Gozo · Investment Guide
Investing in Xagħra
One of Gozo’s largest villages, on high ground above Ramla, with the Ġgantija temples at its edge.
28New homes approved, Q1 2026
14Promise of sale, Jun 2026
18Final deeds of sale, Jun 2026
31Busiest month for sales, Nov 2025
The case
Why investors buy in Xagħra
Xagħra sits on a plateau in the north-east of Gozo, with Ramla Bay below it and the Ġgantija temples on its edge. It is one of the island’s largest villages and one of its busiest property markets.
The stock runs to farmhouses, houses of character and converted village property, a good deal of it bought by people from Malta or overseas as a second home. That is the defining feature of the Gozitan market and it applies here as strongly as anywhere.
Letting is largely seasonal, and the ferry is the constant in every Gozo calculation: it shapes who visits, when, and how a property is used. Buyers here are usually taking a long view on somewhere they also intend to enjoy.
Find me an investment in XagħraA few questions, then we do the looking.
The numbers
Market activity in Xagħra
Final deeds of sale
Completed sales in Xagħra have ranged from 9 to 31 a month since 2024. The past twelve months carried 220 in total, down from 248 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 8 to 38 a month. The past twelve months carried 175, down from 204 in the twelve months before that.
Source: National Statistics Office (Malta), residential property transactions.
The supply pipeline
How Xagħra compares
28 new dwellings were approved in Xagħra this quarter, 37th 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
Xagħra
28
Source: National Statistics Office (Malta), residential building permits, Q1 2026.
Rental demand
Where the tenants are
Xagħra holds 0.85% of all active residential rent contracts in Malta, the 30th-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%
Xagħra
0.85%
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 Xagħra
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 Xagħra
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 Xagħra, answered
Is Xagħra a good buy-to-let?
Mostly seasonally, as holiday letting, with the thin year-round resident market common to the rest of Gozo. Xagħra accounts for 0.85% of Malta’s active residential rent contracts.
How active is the Xagħra property market?
Between January 2024 and June 2026 the National Statistics Office recorded 568 final deeds of sale and 476 promise of sale agreements in Xagħra, a monthly range of 9 to 31 completed sales. The busiest month in that window was Nov 2025, with 31.
Is much new build coming to Xagħra?
28 new dwellings were approved in Xagħra in the first quarter of 2026, 37th 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 Xagħra?
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 Xagħra.
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.