. Selecting your notary PointWhat it means for youLegal right of choiceYou decide which notary to use.Regulated feesUse the Notaries of Malta calculator; some items vary by case.Neutral roleConsider a lawyer to protect your interests before signing. Step 2: What a promise of sale (konvenju) includes Your notary drafts the promise of sale. While details vary, it typically covers the items below. Typical contents ItemWhat it coversDetails of both partiesBuyer and seller information.Property informationAddress, type, level of finishing, whether ground rent applies, and other relevant details.Deposit paymentAmount, payment terms, and who holds the deposit (seller or notary). Customary practice is 10%, but it’s negotiable. Banks typically finance up to 90% of the price; the rest is your funds. Timing of payment can also be negotiated.Property priceThe agreed purchase price.Validity periodHow long the promise of sale is valid and when the final deed is due. If bank-financed, validity is typically 6 months (can vary by agreement). Common protective clauses (add those that apply) Subject to bank loan approval: If the bank does not lend the required amount within the agreed timeframe, the promise of sale becomes null. Coordinate with your bank on how many weeks are needed for the sanction letter and reflect this in the agreement. Subject to approved permits and legal searches: If pending permits are refused by the Planning Authority, the agreement is null. Subject to Housing Authority approval (if applicable): For example, the 10% Deposit Payment Scheme - make completion subject to approval. (You can find more information on this here). Date of completion (on plan/shell): Specify the completion date for properties in shell form or sold on plan. Easements and servitudes: Record any third-party rights affecting the property. Subject to conforming to all planning and sanitary laws. Subject to planning permission (regularisation/sanctioning): If agreed works or legalisation are needed, state that completion is subject to obtaining those permissions. Subject to electricity and water meters (construction/on plan): Include a clause requiring meter installation so a compliance certificate can be issued (confirming works match approved permits and regulations). Subject to a maximum of 5% discrepancy in measurements (on plan): If the discrepancy exceeds 5%, you have the right to terminate and render the agreement null and void. Other clauses required by law: Such as the seller’s warranty of peaceful possession and absence of latent defects. Other conditions agreed: E.g., a list of agreed finishings. Step 3: What to bring and pay on signing day Prepare documents and payments in advance, and check payment methods with your notary. Buyer checklist (signing day) ItemDetails (source-based)DepositUsually 10% of the price. Typically paid by personal cheque or banker’s draft; bank transfer is also possible. If transferring, ask your bank to lift transfer/credit limits in advance. Your notary may decide which payment types they accept.Stamp duty (part-payment)Pay 1% of the total property value at promise of sale signing (the rest is paid later on).IDID card, passport, or other official identification. Cash rule: Cash payments exceeding €10,000 are illegal under Financial Intelligence Analysis Unit regulations (FIAU). Seller checklist (signing day) ItemDetails (source-based)Proof of ownershipCopy of the original acquisition document.Plans & docsMay include block plan, ID documents, and any other required paperwork. Who holds the deposit? The notary normally retains the deposit until the final deed. In some cases, the seller may request it be transferred directly to them (this is typically done by when buying direct from developers) - this must be expressly agreed. Be 100% certain you are comfortable releasing your deposit, there have been issues in the past where such deposits were lost - consult with your notary! Step 4: What happens after you sign Walking away: Once signed, you cannot back out without losing the deposit, unless there is a valid reason covered by your clauses (e.g., bank loan denied; permit not approved) - hence the importance of adding certain clauses. Read carefully: Take your time and bring someone you trust to review the agreement. Ask questions; a good notary will guide you. Registration: The notary should register the promise of sale within 21 days. You and the seller will receive a postal notification from the Inland Revenue once registered. If you don’t receive it a few days after the 21-day period, contact the notary to confirm everything is in order. Simple timeline Offer accepted → choose notary (optionally consult a lawyer). Notary drafts promise of sale with agreed clauses. Sign: pay deposit (customarily 10%) and 1% stamp duty; provide ID. Notary registers within 21 days → watch for Inland Revenue notification. Proceed to satisfy conditions (bank sanction letter, permits, meters, completion date, etc.). Move to final deed within the validity period (often 6 months when bank-financed, but as agreed). Mini-glossary Promise of sale (konvenju): A binding preliminary agreement between buyer and seller that sets conditions, price, timelines, and protections. Validity period: The timeframe within which the final deed should be signed (often 6 months when bank-financed, but can vary by agreement). Sanction letter: The bank’s formal approval of your loan - time needed should be agreed in the clause. Easements/servitudes: Rights that allow others certain uses affecting the property (e.g., access, apertures). Compliance certificate: Confirms works match approved permits and comply with current regulations (relevant when buying on plan/under construction). Ground rent: A payment tied to the land where the property stands (recorded if applicable). Short FAQ (source-based) Q1: Do I have to pay exactly 10% as a deposit? A: Typically, yes. 10% is common practice as banks will usually mortgage the remaining 90%. Q2: What if my bank doesn’t approve the loan in time? A: Include a subject to bank loan approval clause with a realistic timeframe for the sanction letter. If approval is not granted as specified, the agreement should become null. Q3: Can I make the promise of sale conditional on pending permits or finishing lists? A: Yes. Include subject to permits/legal searches, planning permission, meters installation, and agreed finishings as applicable. Q4: What happens if measurements on plan are off? A: For on-plan purchases, a maximum 5% discrepancy is allowed. If exceeded, you may terminate and render the agreement null and void. In Summary The promise of sale is where your deal becomes structured and protected. Choose your notary, consider a quick legal review, and ensure the agreement records the price, deposit, validity period, and all relevant protective clauses - from bank approval to permits, meters, and measurement tolerance. Arrive prepared on signing day, keep clear records, and track the 21-day registration. Which two clauses will you prioritise to protect your position before moving to the final deed? Next: Part 6 - What Happens Between the Konvenju and Final Deed We’ll cover due diligence, bank loan approval, required documents, insurance, and how to avoid nasty surprises before your final signature. 👉 Follow Property Portfolio for everything you need to know as a Maltese first-time buyer. This article is for general information only and does not constitute legal, tax, or financial advice. Always consult a licensed professional in Malta for your specific situation.  

