Rent an apartment, room, or house in Malta cheap and stress-free
Renting a cheap flat or house in Malta is not a challenge. Many flats and houses are furnished. This tempts some tenants to move frequently as soon as a ‘better’ flat is found. Informed emigrants or expats often only travel with one or two suitcases.
Important factors influencing the rent level (rent index):
- Residential neighbourhood
- Season at the start of the rental period
- Living space and number of rooms
- Type of flat / property
- Air conditioning, balcony, terrace, lift and swimming pool
- Year of construction or the last year of renovation
- Number of co-tenants
Rent a flat or house cheaply – short answer for quick readers
- Find cheap flats and houses effectively via estate agents and Facebook
- Our step-by-step guide and WOM checklist simplifies the flat and house search
- Students live in the 3-star Hotel Kappara and the university’s student residence at favourable rates during the semester
- Rent index of 25 selected cities in Malta helps with budget planning
- Hearing tenancy disputes before the Housing Authority’s arbitration tribunal
How do you quickly find a flat in Malta?
The quickest way to find flats, houses and shared flats is through estate agents and Facebook groups. The estate agent’s commission is low by European standards and amounts to one month’s rent. It is paid jointly by the tenant and landlord. With such favourable costs, few landlords advertise their vacant flats. They often use several estate agents (agencies). The first choice for students and Erasmus programmes is to contact the university. They offer rental contracts tailored to the semester.
The 9 proven ways to find a cheap flat, house or room in Malta
- Property management
- Real estate agent
- Contacts with residents
- Online platforms for expats
- Online property portals
- Government
- Search by yourself
- University
Problems and time thieves when looking for a flat
If you pay attention to the following points and avoid possible mistakes, you will have more free time for your flat search.
- You rarely find rental offers in the daily newspaper
- Over 300 estate agents and many Facebook groups make the residential property market confusing
- Dubious estate agents post bait on the Internet of rented or non-existent flats
- Foreigners are considered wealthy and are often charged a higher rent than locals
- The real-estate agent does not turn up for the appointment or you do not receive a prompt response from the landlord
Foreigners need a residence permit for long-term tenancy agreements
Non-EU foreigners generally require a visa or residence permit. This also applies to EU citizens staying for more than 90 days. Otherwise, only a temporary tenancy agreement or short-term tenancy agreement for 3 months is possible.
You can avoid some of these problems and time-wasters by being prepared and following the instructions below.
What is the layout and equipment of the flats and houses?
Flats and houses in Malta are mostly furnished and kitchen utensils, pots, cutlery, plates and bed linen are provided. The flats in Malta are categorised by bedrooms. Flats and houses with 1, 2 or 3 bedrooms make up almost 95 per cent of the rental properties on offer. In addition, there are one or two bathrooms, living room, kitchen or eat-in kitchen. Balconies and terraces are often standard, on the other hand, a cellar, garden and garage are rather unusual.
Types of Malta's characteristic properties
The type or nature of the rental property is a key factor in the rental price. Approximately 78 percent of all rented properties are flats, 12 percent maisonettes (2 or more floors), 9 percent houses and 1 percent villas. (As of 2023, Housing Authority)
Below are the most important designations of the house and flat types.
- Flat and room (Flat / Apartment / Room)
- Studio Flat
- Penthouse
- Maisonette
- House
- Townhouse
- Duplex
- Bungalow
- Villa
- House of Character
- Farmhouse
Check the best flight deals for free and start looking for accommodation in Malta
Step-by-step guide to finding the right property in Malta
Our step-by-step guide describes the key stages that will lead you to a rental agreement that is ready to sign.
Step 1: Starting point in Malta
If you do not already live in Malta, a good starting point is:
- Hotel
- Airbnb
- Temporary room or flat from 1 to 6 months
- Language schools outside the season
Step 2: Do your research and find your dream home
Our small rent index for 25 selected cities below will give you an initial picture of the rents. Further criteria can be:
- Location of the future workplace
- Kindergarten and school
- Medical care
- Bus stop
- Grocery shops
- Parking spaces in front of the door or garage
Step 3: Start looking for a flat, room or house
If you stroll through the streets of your favourite place, you will sometimes see signs on houses or windows: For rent – direct from the owner. Phone: +356……
However, you can find most of the cheap flats, houses and rooms for Malta and Gozo at the number 1 source, Facebook.
