Renting in Malta

Malta’s rental market moves fast and to cope with it you need to do your homework properly. No matter whether you are relocating for a job or just planning to settle down here, this guide helps you get apartments on rent in Malta with ease. 

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Renting in Malta: What You Need to Know First?

Good apartments go on rent fast. Sometimes in a matter of hours.

This is not hype. Malta’s housing supply is less than its demand, especially in areas like Sliema, St. Julian’s, Gökira, and Msida. These places are loaded with foreigners. So, the demand is much more. By Wednesday afternoon, a good apartment that was listed on Tuesday morning may be gone. If something appeals to you and meets your criteria, don’t give up on it in the hopes that a better choice will show up. Go grab it.

Your address matters more than you think

To obtain an eResidence card, even EU nationals must register their address in Malta. You would be shocked at how many things, like opening a bank account, obtaining a Tallinja card for free bus travel, and registering with a general practitioner, depend on holding that card. Make sure the landlord is willing to register the agreement with the Housing Authority before committing to a property. 

Cheap apartments usually have a reason behind the price

The rental market in Malta is costly in comparison to income. So, something is wrong if you find an apartment in Sliema for €700 a month and the pictures seem fine. The photographs are either taken from another property, the listing is months old, or there is a problem with the apartment itself. Here, reasonable expectations are beneficial. It will cost what it takes to have a good one-bedroom in a desired neighborhood. 

Best Places to Look for Apartments in Malta

The following locations are where you should begin your search for an apartment in Malta:

Many private landlords advertise on facebook, and some of the best offers are hidden there as well. You can check out groups like  “Accommodation Malta,” “Expats in Malta,” and “Malta Housing Network.” However, make sure to be cautious as you will discover a mix of real landlords, agents posting in groups, and regrettably the occasional scammer. You should never pay someone via Facebook without first meeting them and viewing the property.

Malta Lease Types

When it comes to renting in Malta, you get two types of contracts: short-term and long-term contracts. 

People who haven’t committed to a long stay or who require temporary residence while looking for something permanent can go with short-term leases, which is generally less than six months. Short-term contracts typically come with higher rents and less legal protection.

If you are into the proper Malta relocation process, long term leasing is something you should go for. It’s standard. Residential leases lasting six months or longer must be filed with the Housing Authority within ten days of signing, according to Malta’s Private Residential Leases Act. The landlord, not you, is legally responsible for this. However, you should make sure it happens.

Here you are protected by a registered contract. The Housing Authority is the organization that intervenes in disputes over deposits, early terminations, and rent increases, but they can only do so if your contract is in their system. With little leverage, an unregistered lease puts you in a precarious situation.

Malta Rental Prices by Area

Prices of apartments dynamically change in Malta. So, here are the estimated prices of apartments in different locations in Malta:

Msida and Birkirkara

This is more utilitarian than glitzy. You get good transport, reduced pricing, and a real community vibe here. 

• Studio: You can rent a studio here for €700–€950 per month. 
• 2-bedroom: A 2-bedroom apartment for rent will cost around €1,000–€1,350 per month.

Żejtun

Żejtun is hilly, peaceful, and really local in southern Malta. But if you don’t have a car, Sliema will be too far. 

• Studio: A studio’s rent here is typically €550–€750 per month. 
• 2-bedroom apartment: You will have to spend €750–€1,000 per month for a two-bedroom here. 

Naxxar

We can call Naxxar a better version of Mosta. Here you get more roomy residences and excellent schools close by. Excellent for families.

• Studio: In Naxxar, a studio will come with a rent of €700–€900 per month. 
• 2-bedroom apartment: A €1,000–€1,400 per month for a two-bedroom is the cost you will have to bear.

Mellieħa

Northern Malta at its most scenic. Here you get the island’s best beach. Summer is hectic, but the off-season is quiet.

• Studio: Here a studio will cost you €700–€950 per month. 
• 2-bedroom apartment: You need €950–€1,300 per month for a two-bedroom here. 

Lease Negotiation in Malta

When renting in Malta, there is scope for negotiation if you do it the right way. But remember, you can’t expect unrealistic discounts. If you are expecting a 30% discount on a Sliema apartment, only because you have solid negotiating skills, you are definitely going wrong. No landlord will offer you that. 

The landlord is already losing money if a property has been vacant for a few weeks. That gives you something to work with. You can get a discount on your monthly rent in Malta, just by extending your rent agreement’s time. Landlords here, like everywhere else, favor stability over maximizing the last few euros. That’s why moving in swiftly and being a well-organized, trustworthy-looking tenant also helps.

Another thing you can do is ask an agent to bargain on your behalf. They have an incentive to strike a middle ground since they want the agreement to close. It’s not silly to aim for a €50–€100 per month discount on a longer lease, but don’t expect miracles.

Malta Utilities and Contracts Setup

When you see the renting in Malta picture, the majority of landlords manage the administration and maintain the utility contracts (water and electricity through ARMS) in their own names. In reality, this typically means one of two things: either they charge you a fixed monthly amount for utilities and settle with you at the end of the lease. If you use less than the flat rate, you receive a refund; otherwise, they send you the actual bill each month, and you pay it.