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Property Portfolio Support 03 November 2025

First Time Buyer Step 4 – Make an Offer on a Property in Malta

You’ve done the homework, viewed a bunch of places, and finally found the one. It’s time to make an offer, but how much should you offer, what if there are other buyers, can you negotiate, and what if the seller plays hardball? Take a breath: this guide walks you through how to make an offer, even if it’s your first-ever home purchase. Before you rush in, back your price with simple checks: recent nearby sales, what similar homes are asking, and whether the property has any issues that could change its value. An architect can flag repairs, confirm that plans and works align with planning and sanitary rules, and advise on risks. You’ll also want to know if other buyers are circling, and remember that the asking price is rarely the final price. This guide shows you what to check, how to prepare, and how to structure your offer - clearly and calmly. Step 1: Do your homework before you offer A strong offer starts with facts. Compare what’s on the market and what has sold nearby, then weigh the property’s features and condition. Pre-offer checklist (source-based): Recent nearby sales: What sold, for how much, and how similar are they to the property you want? Market analysis: What are similar listings asking for right now? Consider location and standard of finishes, along with number of bedrooms and bathrooms. Asking price vs reality: Remember, the asking price is rarely the closing price - there is room for negotiation. Other interested buyers: Are there competing offers or active interest? This affects strategy and speed. Keep in mind that you might also be told that there are offers without it being true. Step 2: Get professional guidance Before you submit, bring in an architect. They can: Assess price vs condition: Flag repair and maintenance costs that affect value. Check compliance: Verify that plans align with planning and sanitary rules, and that any modifications or extensions have the necessary permits. Spot irregularities/illegalities: If found, these can be addressed by including an obligation for the seller to resolve the issues in the promise of sale agreement. Evaluate development potential: Not only for the property itself but also for neighbouring sites and the area’s designation (e.g., residential, commercial, mixed-use), which may influence long-term changes. 💡 Tip: If issues arise, make them contractual conditions to be fixed by the seller before moving forward. Step 3: Structuring and submitting your offer When you’re ready, expect counteroffers. If you’re buying independently, your personal negotiation skills are key. If you’re using a real estate agent, be clear about your limit and let them negotiate on your behalf. Always state that your offer is “subject to bank loan approval” if you need financing (and this applies). An Offer consists of: ComponentInclude?PurposePriceYesYour proposed amount, informed by your researchConditionsAs neededE.g., seller to resolve irregularities/illegalities identifiedTimingYesYour readiness and expected stepsSubject to loan approvalIf financingProtects you if bank declinesResponse windowOptionalKeeps momentum and clarity Negotiation pointers: Use market evidence (recent sales, similar listings). Reflect condition and finishes in your price. Ask about other offers to guide pace and firmness. Expect counteroffers and stay within your ceiling. Short FAQ (source-based) Q1: Do I really need an architect before offering? A: Ideally, Yes - an architect can flag repairs, check compliance and permits, and help align your price with the property’s true condition. Q2: The asking price seems high - should I still offer? A: Yes. If your research supports a different value. The asking price is rarely the closing price; negotiation is typically expected. Q3: Can I make my offer conditional? A: Yes. If irregularities/illegalities are found, include a seller obligation to resolve them in the promise of sale agreement. Always add subject to bank loan approval if you need a loan. Mini-glossary Promise of sale agreement: A formal agreement where you can include obligations for the seller to fix irregularities/illegalities identified during checks. This is done through a notary. Asking price: The price advertised by the seller; it is rarely the closing price. Counteroffer: A new price/term proposed by the seller or buyer in response to your offer. Area designation: Whether an area is residential, commercial, or mixed-use; it can influence future changes. Subject to bank loan approval: A condition that makes the offer dependent on your mortgage being approved by a bank. In Summary A confident offer is careful, not rushed. Compare nearby sales, scan similar listings, and check the property’s condition and compliance with an architect’s help. If problems surface, use the promise of sale agreement to require fixes, then negotiate with a clear ceiling in mind. Finally, protect yourself with subject to bank loan approval if you need financing. Which two checks will you complete this week to strengthen your offer? Coming Up: Signing the Promise of Sale (Konvenju) In Part 5 of our First-Time Buyers Blog Series, we’ll guide you through what goes into the konvenju, what clauses to include, and what happens next. Follow Property Portfolio for property guides, listings, and first-time buyer advice - built for Malta. This article is for general information only and does not constitute legal, tax, or financial advice. Always consult a licensed professional in Malta for your specific situation.  

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Property Portfolio Support 03 November 2025

