The Ultimate Guide to Renting in Malta
Are you planning to move to Malta and have plenty of questions about renting an apartment in Malta? Or Perhaps, you are already here and looking for some tips about renting a room or apartment in Malta.
Well, you are in the right place because this guide will tell you all you need to know about renting in Malta.
I’ve divided this guide into 4 chapters so that you can skip to information that is the most useful to you.
Chapter I will guide you through where you can find rooms or apartments to rent in Malta
Chapter II will tell you about the factors you should consider while finding an apartment in Malta.
Chapter III covers the different cities and towns in Malta where you can find a room or apartment to rent in Malta.
Chapter IV covers some important tips and advice to help you find your room or apartment and not get cheated.
Chapter I: Where to find listings
Real Estate Agencies
I think this is the best way to find a room or apartment for rent if you have money to spend. A good real estate agent or agency does everything by the book.
This helps you to deal with your landlord for expensive and incorrect electricity bills and to avoid the possibility that your landlord might cheat you. The most common scam that a lot of landlords do is not paying you your deposit. A real estate agent might help you to avoid hese things.
A simple google search would reveal to you the best real estate agencies. Have a chat with them, do a background check on them and see their credentials.
Ask them about the following before signing a rental agreement
- setting up internet, paying bills, resolving problems
- Agent fee- Most agents charge a fee that is equal to half of a month's rent and charge an 18% VAT(Value Added Tax) on that amount.
For example: if you find an apartment which costs €1000 to rent per month the agent’s fee should be €500 + 18% of €500 or €590
Most expats and students find a place to rent through Facebook. Here’s how they do it…
Facebook Marketplace- Facebook Marketplace is like Facebook’s version of ebay. Many people put things up for sale here. This also includes people who are putting up a room for rent.
Just type www.facebook.com/marketplace on your browser and get started.
You can see the pictures below to find Facebook Marketplace in your profile’s home page:
The marketplace can be quite tricky to find on your phone. That’s why I took this screenshot on my phone to help you find it.
Facebook Groups- You can join these groups and look for listings or post what you want(hopefully not spam). Here are a few facebook groups that will help you to find a room or an apartment to rent in Malta.
>Share Flat in Malta
>Accommodation Malta — Share, Rent, Buy — Apartment, Flat, House, Room
>Malta rent flat/apartment directly from owner
You can click on the group to go directly to it.
Maltapark
Malta park is a like Craigslist in Malta. You can look for a room or an apartment by clicking on the “property button” and then choose long let.
Short lets are mostly for people who are staying for less than 3 months.
You should avoid making any advance payments online. Contact the person who put up the ad and view the apartment yourself.
A lot of agents tend to put up ads here. That’s why most people prefer to use Facebook groups or the facebook marketplace. Sure, a lot of agents do the same on facebook but you can easily find out if they are agents by messaging them.
Chapter II: Factors you should consider when finding a place to rent in Malta
Malta may be a small country but don’t let its small size fool you! Google maps might tell you that a 10 km journey might take 20 minutes by car.
But, it might take up to an hour especially during the rush hour in the morning and evening.
Public transport may not always be your friend
The bus system in Malta can be quite unreliable at times. Sometimes the buses are early at other times they might be late. This makes long commutes quite a challenge especially if you have to change buses.
Most of the bus lines emerge from Valletta and you might have to take a detour there to change your bus adding a few unnecessary kilometres to your journey.
Convenience vs Commute
You might be tempted to live in popular expat areas like St Julian’s or Sliema but if you have to work 10 kilometres(or more) away then you might’ve to spend at least an hour on your commute if you choose to use public transport.
If you use a car, then your commute might still take up to an hour because you might be stuck in a traffic jam.
That’s why many people prefer to live in a city or town that’s close to their work or where they can get direct bus routes.
Chapter III: Different areas and cities in Malta
Gozo
Only 7% of the population of Malta lives in Gozo. The Island of Comino has only 3 permanent residents.
Most people who live in Gozo usually stay there most of the time. That’s because of transit times between Gozo.
Gozo had a population of 32,723 in 2017 and only 2,500 Gozitans commuted to Malta for work in that year. That’s just 7 in 100 people!
Needless to say, unless you are on vacation, plan to retire in a quiet place or work in Gozo, you shouldn’t find a place to rent there.