Step 4: Contacting the landlord or estate agent
You found your dream property? Please contact the landlord or estate agent.
Step 5: Organise viewing appointments
Either directly with the landlord or via your estate agent. They keep in touch with landlords and usually arrange further appointments for viewings. This allows you to use the day efficiently.
Step 6: Viewing - what you should look out for
As a rule, you will be alone in the rental property with the landlord or estate agent and landlord. For furnished rental properties, pay attention to
- Functionality and integrity of the inventory
- Existence of operating instructions
- Construction site(s) in the neighbourhood
Our WOM flat viewing checklist is tailored to the Maltese housing situation.
A clever reader of our site recommended taking a moisture meter with you. They use a moisture meter to detect damp and suspected mould on the walls and building fabric.
Step 7: These details are usually regulated in the rental agreement
- Rent
- Security deposit
- Rental period
- Registration for energy supply and Internet
- Subletting, pets, private use only
- Inventory list
Step 8: Sign the tenancy agreement
The tenancy agreement is usually standardised and is often adopted by the Housing Authority.
You don’t want to sign the tenancy agreement until later? Then ‘secure’ the flat, house or room by paying a rental deposit. It will be forfeited if you do not move in.
Step 9: Register water and electricity, if not available
Either the electricity and water are already registered or you register both with the energy provider Enemalta Corporation. Water and electricity consumption is billed every 2 months. If you register directly, Enemalta often requires emigrants to pay a deposit.
Step 10: Your tenancy agreement will be registered with the Housing Authority
In Malta, the landlord registers the tenancy agreement with the Private Residential Leases (Housing Authority) within 10 days. This is your proof of registration as a tenant. The Housing Authority only registers tenancy agreements that comply with the law. It provides services to all tenants and will email you to inform you of any changes.
When is the best time to rent a house, flat or shared flat in Malta?
The time of year significantly influences how quickly you can find a cheap flat. The first seasonal workers leave Malta from October. These flats remain empty until April if no tenant can be found. Between October and December is statistically the best time to find a flat.
As a student, is it better to live in student accommodation, a flat or a room?
Student hall of residence, flat or room? Of course, your own flat near the university is certainly the most expensive option. A room in a shared flat is cheaper. Student halls of residence offer rooms and flats in various price categories.
World of Malta insider tip: Erasmus funding and seasonality
Rental prices fall between October and December. On the other hand, the first and fourth semesters start in October. You may only find the cheapest rents in November / December. Erasmus students should look into the University of Malta’s funding programme.
Malta's student residence
At Malta University Residence, students can book flats or single rooms as well as shared rooms.
- Near university
- International students
- Favourable prices regardless of the season
- Term of rental agreement aligned to semester
- Swimming pool
For the semesters in 2023 and 2024, the rent per semester was between 3,640 and 5,460 euros. There is a long let discount for bookings of two semesters. A neighbouring building of the University Residence is the 3-star Hotel Kappara. The hotel is open during term time. The rent for one semester costs between 2,855 and 4,137 euros. In all cases, a one-off eco-tax of 5 euros is added.
World of Malta insider tip: Flatmate or flat share with friends
In addition to many Facebook groups, the Flatmate website helps you find reliable flatmates. Flatmate is Malta’s free website for shared flats and a search service for flatmates. Flatmate lists available rooms. The contact person for the flat share can be contacted directly online. Registration is free of charge.
Address: Triq Federik 20, Cospicua, Malta
Internet: www.flatmate.com.mt
Email: hello@flatmate.com.mt
Phone: 00356-7777-2455
Find the best flight and hotel deals and start looking for accommodation in Malta
These additional rental costs are incurred in Malta
Your service charges are for the consumption of electricity and water and, if applicable, internet. Your landlord will bill you every 2 months. Depending on consumption, the costs for electricity and water per person are roughly between 20 and 35 euros per month.
- Gas cylinder for cooking and gas fan heater
Supplied by gas supplier - Heater
Usually not available. Heating via air conditioning or electric heaters - Internet and TV
Either via landlord or by registering yourself - Radio and television licence fees
No state facilities for radio or television licence fees - Taxes and building insurance
Paid by the landlord - Street cleaning, sewerage charges
No costs for street cleaning and sewerage charges - Electricity
Electricity consumption via utility bill every two months - Water consumption
Water consumption from use to toilet flushing via utility bill every two months - Other services
Caretaker, cleaning service, lift, security staff and swimming pool with individual billing
Which electricity and water providers are on the market?