First Time Buyer Step 3 – Viewing Properties Like a Pro

You’ve set your budget and defined a wish list -now it’s time to view properties. In Malta and Gozo, you can search with a real estate agent, go direct to owners, or use a property broker (also known as a ‘sensar’). Platforms like www.propertyportfolio.com.mt can help make the search process easier by collecting listings from multiple agencies in Malta & Gozo, making finding a property easier. Each route has pros and cons, and the viewing itself is where you confirm value, spot issues, and decide whether to move forward. 💡 Property Portfolio MT is your go‑to platform to find properties from multiple agencies in one place, so you can compare options faster and book viewings quicker. Step 1: How to search for your property/home There are three common ways to find homes: Real estate agents, Direct from owner, and Property brokerage services (sensar). All intermediaries must hold a valid licence to work in real estate in Malta. 💡 Tip: When viewing a property with an intermediary, always ask if they have a valid real estate license, Whichever route you choose, keep your ranked wish list handy so you can brief the agent/owner clearly and compare options fairly. Step 2: Where to start looking Use a blend of online and offline channels to widen your search. When a property matches your budget and criteria, schedule a viewing promptly. If you are not using an agent, contact the owner directly; otherwise, your agent will book for you. Search channels Online methods Examples Property Platforms Platforms like Property Portfolio MT aggregate listings to simplify search Social media Facebook Marketplace, Facebook Groups, Facebook Pages, Instagram Websites Real estate agent sites, property broker sites, developer sites Offline methods Examples In-person Visit real estate agents or property brokers Local walk-around Look for “For Sale” signs; ask locally (word of mouth) 💡 Tip: Confirm who will attend (owner/agent), ask for property plans in advance if available, and keep your calendar flexible to see strong matches quickly. Step 3: What to take to a viewing Go prepared. Bringing the right tools helps you record details accurately, compare homes like-for-like, and spot issues you might otherwise miss. Viewing kit Item Why bring it Notebook & pen Capture room sizes, observations, pros/cons, repair notes. Measuring tool Verify room dimensions and furniture fit. Your wish list Check must-haves vs nice-to-haves in real time. Flashlight Inspect darker areas (box rooms, ceilings, shafts). Phone/camera Photos and short videos to compare later. Question list Ensure you ask everything important. Property plans Request in advance or at the visit (older homes may not have plans readily available). 💡 Tip: Immediately after the viewing, update your notes and re-rank priorities while impressions are fresh. Step 4: What to check on site A viewing is more than a quick look around. Use it to test value, surface risks, and plan your next steps. Price & market signals Compare to nearby listings: A significantly lower asking price may point to hidden costs (e.g., renovation) or underlying issues. Many “for sale” signs nearby: Could indicate area-specific concerns. Duration on the market: Typically, when a property has been on the market for too long it could signal potential issues with the property. Numerous Agency Stickers: Properties having numerous amount of “For Sale” signs could signal potential issues, such as being over priced, having a ground rent, and so on. 