Most expats, especially language students, like to live in Sliema or St Julians. That’s because these cities have a lot of big fancy stores, restaurants,bars and a good nightlife and are close to the party capital of Malta-Paceville
Valletta
The capital city of Valletta without a doubt is very beautiful. It has plenty of stores,bars and restaurants within its walls.
You can also find a lot of things to do and catch a bus to pretty much anywhere in Malta from here.
However, rent prices in Valletta are very high. Valletta may not be a good option for you if you prefer to live in a peaceful neighbourhood either. That’s because Valletta is always full of tourists throughout the year.
Sure, if you are lucky you might find a quiet neighbourhood but if you want to exit the city, you might have to make your way through huge crowds of tourists.
Floriana an alternative to Valletta
Floriana is right next to Valletta. It was built with the purpose of serving as a suburb to Valletta.
Floriana is a very charming town with beautiful architecture replete with gardens and trees.
You can also find bus routes to most places on the island from here as well.
The three cities
Cospicua, Senglea and Birgu are collectively known as “the three cities”. These cities have beautiful historical architecture, cafes and shops.
Property prices tend to be lower here compared to Floriana.
You might have to add 10–15 minutes on average to your commute if you plan to use public transport though. However, several expats who live here say that it’s well worth it.
Taking a ferry from Cospicua to Valletta is a quick alternative to reach the main bus terminal there. The ferry takes only 5 minutes and leaves every 30 minutes.
You can pay for them with your Talinja card as well.
The three cities are also a good option for you if you like to live in a quiet(er) neighbourhood.
The popular expat spots
Sliema & St Julian’s
Most expats prefer to live here. It’s no surprise because these two cities can be considered the downtown or city centre of Malta. Most of the big malls and casinos can be found here.
These areas are also known for their bars, cafe and restaurants. These cities are especially popular for expats who come to Malta to learn English and those working in the iGaming industry. This is because you can find most of the iGaming companies and English language schools here.
Sliema is comparatively quieter and more residential than St Julian’s. Paceville-Malta’s unofficial party and nightlife capital is located within St Julian’s and is very close to Sliema.
Rent prices in Sliema & St Julian’s tend to be very high.It’s hard to find a private room here for less than €450 while in most other areas you can find a private room for €350 on average.
The price to rent a studio starts at around €700 here.
Gzira
Gzira, Msida and Ta’Xbiex are the satellite towns of Sliema. They are more residential in nature and have lower rent prices.
Gzira borders Sliema to the south. Manoel Island is a popular mini island and is part of Gzira. You can find Fort Manoel in this island. It dates back to the 1730s.
Sliema is right next to it whereas St Julians is anywhere between a 20–30-minute walk depending on where you live in Gzira.
The southern part of the town close to Msida is right next to the University of Malta and is popular amongst students.
Msida
Msida is situated south of Gzira and is about a 20-minute walk from Sliema and a 40-minute walk to Valletta.
Msida is known for its yacht marina, the iconic church that’s right next to it, a skate park, the University of Malta and Mater Dei Hospital.
Mater Dei Hospital also serves as a popular bus junction as several routes emerge from or pass by from here.
Rent prices tend to be lower here compared to many other popular expat locations. This is a popular place to live in Malta for students especially those that study in the University of Malta.
Kulleg is a big bus junction located close to the marina.Valletta is just a 10-minute bus ride from here.
Rent prices in Msida and Gzira
Private room- €350 to €450(all bills included)
Studio apartment-€450-€600
Ta’Xbiex
Ta’Xbiex is a very posh neighbourhood that is located south of Gzira and east of Msida. It’s well known for its beautiful promenade that is lined with a lot of cafes and restaurants.
It’s a fairly quiet neighbourhood with a good mix of modern and classic architecture. Quite a few embassies are located here like the embassies of Spain and Grece.
Rent prices tend to be very high here.
Swiqei and Pembroke
These towns are the satellite towns of St Julian’s. Rent prices are lower here compared to St Julian’s, but still quite high.
Pembroke is north of St Julian’s and next to the coastline. It has plenty of resorts that are popular with tourists in the summer.
Swiqei is a quiet residential town west of St Julian’s. Rent prices are a little bit lower here compared to Pembroke. If you prefer to live in a quiet and peaceful part of town while still being close to all amenities you should stay here.
You can find direct routes to both these places. The advantage to this is that you might find a seat on the bus because a lot of people tend to drop off in St Julian’s and Sliema.
