How Much Deposit Do You Need to Buy a Home in Malta in 2026?

For a first home in Malta, plan on 10% of the purchase price as the deposit, plus roughly 5% to 7% in duty, notary and professional fees. On a €250,000 property that is about €25,000 for the deposit and €12,000 to €17,000 in costs - before the first-time buyer schemes give a meaningful part of it back.

The deposit is the question that stops most first purchases before they start, and it is usually answered with a percentage and nothing else. Below is the full picture: what the bank requires, what the deed costs, what the state contributes, and what the number looks like when you put them together.

What the bank requires

The Central Bank of Malta caps how much a lender may advance against a property. For a primary residence the loan-to-value ceiling is 90%, which is where the 10% deposit comes from. For a second residence the cap drops to 75%, so a buy-to-let or holiday home needs a quarter of the price in cash.

Two things follow from that:

• The deposit is a floor, not a target. Banks assess affordability as well as loan-to-value, and a larger deposit improves both the decision and the rate.
• The costs below sit on top of the deposit. They cannot be borrowed against the property.

What you pay at the deed

Cost	Typical amount	Notes
Stamp duty	5% of the higher of price or market value	Under the Duty on Documents and Transfers Act, Cap. 364. First-time buyers pay 0% on the first €200,000
Notary fees	Around 1% to 2%	Covers the deed, and usually the searches
Searches and registration	A few hundred euro	Title verification at the Public Registry and Land Registry
Architect	Optional but advisable	Structural condition, permits, and whether what is built matches what is permitted
Bank charges	Varies	Processing, valuation, and life and buildings insurance
AIP permit	€233	Non-EU buyers purchasing outside a Special Designated Area

 

A provisional payment of duty is commonly collected at the promise of sale, with the balance settled at the public deed.

What the state gives back to first-time buyers

Three schemes run in parallel, and they stack.

1. Zero stamp duty on the first €200,000

Since 28 October 2025, first-time buyers pay 0% duty on the first €200,000 of a property intended as their sole ordinary residence, and the standard 5% above it. The relief comes from Legal Notice 305 of 2025 under Article 23 of Cap. 364, and it has been made permanent rather than renewed each budget.

The maximum saving is €10,000. On a €180,000 first home, the duty is nil. On a €280,000 first home, duty is €4,000 rather than €14,000.

Eligibility also widened: a previous purchase of non-residential property - a garage, a field - no longer disqualifies you.

2. The €10,000 First-Home Financial Support grant

A cash grant of €1,000 a year for ten years, administered by the Housing Authority, for first homes acquired on or after 1 January 2022. It is applied for separately after the deed, so it does not need to fit the closing timeline.

3. The Deposit Assistance Scheme

For eligible buyers purchasing a property up to €250,000, the Housing Authority can finance the 10% deposit itself, repayable interest-free over 25 years. Income eligibility applies and the Housing Authority portal is the authoritative source.

And if the property is older or in a village core

Properties in an Urban Conservation Area, properties built at least 20 years ago and vacant for at least seven, and new builds in traditional Maltese style attract a much larger relief: no stamp duty and no seller’s final withholding tax on the first €750,000 of the transfer value, for transfers made by 31 December 2026 with the notice filed by 31 January 2027.

First-time buyers of one of these properties can also claim a one-off cash grant of €15,000 in Malta or €40,000 in Gozo, plus a restoration refund of 18% of qualifying works up to €54,000. We set out how this works in practice in our guide to buying in Cospicua and the Three Cities.

The arithmetic on a €250,000 first home

	Standard buyer	First-time buyer
Deposit at 90% LTV	€25,000	€25,000
Stamp duty	€12,500	€2,500 - 5% on €50,000 only
Notary, searches, registration	€3,000 to €5,000	€3,000 to €5,000
Cash required at the deed	~€40,500 to €42,500	~€30,500 to €32,500
Grants received afterwards	-	€10,000 over ten years

 

Figures are indicative. Notary fees vary, and a property qualifying for the vacant or Urban Conservation Area relief changes the picture substantially.

The timeline, so you know when the money is needed

13. Offer accepted. Nothing is binding yet.
14. Konvenju, the promise of sale. Usually 10% of the price is paid and held, commonly by the notary, and a provisional payment of duty is made. Most konvenji are signed subject to bank sanction, so a declined loan returns your deposit - make sure that clause is there.
15. Searches and sanction. The notary verifies title; the bank completes its valuation and formal approval. Typically two to three months.
16. Public deed. The balance is paid, the mortgage deed is signed alongside it, and the keys change hands.
17. After the deed. Apply for the First-Home grant, and for the restoration refund if the property qualifies.

Practical advice from the desk

• Get an indicative sanction before you view seriously. It converts a wish into a budget and makes your offer credible.
• Budget the costs separately from the deposit. The most common reason a purchase stalls at deed stage is that the buyer saved 10% and nothing else.
• Ask the age and vacancy history of the property. Whether it qualifies for the €750,000 relief is worth more than any negotiation you will have on price.
• Use the architect. On older stock in particular, the report tells you what the restoration will actually cost before you commit.

When you are ready to look, browse property for sale across Malta or start with our first-time buyer section. If you would rather talk it through first, our sales team will give you a realistic budget for what you can actually buy.

Frequently asked questions

How much deposit do I need to buy a house in Malta?

Ten per cent of the purchase price for a primary residence, because the Central Bank of Malta caps lending at 90% loan-to-value. For a second residence the cap is 75%, so you need 25%.

Do first-time buyers pay stamp duty in Malta?

Not on the first €200,000. Since 28 October 2025 first-time buyers pay 0% duty on the first €200,000 of value and 5% on any excess, under Legal Notice 305 of 2025.

What is the €10,000 first-time buyer grant?

The First-Home Financial Support scheme pays €1,000 a year for ten years to buyers of a first home acquired on or after 1 January 2022. It is administered by the Housing Authority and applied for after the deed.

Can I get help with the deposit itself?

Yes. The Deposit Assistance Scheme can finance the 10% deposit on eligible purchases up to €250,000, repayable interest-free over 25 years, subject to income eligibility.

Does buying a garage stop me being a first-time buyer?

No. Since 28 October 2025 a previous purchase of non-residential property, such as a garage or a field, no longer disqualifies you.

How much are closing costs in Malta?

Around 7% to 12% of the price for a standard buyer and roughly 5% to 7% for a first-time buyer, with stamp duty the largest single component.

Figures reflect the position at August 2026, including Legal Notice 305 of 2025 and the reliefs extended to 31 December 2026. This is general information, not financial or legal advice - confirm your position with your notary and lender.