💡 Tip: When properties are listed as “Exclusive” with an agency, it typically signals that the property was reviewed by the agency, deemed it as good to sell, and onboarded it as a good property. Condition & structure Structural damages: Look for movement cracks, signs of settlement, deteriorated beams/concrete slabs, and cracked masonry ceiling slabs (xorok). These are not automatic deal-breakers, but they can be costly. Budget accordingly and use them in negotiations or as conditions to complete works before purchase. Assistance from an architect is recommended because not all damage is obvious. Water ingress & waterproofing: Check ceilings, walls, and wet areas. Finishes: Humidity, mould, insect infestations, cracked windows. Compliance & changes Suspicious work: Ask if permits were obtained where required. Finishings list: For on-plan or finished homes, ask what the price includes (e.g., doors, bathrooms, common area expenses). Expected move-in time: Especially for homes under construction; plan for potential delays. Developer reputation: For on-plan/under-construction, consider their track record. Nearby developments: Check for planned works on neighbouring sites. Rights & restrictions Third-party servitudes/easements: e.g., apertures overlooking the property, rights of access, shared cisterns/drainage/water catchment, or passage of third-party services. Rental restrictions: Some homes have limits on future renting. Restrictions on renovation/extension: Short- or long-term limits may apply. Sanitary laws & planning permits: Architect assistance is recommended. History & tenure Property age & last renovation date: Older homes may require repairs. Previous owners’ tenure: Quick resales can indicate issues, but reasons may be personal (e.g., financial, divorce). Issues/disputes/ownership uncertainties: These can cause complications and delays. Apartment-specific Block basics: How many units? Which are sold? Active association? Costs (lift maintenance, condominium fees)? Step 5: After a good first impression If no red flags appear, book a second viewing and bring a specialist (e.g., an architect) for a thorough inspection. Specialists can catch issues you might miss and advise on repair scope and cost. Next, ask the seller/vendor for their deed of acquisition. Have your notary review it to identify any potential issues, such as ground rents (the agent would typically know this as well, so you can ask them too, but the final confirmation will be through the notary). This professional review can surface title or rights concerns early and help you decide whether to proceed or negotiate safeguards. 💡 Tip: The first property you view is rarely the one you buy. Stay positive; the right one will come along. Short FAQ (source-based) Q1: Why use an agent? A: Efficiency, market knowledge, skilled negotiation, diverse property portfolio - plus guidance on what to avoid. Q2: What should I bring to viewings? A: Notebook, measuring tool, wish list, flashlight, phone/camera, question list, and plans if available. Q3: Who should inspect the property? A: An architect is recommended, especially for structural and compliance checks. Mini-glossary Property broker (sensar): An intermediary service charge 1% commission from both parties. Servitudes/Easements: Rights that allow others certain uses affecting your property (e.g., access, overlooking apertures, shared cisterns/services). Xorok: Masonry ceiling slabs; cracks can indicate issues to investigate. Deed of acquisition: The seller’s document proving how they acquired the property; ask your notary to review it. In Summary Property viewings turn your wish list into real-world choices. Decide how you’ll search (agent, direct, or broker), prepare your viewing kit, and examine price signals, condition, compliance, and rights. If the home passes your first checks, bring in an architect and have a notary review the seller’s deed of acquisition before making an offer. Which three checks from this guide will you prioritise on your next viewing? Next up: Making the Offer (and making it count!) In part 4 of our First-Time Buyer Blog Series, we’ll help you understand how to make an offer, what to include, and how to negotiate like a pro (even if you’ve never negotiated in your life). Follow Property Portfolio for real estate tips, listings, and guidance designed for Maltese buyers. This article is for general information only and does not constitute legal, tax, or financial advice. Always consult a licensed professional in Malta for your specific situation.  