The far north- St Paul’s Bay & Mellieha
St Paul’s bay is a sleepy town on the northwestern coast of Malta. It’s full of plenty of resorts which make this city quite busy in the summer. It’s not as crowded or busy as Sliema or St Julian’s even during the peak season though.
It’s popular amongst retirees, most of whom are from the UK.
Mellieha is further up north and stretches on to the north-eastern coast. It’s famous for the Golden Bay beach. Rent prices tend to be lower here compared to St Paul’s Bay.
You should carefully consider your commute time to your place of work before you move here.
If you’ll be using the bus, you should check the Talinja app to see an estimate of how much time it might take you to get to your place of work or school.
Towns in the central region
The central part of Malta is often overlooked by many. Several businesses tend to be located here, especially small businesses and startups.
Property prices tend to be lower in this region. If you are lucky, you might find a private room in a shared apartment for €350 or even €300 including the price of bills
Birkirkara is the most populated city in the region and the most populated city in Malta. It’s well serviced by buses and is a 10–15-minute bus ride to Msida. Most of the businesses in this region are located here.
Quieter options(and more charming in my opinion) in the region are the towns of Balzan, Iklin and Attard. Unfortunately, the frequency of buses are lower here and they tend to be further inland.
Hamrun, Santa Venera and Pieta are also nice and affordable options that are closer to both Valletta and Msida and not too further inland. Pieta is on the coast and can be considered as a satellite city of Valletta.
Southern cities
Prices tend to be the lowest in this region. The most popular cities in the south are Marsascala in the southern tip of Malta and Paola which is close to Valletta. The most populated cities in the region are the suburbs of Qormi and Zabbar.
The advantages of living in the south are that rent prices tend to be quite low here, it’s less crowded here and you might get to live close to the sea for a bargain price.
The disadvantages, however, are that it can take you up to an hour or even an hour and a half to commute to downtown Malta.
Chapter IV: Tips and advice
Tip#1: Find an apartment after you come to Malta
Many people pay deposits online after seeing nice pictures of an apartment online and regret it later on.
You can book temporary accommodation online and then go apartment hunting. If you are not from the EU, your government might ask you to provide a rental agreement from Malta.
You can still book a hotel room or air bnb and show them the receipt instead of a rental agreement and then go apartment hunting.
Tip#2: Insist on a contract
It’s very common for many Expats, especially those from the EU to rent an apartment in Malta without a contract.
This isn’t a good idea because in case you have a dispute with your landlord you don’t have any evidence that you are actually living in the apartment. Many Expats are unable to get their deposit back because of this reason.
If you are a non-EU citizen and are applying for a permit to stay in Malta you would need a rental agreement along with a rental declaration form from ID Malta.
Tip#3: Read your rental agreement
If your landlord offers you a rental agreement please ensure you read every little detail. If you don’t like any clause talk about it with your landlord and ask them to change it.
Here are some important details that should be included in your rental agreement-
- Duration: How long you would be staying there.
- Details about yourself and your landlord: Please ensure the contract contains the following details about you and your landlord:
1. Names
2: contact details
3: Passport or national identity document numbers
Please ensure that all the details are correct. I would go as far as to attach photocopies of both your and your landlord’s Id documents in the agreement. - Deposit amount: when should the deposit be paid back. How it’s to be paid back etc.
- Number of tenants in the apartment
- Details of the tenants- names, contact details, ID numbers.
- Who will pay the utilities: Will it be you or the landlord.
- Amount of rent per month
- Privacy clause - Mention things like the Landlord should give you a 24 -hour notice if he needs to send someone to fix things in the apartment.
- Optional: Promise clause- A clause which guarantees that the landlord will not sell the apartment while you are living in it.
Tip#4: Take steps to ensure you get your deposit back
Just like in most countries in the world, you would be expected to pay a deposit to rent a room or apartment. The price of the deposit usually is one month’s rent.
Getting back your deposit can be quite a challenge as an Expat pretty much everywhere in the world. Landlords assume that you’ll leave the country and never bother them about it.
In countries with strong legislation on the issue, a landlord would open an escrow account and put your deposit in it. The time when you would get back your deposit would be mentioned in the lease and the amount would be automatically transferred to your account.
Unfortunately, the rental market is mostly unregulated here. This means you have to be street smart, consult a lawyer or other expats.
