Market Intelligence · Locality comparison
Kerċem vs Munxar
Neighbouring villages west of Victoria, both small markets, one looking over a valley and the other over a bay.
The short answer
Kerċem or Munxar?
These are two small markets and neither trades heavily. Kerċem completes slightly more final deeds, while Munxar has slightly more promise of sale agreements, so on activity they are close. Munxar pulls ahead elsewhere: it is approving more new homes and holds a considerably larger share of Malta’s rent contracts.
The deciding question is what the buyer wants from Gozo. Kerċem is rural and inland, with the Lunzjata valley below and Victoria next door, which gives it more year-round substance. Munxar lives by the season at Xlendi. Both are places where few homes come to market, so patience matters.
Head to head
Kerċem: 26th of 68 · Munxar: 12th of 68
Kerċem: 59th of 68 · Munxar: 34th of 68
Sources: National Statistics Office (Malta), residential property transactions and residential building permits; Housing Authority (Malta), Malta Rent Calculator.
Month by month
Sales in Kerċem and Munxar
Final deeds are completed sales. Promise of sale agreements are the deals signed on the way to a deed, so they show where the market is heading a few months early.
Source: National Statistics Office (Malta), residential property transactions.
Who each suits
Choosing between Kerċem and Munxar
Kerċem
Kerċem suits a buyer after land, quiet and a valley outlook, with the capital’s services close by. Its market is small and mixes local buyers with second-home owners, and it is best approached as a place to live or hold rather than to let.
Read the Kerċem investment guideMunxar
Munxar suits a buyer drawn to the coast at Xlendi, either for their own summers or for seasonal lets, with a quieter village above to come back to. More new homes are being approved here, so modern stock is easier to find.
Read the Munxar investment guideGood to know
Kerċem vs Munxar, answered
Which has more property sales, Kerċem or Munxar?
From July 2025 to June 2026, the National Statistics Office recorded 94 final deeds of sale in Kerċem and 78 in Munxar. By completed sales, Kerċem is the busier market of the two.
Which has more sales in the pipeline, Kerċem or Munxar?
A promise of sale agreement is the deal signed ahead of the final deed. From July 2025 to June 2026, 74 were recorded in Kerċem and 81 in Munxar. Munxar has more sales on their way to completion.
Where are more new homes being approved, Kerċem or Munxar?
In the first quarter of 2026, 44 new dwellings were approved in Kerċem, 26th of the 68 localities the National Statistics Office reported, and 65 in Munxar, 12th. Munxar has the larger pipeline of new supply: competition for a resale seller, and choice for an off-plan buyer.
Which has the bigger rental market, Kerċem or Munxar?
Kerċem holds 0.19% of Malta’s active residential rent contracts, 59th of the 68 localities on the register, and Munxar holds 0.78%, 34th. On the Housing Authority’s register, Munxar has the deeper tenant pool.
Are Kerċem and Munxar near each other?
Yes. Both lie to the west of Victoria, with Munxar reaching south to Xlendi bay and Kerċem looking over the Lunzjata valley. Either is a short drive from the capital.
Is it hard to find property in Kerċem or Munxar?
It can take time. Both are small markets where only a handful of homes change hands in a typical month, so a buyer with a specific brief should expect to wait for the right property rather than choose from a wide selection.