Malta’s energy provider, Enemalta, is the monopolist for electricity and water billing. The tariff (residential tariff) for electricity and water supply includes a service charge and the cost of consumption. Your consumption meters are usually named in the tenancy agreement. They are usually located in the flat or in the stairwell. Currently, the government subsidises energy costs directly to Enemalta. However, the European Union has announced a lawsuit before the European Court of Justice. It is therefore uncertain how long the favourable electricity and water tariffs will continue to apply.
What does the Housing Authority do for you?
During Malta’s looming defeat at the European Court of Justice regarding tenancy law, the government reformed private tenancy law at the end of 2019. The Private Residential Leases Act considerably strengthens tenants’ rights in Malta. For example, the tenancy agreement does not end immediately if the tenant breaches a contractual or legal obligation.
- Confirms the registered rental agreement by e-mail
- Arbitration court for private rental disputes up to 5,000 euros
- Reminder service before the cancellation period of the rental agreement expires
- You will receive a confirmation email from the Housing Authority when you cancel your tenancy agreement
- Creates rules for retaining or refunding the deposit
- Home Authority monitors the rental market and compiles statistics
Contact to the Housing Authority
Castagna Building,
22, Pietro Floriani Street
Floriana, FRN1060
Phone: +356 2299-1000
Website: https://housingauthority.gov.mt
Email: customer.care.ha@ha.gov.mt
Opening hours
1 October – 15 June: Monday – Friday: 7:30 – 12:00
16 June – 30 September: Monday, Tuesday, Thursday, Friday: 7:30 – 11:30
Malta's rental reform 2020 in detail
Only rental agreements registered online have been effective since 1 January 2020. The landlord applies for registration within 10 days. The landlord does not fulfil his obligation? Then you, as a tenant, can have the landlord register the property at his expense after the 10-day period has expired.
Important rules and regulations for rental contracts in Malta
- Temporary rental contracts (short let) are limited to 6 months
- Long-term rental contracts (long let) are possible from a rental period of one year
- The landlord receives a tax credit for rental agreements over 24 months
- The rent is paid monthly, the tenant receives a receipt when paying in cash
- Right to correct water and electricity bills and access to account data
- Proof of timely dispatch of a cancellation is a registered letter
- Arbitration board or arbitration tribunal for private rental disputes (Rent Regulation Board)
- Register on the storage of ‘defaulting tenants’ (rent debts are stored for up to 3 years)
- Housing Authority officers may enter rented accommodation at all reasonable times to inspect rented properties or to check for illegal subletting.
Tenancy agreements in Malta have these notice periods
- Notice period for tenants for rental agreements of one year is 1 month to expiry
- Notice period for tenants for two-year tenancy agreements is 2 months to expiry
- Notice period for tenants for three-year tenancy agreements is 3 months to expiry
- Cancellation period for landlords is 3 months to expiry
- After expiry of the cancellation period, the contract is extended by 12 months.
Special right of cancellation for tenants during the contract term
The tenant has a special right of cancellation depending on the term of the contract.
- 6 months for tenancy agreements of less than 2 years
- 9 months for rental agreements of 2 years or more and less than 3 years
- 12 months for rental contracts of 3 years or more.
If the tenant does not give notice of termination in accordance with the terms of the lease, the landlord is entitled to a net cold rent ‘compensation’.
Short-term leases or fixed-term contracts have simplified rules
Short-term private residential leases for a period of up to six months are not covered by the complex regulations. This allows you to move into short-term accommodation, similar to a hotel room. These tenancy agreements are suitable for:
- Employees not resident in Malta but employed in Malta on a short-term basis
- Language students
- Short-term secondary residence
- Transitional period until moving into the main residence or house
- The law on private letting does not apply to
- Letting to tourists like Airbnb
- Foundations
- Student residence
- Government rented flats
World of Malta insider tip: End of year rental contract and save a lot of money
The savings on rent are usually particularly high when renting a property between October and December. A two-year contract can bring an additional discount. The advantages for the landlord:
- The landlord has rented over the next two winters
- Tax credit for landlords for leases of 2 years or more
A cleverly chosen time to move into a new flat or house will save you an estimated 1-4 months’ rent in the first year alone. Experience has shown that it is worth taking out a more expensive short-term tenancy agreement in the summer in order to be flexible in the winter.
