Central Malta · Investment Guide
Investing in San Ġwann
A central residential town with offices of its own, well placed for both the harbour towns and the middle of the island.
52New homes approved, Q1 2026
18Promise of sale, Jun 2026
18Final deeds of sale, Jun 2026
43Busiest month for sales, Jul 2025
The case
Why investors buy in San Ġwann
San Ġwann is one of the more practical addresses in central Malta. It has grown into a mix of housing and office space, and the road network puts Sliema, Birkirkara and the airport within a short drive of each other from here.
That draws two kinds of tenant: families who want space at a lower price than the seafront towns, and professionals working in the offices around Kappara and the centre. Both tend to stay, so turnover is lower than in the coastal rental markets.
Stock is largely apartments and maisonettes of the last few decades, with older terraced housing in the village core. It rarely commands a premium, but it also rarely sits, which is what a buyer here is paying for.
Find me an investment in San ĠwannA few questions, then we do the looking.
The numbers
Market activity in San Ġwann
Final deeds of sale
Completed sales in San Ġwann have ranged from 6 to 43 a month since 2024. The past twelve months carried 275 in total, level with the 273 recorded 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 11 to 36 a month. The past twelve months carried 238, down from 257 in the twelve months before that.
Source: National Statistics Office (Malta), residential property transactions.
The supply pipeline
How San Ġwann compares
52 new dwellings were approved in San Ġwann this quarter, 22nd 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
San Ġwann
52
Source: National Statistics Office (Malta), residential building permits, Q1 2026.
Rental demand
Where the tenants are
San Ġwann holds 2.83% of all active residential rent contracts in Malta, the 10th-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%
San Ġwann
2.83%
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 San Ġwann
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 San Ġwann
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 San Ġwann, answered
Is San Ġwann a good buy-to-let?
It is a steady rather than spectacular letting market, with longer tenancies than the coastal towns. San Ġwann accounts for 2.83% of Malta’s active residential rent contracts.
How active is the San Ġwann property market?
Between January 2024 and June 2026 the National Statistics Office recorded 696 final deeds of sale and 627 promise of sale agreements in San Ġwann, a monthly range of 6 to 43 completed sales. The busiest month in that window was Jul 2025, with 43.
Is much new build coming to San Ġwann?
52 new dwellings were approved in San Ġwann in the first quarter of 2026, 22nd 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 San Ġwann?
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 San Ġwann.
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.