Gozo · Investment Guide
Investing in Munxar
A small Gozitan village above Xlendi bay, where the tourist season sets the rhythm of the market.
- New homes approved, Q1 2026
- 65
- Promise of sale, Jun 2026
- 5
- Final deeds of sale, Jun 2026
- 10
- Busiest month for sales, Feb 2025
- 13
The case
Why investors buy in Munxar
Munxar is a small village on Gozo’s south-west coast, with Xlendi bay below it. The bay is one of the island’s busier summer destinations, and the village above it is quiet by comparison.
That split matters to a buyer. Property around Xlendi trades on the season and the view, while the village itself is a domestic market of houses and converted stock.
Letting is strongly seasonal and the winter is quiet, which is the standing condition of coastal Gozo. Anyone modelling a return here should model a season rather than a year.
Find me an investment in MunxarA few questions, then we do the looking.
The numbers
Market activity in Munxar
Final deeds of sale
Completed sales in Munxar have ranged from 1 to 13 a month since 2024. The past twelve months carried 78 in total, down from 84 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 3 to 11 a month. The past twelve months carried 81, down from 85 in the twelve months before that.
Source: National Statistics Office (Malta), residential property transactions.
The supply pipeline
How Munxar compares
65 new dwellings were approved in Munxar this quarter, 12th 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
Munxar
65
Source: National Statistics Office (Malta), residential building permits, Q1 2026.
Rental demand
Where the tenants are
Munxar holds 0.78% of all active residential rent contracts in Malta, the 34th-highest of any locality, a small share, so the rental market here is thin next to the towns that dominate it.
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%
Munxar
0.78%
Source: Housing Authority (Malta), Malta Rent Calculator, H1 2026. Read from the published tool's own chart.
Buy-to-let
Investment-grade homes in Munxar
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 Munxar, answered
Is Munxar a good buy-to-let?
Seasonally, and around the bay in particular, where summer demand is strong and the winter is quiet. Munxar accounts for 0.78% of Malta’s active residential rent contracts.
How active is the Munxar property market?
Between January 2024 and June 2026 the National Statistics Office recorded 194 final deeds of sale and 203 promise of sale agreements in Munxar, a monthly range of 1 to 13 completed sales. The busiest month in that window was Feb 2025, with 13.
Is much new build coming to Munxar?
65 new dwellings were approved in Munxar in the first quarter of 2026, 12th 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 Munxar?
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 Munxar.
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.
Compare Munxar
Munxar side by side
The same published figures, set against the towns a buyer is most likely to weigh Munxar against.