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Property Portfolio Support 03 November 2025

First-Time Buyer Step 2 – Create the Perfect Property Wish List

Create the Perfect Property Wish List Starting a home search in Malta or Gozo is easier when you know what really matters to you. Once your budget and loan potential are clear, the next step is building a realistic wish list and ranking your must-haves against your nice-to-haves in a property/home. This article turns the provided guidance into plain, practical steps. You’ll learn how location, property type, size, and features influence price and timing; how to think about noise and amenities; and when to trade speed for value (e.g., buying on plan vs already built). Step 1: How to build (and refine) your wish list Begin by splitting your criteria into two buckets and ranking them: Must-haves: essentials you won’t compromise on (e.g., minimum bedrooms, lift, locality). Nice-to-haves: preferences you can trade for value (e.g., larger terrace, extra bathroom). Write your list down and take it to every viewing. Expect it to evolve: after seeing layouts, light, and flow in person, you’ll adjust what matters most. Keep your budget front and centre, this keeps expectations realistic and helps you act quickly when a good match appears. (You can refer to the previous article for more information on how to properly set up a budget for your first property purchase here) Simple decision prompt for each feature: Would I walk away if this is missing? If yes, keep it as a must-have. Would I pay extra to get it? If no, it’s a nice-to-have. 💡 Viewing tip: Re-rank your list after each viewing day while impressions are fresh. The goal isn’t to find a “perfect” property; it’s to find the right fit for your needs and budget, with clear trade-offs you accept. Quick checklist to rank Item General advice Location and noise level Visit at different times of day. Stand outside for 5 minutes to gauge noise. Prioritise streets you’d feel good walking home on. Access to amenities (shops, buses) Map your daily needs within a 10‑minute walk. If you rely on buses, check routes and frequency. Property type (apartment, maisonette, penthouse, house) Pick the type that fits budget and upkeep. Apartments are simple; houses add space and maintenance. Size and layout (space distribution) Favour smart layouts over raw size. Look for light, storage, and good room flow. Bedrooms and bathrooms Set your minimum. Extra bathrooms are a comfort bonus but add to the property price. Commonly, it is the number of bedrooms that can increase the price. Outdoor space (balcony/terrace) Choose the outdoor area you’ll use. Check sun, wind, and privacy. Garage (yes/no) If street parking works, skip to save money. If parking is tight, price a garage early. Completion level (on plan/shell/finished) On plan or shell can be cheaper but slower. Finished is faster and simpler. Furnishings (unfurnished/semi/fully) Fully furnished = quick move‑in. Unfurnished = customise and spread costs. Developer/contractor preference Prefer a proven track record. Ask for recent handovers and references (if possible). Step 2: Location first - area choice drives both price and lifestyle Choose the area before the individual home. Locality strongly influences price and day-to-day living. Some Insights: Northern Harbour (e.g., Sliema, St Julian’s) tends to be more expensive than other localities such as H’Attard, Siggiewi, Haz-Zebbug areas. Gozo and the Southern region being amongst the cheapest currently. The top five localities among first-time buyers: St Paul’s Bay, Mosta, Birkirkara, Żurrieq, Żabbar. Many first-time buyers prefer staying near where they currently live. This is more common when buying together; solo buyers often face more trade-offs due to tighter budgets. Noise & amenities matter: Busier areas often cost less but come with more noise. Being close to shops and bus routes can be a practical priority. Step 3: Property type, size, and layout Property type: Apartments are most common for first-time buyers, especially solo buyers. For buyers purchasing together, houses, penthouses and maisonettes are increasingly considered, though apartments remain amongst the most popular.   