Is subletting permitted in Malta?
You need written authorisation from the landlord for subletting. The subtenant cannot register without authorisation or a certificate from the landlord. In the event of a breach, the housing authority may declare the tenancy agreement invalid and cancel it.
Are pets such as dogs and cats allowed?
You need authorisation from the landlord to keep pets. Some landlords require a higher security deposit of up to one month’s rent to cover the risk of damage to the rented property.
These 7 large Facebook groups can help you find accommodation in Malta
In addition to personal contacts or estate agents, there are Facebook communities for finding a house or flat. We list the major groups for a quick search for a flat, house or shared flat.
- TopJobsMalta.com – Accommodation Malta – Share, Rent, Buy – Apartment, Flat, House, Room
- Malta rent flat, apartment direct from owner
- Malta: Share/Rent/Rooms/Flats/Alquiler/Arriendos/Habitaciones/Apartamentos
- Find Property Malta (WhatRoof)
- Flats for Rent
- Awesome Flatmates Malta
- Malta Property Direct From Owners – ONLY
World of Malta insider tip: Facebook groups without estate agents in Malta
Some of these Facebook groups restrict listings to landlords without estate agents. This saves you the estate agent’s commission. Other Facebook groups specialise in rooms in shared flats. These are usually without estate agents. You may find like-minded people on Facebook with whom you can set up a flat share.
Why are rents for flats in Malta so high?
- Different rental law for immigrants until 2019
- Rent cap of 5 per cent only applies to existing rental agreements
- Immigration of tourist workers drives up rents in spring
- Letting accommodation and rooms to tourists brings in more money
- Immigration and immigration to Malta
- Inflow due to economic growth and the associated demand for labour
- Golden EU Passport buyers need a flat or house
- British companies come to Malta because of Brexit
- Invested in the modernisation of residential property due to low interest rates
- Urban redevelopment with demolition of old buildings and new construction to a high standard
- Inflation and the associated increase in the price of building materials
How high is the agency fee in Malta?
The costs of the estate agent are shared equally by the landlord and tenant. The broker’s commission is one net monthly rent plus 18 per cent value added tax (VAT). For residential short leases of up to 6 months, 10 per cent of the total rent including ancillary costs is payable.
When buying a flat or house, the seller usually pays the 5 per cent broker’s commission. If the seller grants the estate agent an exclusive right of sale for the first 90 days, the commission is reduced to 3.5 per cent.
How do you find a reputable estate agent?
For a long time, there was an uncontrolled growth of estate agents in Malta. Until the law was changed, some prospective tenants were negatively surprised before signing the tenancy agreement. Some homeowners suddenly became estate agents before signing the tenancy agreement and demanded an agency agreement and an agent’s commission. Since 1 January 2022, all authorised real estate agents, real estate consultants and their employees are licensed (Chapter 615 of the law of Malta). An internship is sufficient to prove the professional experience of a real estate agent. The state supervisory authority has registered around 300 real estate agents in Malta
Translated with www.DeepL.com/Translator (free version)
Which estate agent can you use to find accommodation in Malta?
Malta’s estate agents rarely have the sole agency rights of the landlord. The listing agent receives a share of the agent’s commission. Any estate agent can broker rental properties without exclusive rights. They only need to know about it. Large property companies have offices all over the island. You can be shown all the residential properties available at the company in any office. ‘Small’ estate agents concentrate on the town and region of their own residence.
The 11 biggest estate agents in Malta!
