Central Malta · Investment Guide
Investing in Ħamrun
Dense, central and among the more affordable places to buy in the middle of the island, with terraced stock that suits conversion.
45New homes approved, Q1 2026
22Promise of sale, Jun 2026
21Final deeds of sale, Jun 2026
31Busiest month for sales, Mar 2026
The case
Why investors buy in Ħamrun
Ħamrun is one of the most densely built towns in Malta, strung along an arterial road that has carried traffic between the harbour and the centre for a century. Its housing is largely terraced and old, and its entry prices sit well below the coastal towns.
That combination is the investment case. A townhouse here can be converted or brought back into use for less than the cost of entry a few kilometres north, and there is a broad, largely local rental market to let it into afterwards.
It is not a quiet or a scenic address, and buyers should read the condition of a building carefully, since much of the stock is genuinely old. What Ħamrun offers is space and price in a location that is central by any measure.
Find me an investment in ĦamrunA few questions, then we do the looking.
The numbers
Market activity in Ħamrun
Final deeds of sale
Completed sales in Ħamrun have ranged from 13 to 31 a month since 2024. The past twelve months carried 259 in total, up from 234 in the twelve months before that.
Promise of sale agreements
Promise of sale agreements, the deals in progress ahead of a deed, have ranged from 15 to 49 a month. The past twelve months carried 357, up from 239 in the twelve months before that.
Source: National Statistics Office (Malta), residential property transactions.
The supply pipeline
How Ħamrun compares
45 new dwellings were approved in Ħamrun this quarter, 25th of the 68 localities the National Statistics Office reported. That is a modest pipeline: most of what sells here will be existing stock rather than new build.
Sliema
322
St Paul's Bay
171
Birkirkara
154
Mosta
149
Qormi
126
Msida
120
Marsaskala
112
Ħamrun
45
Source: National Statistics Office (Malta), residential building permits, Q1 2026.
Rental demand
Where the tenants are
Ħamrun holds 2.52% of all active residential rent contracts in Malta, the 12th-highest of any locality, a moderate share, and a tenant pool that is real without being among the largest.
St Paul's Bay
13.76%
Sliema
6.96%
Msida
6.03%
Marsaskala
4.46%
St Julian's
4.4%
Birkirkara
4.25%
Gżira
4.17%
Ħamrun
2.52%
Source: Housing Authority (Malta), Malta Rent Calculator, H1 2026. Reconstructed from the published tool's own chart, not a downloadable table - see data/README.md.
Run the numbers
What it costs to buy in Ħamrun
Enter a price and see the deposit, stamp duty and notary costs a Maltese purchase actually carries.
€
25%
The regulatory minimum for this buyer type is 20% - adjust the slider to match your own lender's terms.
Deposit€75,00025%
Stamp duty€15,0005% of the price
Notary fees€3,000-€10,500
Monthly repayment€1,07430-yr term at 4%
Cash to complete€93,000 -€100,500
Open the full finance calculator →Indicative figures based on standard Malta rates and a 30-year term at 4% - not a mortgage offer or financial advice. For income-based affordability, joint applicants and a shareable scenario, use the full finance calculator.
Buy-to-let
Investment-grade homes in Ħamrun
Homes on the market now that suit a rental or resale strategy.
Costs & incentives
Tax, costs and residency
The rules and schemes that shape the return on a Maltese property investment.
Rental income tax
Rental income can be taxed at a flat 15% final withholding rate in Malta, a simple and competitive regime for landlords.
Residency by investment
Buying or leasing property can form part of Malta’s residency routes for non-EU investors, alongside the other requirements.
Short-let licensing
Short-term holiday letting is possible but licensed and regulated. Long-let is the simpler route for most investors.
Good to know
Investing in Ħamrun, answered
Is Ħamrun a good buy-to-let?
Yes, on the strength of price rather than prestige: entry costs are low and the local tenant pool is broad. Ħamrun accounts for 2.52% of Malta’s active residential rent contracts.
How active is the Ħamrun property market?
Between January 2024 and June 2026 the National Statistics Office recorded 610 final deeds of sale and 750 promise of sale agreements in Ħamrun, a monthly range of 13 to 31 completed sales. The busiest month in that window was Mar 2026, with 31.
Is much new build coming to Ħamrun?
45 new dwellings were approved in Ħamrun in the first quarter of 2026, 25th of the 68 localities the National Statistics Office reported. New build is a modest part of this market, so most of what trades here is existing stock.
Can foreigners buy property in Ħamrun?
Yes. Non-residents can buy in Malta, usually through an Acquisition of Immovable Property permit, though many apartments in designated areas are exempt and Special Designated Areas carry no restriction at all. We can confirm the position for any specific property in Ħamrun.
What are the total costs of buying?
As a rule of thumb, budget around 5% stamp duty plus notary fees, searches and any agency or legal fees. Off-plan and first-time purchases may qualify for reduced duty, so check the grants and schemes for the reliefs that currently apply. The calculator above works the figures through for a given price.