Although the fixed-rate strategy is feasible, it necessitates a degree of trust. In order to avoid essentially pre-funding the landlord’s other properties, make sure the monthly payment is appropriate. In warm weather, a reasonable utility estimate for a one-bedroom apartment is between €80 and €100 per month. In summer and winter, when air conditioning is continually running, this amount gets cut off.

At the very beginning, it’s important to find out what the electricity tariff is. In Malta, there are two types of tariffs: residential and domestic. Residential is far less expensive. You will be overpaying for each unit of electricity if the account is set up under the residential tariff. Some landlords are unaware of this. Some do, but decide not to bring it up.

Malta Renting Tips

Renting in Malta can be a process of navigating through a bunch of scams and fake offers. That’s why we recommend that you follow these tips when you rent in Malta: 

See it in person

Always see the property in person. At best, the photos in Malta listings are optimistic, but they might also be accurate and professional. A property that appears large on the listing images may actually be a 40 m² box with a low ceiling. So, make sure to visit before making any commitments.

Take a stroll around the neighborhood

Don’t blindly trust the promises of the landlords. Walk the neighbourhood yourself. Verify the location of the closest bus stop in person rather than on a map. Verify if the street is on a major road or if it is quiet. If you own a car, look for parking. Visits at night are also a good idea, particularly in close proximity to Paceville or on bustling streets that come alive after dark.

Check out the price increase clause

Your landlord can annually increase the rent under certain contracts. However, the percentage increase cannot go over 5% annually according to Maltese legislation. So, you need to make sure that if the increase clause is there, it should not be above 5%. Before signing up, check this out. 

Don’t ever pay before you sign

Don’t pay anything. Not a holding fee, not a deposit, nothing. Before a contract is agreed upon and signed, legitimate landlords won’t ask you for payments. Anyone who does so is either operating in a way that will eventually cause you trouble or is running a scam.

Search in Winter

If you can, look for renting in Malta in the winter. Between November and February, the market cools a little. There will be less competition for the same flats, landlords will be more accommodating, and you will have more time to thoroughly inspect. The prices can also go a bit down during this time. 

Malta Rental Scams

No doubt Malta is safe. But there are scammers. Rental scams are pretty normal in Malta, and they mainly target newcomers. 

One of the most common types of scams in Malta is “Pay a deposit to secure the apartment before viewing.” How does this scam work? When you message the landlord after seeing a listing, they tell you that they are either busy or overseas, but that once you make a deposit to secure the apartment, a friend will be able to give you the keys. You send cash. You never hear from them again, and the apartment was never theirs to rent. So, to escape this scam, there is just one way. Before you see the property and verify things in person, don’t even pay a single penny. 

You may also find some too-good-to-be-true listings. You will see some fantastic pictures of a two-bedroom apartment in Sliema at just €850 a month. But in reality, the apartment doesn’t even exist. These scammers generally steal photos from legitimate listings and then repost them at alluring prices to gain attention. If you are getting an apartment with an attractive price, which is also in a prime location in Malta, don’t blindly transfer money to book it. Consider it a warning indication and make sure to do your independent research. You can call the person and go for a visit before making any payments. 

The next scam is a bank transfer before the contract. A bank transfer “to reserve the property” is needed before any paperwork is completed by certain con artists using fictitious private ads. Before a contract is signed, turn away from anyone who is requesting money in this manner.

WhatsApp-only landlords with no address. Be extremely cautious if someone is only accessible via WhatsApp, but declines to meet in person, and lacks a verifiable address in Malta. Reliable landlords will be willing to meet you at the property.

Another scam surrounds unregistered contracts. It’s more subdued. Although the scammers aren’t technically defrauding you in the same way, a landlord who declines to register your lease with the Housing Authority leaves you legally vulnerable. A landlord who is aware that you have no compensation, no official address for your eResidence card, and no legal protection in a disagreement are all consequences of a non-registered contract. So, always insist on registration. 

Frequently Asked Questions 

Q1) How long does it take to find a flat in Malta?

Ans: If you are actively looking for a flat in Malta, you can find a flat within a month’s time. It will depend a lot on your budget, requirements, and seasonality. If your Malta job joining date is flexible, you can avoid the June-September rush.

Q2) What happens to my deposit if the landlord refuses to return it?

Ans: You can make a complaint. Submit a grievance report to the Malta Housing Authority. They deal with deposit disputes and can settle the majority of them in less than 30 days. 

Q3) Can I rent in Malta without a job contract?

Ans: Yes, you can. There is no legal obligation for landlords to have one. In reality, however, many prefer tenants with steady incomes and may request documentation. If you are self-employed or are between employment, a savings statement or bank balance can serve as a substitute.

Q4) Is it better to rent through an agency or privately in Malta?

Ans: Well, both work. But going through an agency can be a bit expensive. You need to pay the commission of the agency. However, this offers you a layer of protection from scams.

Q5) Can rent be increased during a lease in Malta?

Ans: It can be increased if it’s mentioned in the contract. Moreover, if it’s mentioned, they can just increase it by at most 5% annually. Your landlord cannot increase the rent in the middle of a lease unless they are specified in the initial contract. The price is set for the duration if yours does not contain an increase clause. 

Check out more Malta guides:

• Cost of living in Malta
• Malta residency
• Malta tax
• Best areas to live in Malta
• Pros and cons of living in Malta
• Relocation packages in Malta
• Shipping belongings in and out of Malta
• iGaming jobs Malta