Size vs distribution: Don’t judge by square metres alone. A well-planned layout can make a smaller home feel bigger. Think about: Separation of bedrooms from living areas Storage options Light and ventilation Practical circulation (how you move through rooms) Bedrooms & bathrooms: Decide your minimum upfront. An extra bathroom or ensuite is a comfort bonus, but weigh it against budget and location. Outdoor space: From a decent balcony to a large terrace, outside space adds enjoyment and influences price. Decide if it’s a must-have or a nice-to-have. Garage: Most first-time buyers in Malta and Gozo do not buy a garage. Buyers purchasing together are more likely to include a garage than solo buyers. Consider street parking and public transport when deciding. Step 4: Completion level, furnishings, and timing How quickly do you want to move in? Your answer drives both cost and risk. On plan vs already built: On plan homes are typically cheaper but take longer to deliver. There’s risk of delays or differences from initial plans, so be certain if this is the path to you wish to take. Already built homes let you see exactly what you’re buying and usually enable faster move-in. Furnishings: Unfurnished: no furniture. Semi-furnished: some basics (e.g., bed, sofa, or kitchen). Fully furnished: furniture, appliances, and essentials. Property age: Newly built vs older. Older buildings may require renovation; if works were done, verify the quality and inspect with suitable professionals to avoid surprises. Contractor/developer: Preference for a specific builder is a valid criterion, especially if you value track record and communication. 💡 Tip: Ask your notary if they have any experience working with the developer you are looking to buy from - this can help verify their reputation and position in the property market. In Summary A clear, written wish list helps you make confident choices and respectful compromises. Start with the area (balancing price, noise, and amenities), then weigh property type, followed by layout, and outdoor space. Decide whether speed (already built, finished, furnished) or savings (on plan, shell) matters more. Most importantly, keep refining your priorities after each viewing. Which two must-haves are you unwilling to compromise on, and which two nice-to-haves would you happily trade for a better location or layout? Short FAQs Q1: Should I choose the property or the area first? A: Start with the area. Locality impacts price, noise, and access to amenities. Q2: Are apartments the best choice for first-time buyers? A: Apartments are most common, especially for solo buyers. Couples buying together increasingly look at houses and maisonettes too. Q3: Is a garage essential? A: Most first-time buyers do not purchase a garage; buyers purchasing together are more likely to do so. Q4: Is buying on plan risky? A: There can be delays or differences from initial plans. However, reliable developers often deliver as promised. Reliability can also be confirmed by asking your notary’s advice on a specific developer. Mini-glossary Term Definition On plan Buying a property before it’s built. Often cheaper with a longer wait and possible changes. Shell form Structure exists but requires finishing. Buyer funds and manages completion. Finished Ready or close to move into. Finishing already completed (some properties may be offered including bathrooms and doors) Furnishing levels Unfurnished: no furniture. Semi-furnished: some basics. Fully furnished: ready to live in. This article is for general information only and does not constitute legal, tax, or financial advice. Always consult a licensed professional in Malta for your specific situation. Up Next: How to View Properties Like a Pro In the next part of our First-Time Buyers Blog Series, we’ll cover how to prepare for viewings - what to bring, what questions to ask, and how to spot red flags. Follow us at Property Portfolio for the full guide!    

