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Understanding Malta's use-class system for commercial property
This page explains Malta's commercial property classification system, regulated by the Planning Authority (PA). Every commercial property falls into one of 8 categories and around 20 specific classes, each with its own permit and operating conditions. The page breaks down every category and class, and explains when changing from one use to another requires a full development application versus a simple notification.
The business of real estate is divided into residential sales, letting, and commercial, with some overlap between these divisions. Commercial properties, without exception, fall under a classification system that directly affects which type of property is best suited to your intended business activity.
There are many commercial classes, each with a unique permit and distinct operating parameters that the property owner must adhere to. This is governed by law, and the specific rules for each class must be strictly observed to lawfully maintain your business licence for operating from those premises.
Below is a breakdown of the Commercial Classes as set out under Subsidiary Legislation 552.15, the Development Planning (Use Classes) Order, administered by Malta's Planning Authority (PA). Rules around traffic congestion, health and safety, noise, and air pollution are just a few of the factors that may apply to the property you wish to purchase or rent. We advise engaging a professional, registered architect to investigate, verify, and confirm that all necessary permits are already in place, or to advise on which permits you still need to obtain.
Frank Salt Commercial maintains a large database of commercial properties available for purchase or rent, and can also assist through the compliance process to help ensure your property of choice is fully approved for your intended use.
In total, there are 8 categories of properties, each organised by class. Each class below includes a short description — for full legislative detail or any recent amendments, refer to the official Planning Authority documentation.
CATEGORY A
Residential Uses
Class 1 — Dwellings
CATEGORY B
Social Uses
Classes 2A, 2B, 2C — Institutions & Education
CATEGORY C
Tourism & Leisure Uses
Classes 3A–3D — Accommodation, Hotels, Leisure
CATEGORY D
Commercial Uses
Classes 4A–4C — Offices, Retail, Food & Drink
CATEGORY E
Industrial Uses
Classes 5A–5C — Light, General & Specialised Industry
CATEGORY F
Storage & Boathouse Uses
Classes 6A–6B — Storage & Distribution, Boatyards
CATEGORY G
Agriculture Uses
Class 7 — Agriculture
CATEGORY H
Aquaculture Uses
Class 8 — Aquaculture
For use as a residence, whether or not as a sole or main residence, by any of the following:
Use for either of the following:
Use, other than residential use, for any of the following:
Use for either of the following:
Use for either of the following:
Use for hotel.
Use for any of the following:
Use for any of the following:
Use for any of the following:
Use for any of the following:
This class covers establishments preparing and selling hot or cold food or drink for consumption on the premises, and is split into two variants depending on whether cooking takes place on site:
Use for any of the following:
Use for the carrying on of an industrial process not contemplated by Class 5A or Class 5C.
Covers specialised industrial processes with a materially higher environmental or safety impact than Class 5A or 5B, including (among others):
This class covers a long, technically detailed list of specific chemical and industrial processes under the official legislation — if your business involves any specialised chemical, metallurgical, or industrial process, confirm classification directly with the Planning Authority or a registered architect rather than relying on this summary alone.
Use for storage (other than storage of boats, on land or water) or as a distribution centre.
Use for any of the following:
The carrying on of agriculture involving the intensive raising of crops or animals.
Use for the hatching or fattening of fish.
Changing from one class to another within the same category generally requires a development permit application. There are exceptions, however, where only a notification and reply mechanism is used instead of a full application — these are set out below. If you need more guidance, speak to one of our Commercial Property Specialists.
The following changes of use are treated as permitted development, subject to a development notification prior to the change (rather than requiring a full development permission):
This is a general summary for guidance only and does not constitute legal or planning advice. For full legislative detail, refer to Subsidiary Legislation 552.15 (Development Planning (Use Classes) Order) or the official Planning Authority documentation, and confirm your specific case with a registered architect or planning professional.
There are 8 categories of commercial property use in Malta (Categories A–H), each containing one or more specific classes, for around 20 classes in total, as set out under Subsidiary Legislation 552.15, the Development Planning (Use Classes) Order.
Malta's Planning Authority (PA) regulates commercial property use classes. The PA was formed in 2016 when the former Malta Environment and Planning Authority (MEPA) was split into the Planning Authority and the Environment and Resources Authority (ERA).
Generally, yes — changing from one class to another within the same category requires a development permit application. Some specific changes qualify for a simpler notification process instead of a full application; these exceptions are listed in the Notes on Change of Use section above.
These fall under Category D — Commercial Uses. Financial, professional, and other offices are Class 4A; retail is Class 4B; and food and drink establishments are split between Class 4C (no cooking on premises) and Class 4D (cooking allowed on premises).
Yes — a property's use class determines what type of business can legally operate from it. We recommend engaging a registered architect to verify the property's current permits and confirm they match your intended use before committing to a purchase or lease.
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