- Belair Property – Real Estate
- Chestertons
- Dhalia
- Frank Salt
- Engel & Völkers (luxury real estate agent)
- Malta Sothebys International
- Perry Ltd
- Quicklets
- RE/MAX
- Simon Mamo Real Estate
- Zanzi Homes
Pros & cons of searching for a flat or house through a real estate agent in Malta
Rarely exclusive brokerage right
Real estate agents do not have exclusive brokerage rights without a separate agreement, which means that several real estate agents offer each flat. The choice of each individual estate agent is therefore greater
Preselection
Estate agents pre-select flats and houses
Do not make your own appointments
Arrange several appointments in one day on request
Network
Often large network of many estate agents via the estate agent companies
Large selection
Malta has a high density of estate agents
Favourable agency commission
Cost-effective, usually half a month’s rent plus value added tax (VAT). The other half is paid by the landlord
State tested and licenced
Real estate agents are monitored by the state (licence). You can check the valid licence on the Internet
Information on tenancy law
Explanation of the tenancy agreement and tenancy law by the estate agent
Time pressure
Time pressure, because properties are not usually ‘tied’ to an agency
Offered rental property not available
Some offers on websites are outdated or serve marketing purposes
Lack of exclusive right
Usually, several estate agents offer the same flat, which is not immediately recognisable
On behalf of the landlord
Estate agents work on behalf of the landlord, who gives them the rental properties to broker
Commission calculated from rent
High rent means higher income Estate agent. An estate agent’s commission depending on the rent
No shared rooms and short-term rental contracts
Do not usually arrange shared flats
Outdated internet technology
Some estate agent websites have a poorly functioning search function
FAQ - about renting residential property in Malta
Why are there no rental contracts between 6 months and one year?
An annual contract can be cancelled by the tenant after 6 months. The annual rental agreement therefore also covers the rental period of 7 to 11 months.
Is subletting permitted in Malta?
No, you need written authorisation from the landlord.
Are pets such as dogs allowed?
No, you need an appendix to the tenancy agreement to keep cats and dogs. Landlords often require an additional deposit for possible damage caused by your pet.
What are the penalties for providing false information to the housing authority?
The Housing Authority can impose a custodial sentence of up to 3 months or a fine of up to 500 euros for knowingly providing false information. A combination of both penalties is possible.
Is there social housing and financial support for housing in Malta?
Are you missing a question?
Get in touch with us. We are sure we have the right answer.
Thank you for taking the time to read!
Conclusion: Key strategies for finding affordable housing in Malta
It is possible to rent cheap flats, rooms or houses, but not at all times of the year. Winter to December is probably the most favourable time of year for renting. This means that it can be worthwhile renting a flat or room for a few months until you have found your dream property. Other important factors that influence the rent:
- Location
- Size
- Number of bathrooms and bedrooms
- Equipment such as air conditioning, terrace
- Condition of the property.
Effective ways of finding affordable housing are through estate agents and various Facebook groups. The estate agent’s commission is relatively low and usually amounts to one month’s rent, which is shared between tenant and landlord. The student hall of residence at the university is ideal for students looking for a cheap flat or room.
Tenants can terminate multi-year contracts prematurely with a notice period of 3 months. This and the fact that the flats and houses are often furnished makes it easier to move if a more favourable property is found.
Credible sources for cheap flats & houses to rent in Malta
Private leases Chapter 604 (Private Residential Leases Act) https://rentregistration.mt/wp-content/uploads/2020/01/Cap-604-of-2019.pdf
Real estate brokerage Chapter 615 https://legislation.mt/eli/cap/615/eng/pdf
Termination of fixed-term contracts Chapter 604 (Civil Code Article 1566) https://legislation.mt/eli/cap/16/eng/pdf
Late payment Chapter 604 (Civil Code Article 1570) https://legislation.mt/eli/cap/16/eng/pdf
Entwicklung Bevölkerung Statistikamt Malta https://nso.gov.mt/population/
Most populous countries UN Department of Economic and Social Affairs https://www.un.org/en/desa
Repairs at the expense of the tenant Chapter 604 (Civil Code, Article 1556) https://legislation.mt/eli/cap/16/eng/pdf
Repairs at the expense of the landlord Chapter 604 (Civil Code, Articles 1540, 1541, 1542, 1543,
1548) https://legislation.mt/eli/cap/16/eng/pdf
Forms and tenancy agreements from Housing Authority https://rentregistration.mt/forms/
Legal notice and disclaimer: Despite careful checking, the information on this page may contain errors or be out of date. It does not replace legal or tax advice. World of Malta accepts no liability for the content, completeness or effect of the statements. World of Malta provides information free of charge and aims to serve as inspiration. We strongly encourage each reader to check this information independently.