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Property Portfolio Support 03 November 2025

First Time Buyers Step 1 – Start With Your Budget

Buying Your First Property in Malta? Start With Your Budget Buying a home in Malta isn’t just about scrolling through listings and falling in love with balconies and marble stairs. The real journey begins before all that - with your wallet. If you’re a first-time buyer, Chapter 1 of your homeownership journey is all about understanding what you can actually afford. So before you start dreaming about rooftop BBQs in Mosta or seaview apartments in St Paul’s Bay, here’s your guide to sorting your finances. Financial Planning, Loans, and Incentives Buying your first property in Malta can feel overwhelming, especially if you’ve never navigated the process before. From understanding your finances to exploring government incentives, there are several steps to consider before signing a contract. This guide is designed for first-time buyers and beginners. It explains how to assess your budget, apply for a loan, and take advantage of government schemes. Step 1: Understanding Your Finances and Setting a Budget Before browsing properties, it’s important to get a clear picture of your financial situation. This will help you set a realistic budget and know what you can afford. Assess your savings Ask yourself: How much have I saved? Even if you haven’t started yet, it’s never too late. Savings will cover your 10% deposit, usually required when signing the promise of sale (konvenju). Review your current expenses Track existing commitments such as car loans, insurance, or other debts. The lower your expenses, the higher your potential loan amount. Plan for additional costs Buying a property involves more than the price itself. Include: Deposit – around 10% of the property price Notary fees – for legal checks and deed preparation Stamp duty – government tax, often 5% of property value. These can be confirmed with your notary. Architect fees – surveys or valuations Bank charges – processing or booking fees Home and life insurance – usually required by lenders Step 2: Exploring Loan Options and Eligibility Once your finances are clear, it’s time to explore bank loans. Different banks offer varying terms, so it’s essential to compare multiple options. Loans generally cover 90% of the property value, with the 10% deposit coming from your own funds. Factors that influence your loan Factor What it means Income Gross, stable earnings determine how much you can borrow. Age Affects loan term length and maximum tenure. Current expenses Existing monthly commitments reduce affordability. Credit score Stronger credit history can unlock better rates and smoother approval. Job stability Permanent roles and longer employment tenure are viewed as lower risk. Other debts Loans, credit cards, and obligations lower your loan limit. 💡 Tip: If you don’t have the 10% deposit, the Housing Authority’s 10% Deposit Payment Scheme may help (subject to eligibility). See the official details on the Housing Authority website, and read our explainer here: First-Time Buyer Grant in Malta: €10,000 Scheme Explained   Step 3: How to Compare Different Loan Offers After visiting banks, it’s important to evaluate your loan options carefully. Key points to consider: What to compare What to look for Amount lent The maximum the bank will finance. Check if it covers price plus any finishing costs. Interest rate Compare fixed vs variable. Note the initial rate, revision period, and caps. Monthly repayments Ensure the payment fits your budget at today’s rate and with +1–2% stress. Fees Processing, booking, commitment, legal, valuation. Add them to the total cost. APRC Annual Percentage Rate of Charge reflects rate plus fees. Lower is generally cheaper overall. Total repayment Sum of all payments over the term from the amortisation table. Use it to compare lifetime cost. 💡 Tip: If buying a property under construction or needing finishing, the bank may include finishing costs in the loan. Some banks also offer a personal loan for extra expenses like furniture. Step 4: Checking Your Loan Eligibility There are several ways to determine your loan eligibility: In Person Book a bank appointment to receive personalised guidance and official figures. Online Calculator Many banks provide a quick estimate, but it’s not final. An in-person visit provides an official quotation including all loan details. Virtual Meeting Some banks offer online consultations, which also require booking in advance. Step 5: Documents You’ll Need for a Bank Appointment Bring the following to ensure the bank can assess your loan accurately: Document What it is Payslips Recent salary slips to verify income. FS3 Forms Annual statement for public employees used to confirm earnings and tax. ID / Residence Card Official identification to verify identity and residency status. Other financial commitments Details of loans, credit cards, and debts to assess affordability. Tax Returns Required if self-employed to evidence income. 💡 Tip: To include overtime as part of your income, banks typically require up to 12 payslips and the FS3. Requirements may vary between banks, so call ahead to confirm. Step 6: Government Schemes to Help First-Time Buyers The Maltese government provides programs to boost your purchasing power: Equity Sharing Scheme For 30+ year olds who need additional funding Housing Authority provides up to 50% of property value, interest-free repayment after 20 years Maximum property value: €250,000 More information through the link here 10% Deposit Payment Scheme For 21–39 year olds lacking a 10% deposit Property value up to €225,000 Deposit provided via a personal loan, repayable over 25 years, with the Housing Authority covering interest payments More information through the link here Social Loan Scheme Supports low-income earners with grants up to €167/month for repayments Property value must not exceed €140,000, with notarial fees covered Total assets must not exceed €23,300 More information through the link here Step 7: Tax Incentives and Reliefs in Malta First-Time Buyers Stamp Duty Exemption Exempt from stamp duty on the first €200,000 Must declare the property is your first immovable property Notary verifies but is not responsible for false declarations Relief from Income Tax and Duty on Documents and Transfers Exemptions on the first €750,000 of property value for: Properties in Urban Conservation Areas (UCA) Properties built >20 years ago and vacant >7 years New properties built according to guidelines Required documentation must be provided to the notary (e.g., UCA certificate) Summary Purchasing a property in Malta involves planning your finances, understanding loan options, and leveraging government schemes to boost affordability. If you found this guide useful, share it, or contact a licensed professional in Malta for personalised advice. Property Portfolio is here to provide multiple listings from multiple agencies, helping to simplify the property market for you. Ready for the Next Step? Once your budget is in place, it’s time to build your property wish list, which we’ll cover in the next blog. Until then, follow Property Portfolio for tips, listings, and the latest updates on property schemes in Malta. This article is for general information only and does not constitute legal, tax, or financial advice. Always consult a licensed professional in Malta for your specific situation.  

