Southern Malta · Investment Guide
Investing in Marsaskala
A south-eastern bay town that has grown quickly, offering seaside living at prices well below the northern resorts.
112New homes approved, Q1 2026
34Promise of sale, Jun 2026
48Final deeds of sale, Jun 2026
60Busiest month for sales, Mar 2025
The case
Why investors buy in Marsaskala
Marsaskala wraps around a bay in the south-east and has expanded faster than almost anywhere else in Malta over the past two decades. It offers a seafront and a promenade at a fraction of what the equivalent costs in Sliema or St Julian's.
The town has become a genuine year-round address rather than a summer one, which is what separates it from the northern resorts. Its buyers and tenants are largely Maltese families and people working across the south and the harbour area.
The growth is also the risk. A great deal has been built here recently and more is approved, so a buyer should look closely at what is going up nearby and at whether a given block’s outlook is protected.
Find me an investment in MarsaskalaA few questions, then we do the looking.
The numbers
Market activity in Marsaskala
Final deeds of sale
Completed sales in Marsaskala have ranged from 22 to 60 a month since 2024. The past twelve months carried 564 in total, up from 523 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 32 to 64 a month. The past twelve months carried 585, level with the 596 recorded in the twelve months before that.
Source: National Statistics Office (Malta), residential property transactions.
The supply pipeline
How Marsaskala compares
112 new dwellings were approved in Marsaskala this quarter, 7th of the 68 localities the National Statistics Office reported. It is a real pipeline rather than a token one, and worth weighing against the demand side above.
Sliema
322
St Paul's Bay
171
Birkirkara
154
Mosta
149
Qormi
126
Msida
120
Marsaskala
112
Fgura
111
Source: National Statistics Office (Malta), residential building permits, Q1 2026.
Rental demand
Where the tenants are
Marsaskala holds 4.46% of all active residential rent contracts in Malta, the 4th-highest of any locality, a sign of how deep the tenant pool already is here.
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%
Swieqi
3.45%
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 Marsaskala
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 Marsaskala
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 Marsaskala, answered
Is Marsaskala a good buy-to-let?
Yes, and increasingly on a year-round basis rather than a seasonal one, to families and workers across the south. Marsaskala accounts for 4.46% of Malta’s active residential rent contracts.
How active is the Marsaskala property market?
Between January 2024 and June 2026 the National Statistics Office recorded 1280 final deeds of sale and 1455 promise of sale agreements in Marsaskala, a monthly range of 22 to 60 completed sales. The busiest month in that window was Mar 2025, with 60.
Is much new build coming to Marsaskala?
112 new dwellings were approved in Marsaskala in the first quarter of 2026, 7th of the 68 localities the National Statistics Office reported. That is a genuine pipeline, so new stock is a factor here without dominating the market.
Can foreigners buy property in Marsaskala?
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 Marsaskala.
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.