Here are some ways, you can ensure you get back your deposit-
- Try to avoid oral agreements- landlords often tell you that they’ll give return your deposit money to you when you are about to leave. Many unfortunately don’t.
If you have a written contract, you can go to the police with the agreement and file a formal complaint against them if they don’t return your deposit to you. - Try to sign a promissory note with the landlord- A promissory note is a legal instrument. Basically, it means that a person is legally obligated to pay back a certain amount of money at a specific date.
You can convince your landlord to sign this by telling him that this ensures that you don’t cheat him with regards to rent and that you will pay for it. You can get a promissory note drafted from a notary for a small fee. - Pay your rent and deposit only with cheque, online or bank transfers - Insist on paying your deposit and even your rent with online transfers or a cheque. If you have to pay with cash insist on a written receipt that includes both you and your landlord’s name and the date on which you paid the cash and his signature.
In case you need to go to the cops you have evidence to back up your complaint. - Pay the deposit directly to the owner- The person showing you the apartment may be the one who is leaving and has the responsibility to find his replacement-you.
I have heard countless stories of people taking the deposit and leaving without the landlord getting the deposit.
This is you should ensure that you deal with all these matters directly with the owner.
If the landlord is not available insist that you call the landlord and inform him that you are paying this person the money and insist that the person receiving the money talks to the landlord as well.
Tip#5: Check the meter readings every month and take pictures
Many people are being over-charged for their utility bill in Malta. That’s why it’s important to check the electricity readings every month(preferably with your landlord). Send your landlord pictures of the meter readings every month.
Even if your landlord pays your utility bills, you should do this because if your landlord is charged €500 for a €50 bill it would be you who would have to pay for it.
This website helps you to accurately check your utility bills.
Tip#6: Don’t get an internet connection
Wifi has become a necessity these days, hasn’t it? Would you move into an apartment that doesn’t have wifi? Probably not! Make sure to ask the person who is showing you the apartment whether it comes with wifi.
Ask them if it’s included in the price of the rent. Most importantly, ask them whose name is in the contract. Ideally, the contract should be in the owner’s name.
The reason why I insist that the internet contract should be in the owner’s name is this- It’s extremely tedious and expensive to get an internet connection in your own name in Malta!
Most internet companies in Malta make you sign a two-year contract and the cancellation fee is upwards of €150!
Tip#6: Check the room and apartment
If you are renting a room or an apartment you want to make sure that everything there actually works.
When most of us view a room or apartment we just see if everything is there but we don’t check if everything actually works.
It’s only when you move in you realize that the AC doesn’t work, the pipes are leaking, there is no internet, there is a problem with the furniture or the gas stove.
You don’t want to be in that situation now do you? The person showing you the apartment might just show you everything in a hurry. Try not to be rushed and check every little thing to see if it works.
Let’s say you see the drawers and the cupboards and they seem to be in good condition. But when you move in and open them, they break.
Your landlord or the previous tenant may not have bothered to repair them and then you would be blamed for the damage and forced to pay for repairs!
Ask the person showing you the room to open or close every little thing, turn every appliance and tap on and off and ask them to lift the mattress to show you if the mattress is free of bed bugs.
If he or she is offering you free blankets and a duvet, open the duvet cover and the pillows to see if they are clean. Many landlords or tenants before you never bother to clean these.
Tip#7: Reserve the room/apartment
From April to October, thousands of people flock to Malta and it becomes hard to find a nice room or apartment here.
The unwritten rule here is that whoever pays the deposit first gets the apartment.
If you like a room/apartment try to convince the landlord to give you some time while you see other options.
You can also make a small payment to reserve your place for a few days or offer to buy them a bottle of wine or some treats.
Bonus Tip: Join the Malta Expats group
Expats Malta is a group on Facebook with over 30,000 members consisting of locals and Expats who have been staying here for a long time.
They can help you settle into the Island and offer you many valuable tips and advise.
You can click here to join the Expats in Malta group.
Thank you for reading our article. If you would like to write for us, you can send us an email at editor@il-bizzilla.com.
Disclaimer-The opinions expressed in this blog are the author’s personal opinions. Il-Bizzilla is a platform for people to express their views. Il-Bizzilla does not support or oppose the views of its contributors unless their views are in contravention of Article 32 of the Consitution of the Republic of Malta or any other laws governing the reasonable restriction of freedom of speech.