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Property Portfolio Support 03 November 2025

Making Real Estate Simple: How Property Portfolio is Changing the Game

Why Real Estate Feels Complicated Buying, selling, or renting a home or property for sale is one of the biggest financial decisions you’ll ever make. Yet, for many, the process is stressful and overwhelming. Why? Because the real estate world is filled with complex jargon, hidden fees, and uncertainty about property values. Many people struggle to find accurate information, reliable property for sale listings, and professional guidance, leaving them feeling lost in the process. At Property Portfolio, we believe real estate should be simple, transparent, and accessible for everyone. That’s why we are building a platform designed to educate, guide, and connect buyers, sellers, landlords, and renters with the right tools and information to make smarter home and property decisions. Who We Are Property Portfolio is a real estate platform that does more than just showcase homes and properties for sale. We’re here to empower users with knowledge, ensuring they have as much information as possible to make confident decisions, whether they’re buying their first home, selling a property, or investing in the local real estate market. Whether you’re looking to buy, sell, or rent, our platform strives on providing an easy-to-use interface, smart property matching, and local insights to simplify your journey in the world of real estate. How We Simplify Real Estate 1. Multiple Listings in One Place for a Convenient Search Experience Searching for a home or property for sale can be time-consuming when listings are scattered across different platforms. At Property Portfolio, we centralise listings to make your real estate search easier.   2. Expert Knowledge & Guidance We believe in educating our users. Our blog, newsletter, and social media content offer valuable insights into buying, selling, and renting homes and properties for sale in Malta. Whether you need negotiation tips, help understanding contracts, or advice on choosing the right area, we’ve got you covered - and if there is anything specific you would like us to cover, you can get in touch with us through our socials or simply email us at admin@propertyportfolio.com.mt. 3. Easy-to-Use Platform Our user-friendly website makes searching for a home or property effortless. Whether you’re a first-time buyer, a seasoned investor, or someone looking to rent, our platform helps you navigate the real estate process with ease. Why Choose Property Portfolio? We prioritise user experience. Our goal is to make navigating the real estate world feel simple, whether you're exploring homes for sale, or a property for rent. We focus on education and empowerment. Knowledge is key to making smart real estate decisions, and we’re here to provide as much of it as possible. We’re built for the Maltese market. Our understanding of local real estate ensures users benefit from trusted insights and partnerships. Join Us For An Easier Real Estate Journey If you’re tired of the confusion and hassle that comes with buying, renting, or selling a home, it’s time for a smarter solution. Follow Property Portfolio for expert real estate insights, market updates, and valuable guidance on finding the right property for sale. You can Sign Up by Clicking the Link Here  

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