Moving from Germany
to Malta
Want to relocate from Germany to Malta? What to expect!
Why is Malta attractive to live in?
The reasons for choosing Malta are practical: as an EU member state with German-level legal certainty, a tax system that rewards structured planning and a property market that has kept climbing.
For German nationals, Malta also offers an English-speaking environment, Mediterranean lifestyle, EU familiarity and a property market that has shown resilience while many European real estate markets have stalled somewhat.
Can German citizens live and work in Malta?
Malta has been a full EU member since 2004, which means German citizens already hold the right to live, work and do business there without a visa or permit of any kind.
There is no bureaucratic gatekeeping at the border, no quota system and no need to justify the move to an immigration office.
Can you work in Malta while only speaking English?
Yes. English is one of Malta’s official languages, alongside Maltese, and it is widely used in business, administration and many international workplaces.
In sectors such as finance, gaming, tech, tourism, real estate and professional services, English is often enough to get started. Maltese can still be helpful for integration and for some local-facing roles.
How much is the cost of living in Malta?
As a general guide for 2026, a single person can expect to budget around €1,550 to €1,650 per month, while a couple can expect a realistic monthly budget of around €2,200 to €2,400.
Rent is usually the biggest expense. Sliema, St Julian’s and Gżira tend to command higher rents, while Gozo and some southern or quieter localities can offer better value.
Can German citizens rent in Malta?
Yes. German citizens can rent property in Malta and Gozo. Many people choose to rent first so they can understand the island, compare locations and decide whether they want to buy later.
Renting can also be useful before committing to a primary residence, SDA property or long-term residency route.
Can a German citizen buy property in Malta or Gozo?
As an EU citizen, a German buyer does not need an Acquisition of Immovable Property (AIP) permit to purchase a primary residence in Malta or Gozo.
This is the single most important fact to understand before researching anything else, because much of the generic advice online is written for non-EU buyers and does not apply in the same way.
What is the weather like in Malta?
Malta has a Mediterranean climate, with long, hot summers, mild winters and plenty of sunshine throughout the year.
For German relocators, the weather is one of the major lifestyle advantages. Winters are generally much softer than in Germany, while spring and autumn are especially popular for outdoor living, coastal walks, dining out and exploring Malta and Gozo.
Is Malta safe to live in?
Malta is generally considered a safe place to live, especially when compared with many larger European cities.
As with any country, normal precautions still apply. It is sensible to take care of personal belongings in busy areas, avoid leaving valuables in cars and get to know the character of different neighbourhoods before deciding where to rent or buy.
Is there a German community in Malta?
Yes. Malta has a German-speaking community, with cultural, social and professional connections that can make the move feel easier.
New arrivals can usually find German-speaking groups, social events and informal networks, especially around the more international areas of the island.
Are there German doctors on the island?
Malta has both public and private healthcare, and some private clinics and practitioners may offer German-speaking support.
Availability can change, so it is best to ask directly when booking an appointment and confirm that the doctor is properly registered to practise in Malta.
Why German citizens are taking a closer look at Malta
Many German citizens are looking past the usual shortlist of Spain, Portugal and Austria and visiting Malta for a closer look.
The reasons for choosing Malta are practical: as an EU member state with German-level legal certainty, a tax system that rewards structured planning and a property market that has kept climbing, it is in contrast with the rest of Europe where many real estate markets have stalled somewhat.
This article sets out what a German national needs to know before renting or buying in Malta or Gozo, how residency status affects that decision, what happens to gains when a property is eventually sold and where the market currently stands.
What does it cost to live in Malta?
Before relocating from Germany, it helps to understand the everyday numbers: rent, utilities, groceries, transport, healthcare and lifestyle costs.
- Rent remains the primary expense, with Sliema, St Julian’s and Gżira commanding higher prices than the South or Gozo.
- Utilities and connectivity are generally predictable, with combined monthly bills depending mostly on apartment size and air-conditioning use.
- Transport, groceries, healthcare and lifestyle costs should all be factored in before deciding whether to rent first or buy straight away.
Where to start looking
Buyers from Germany tend to gravitate towards a handful of areas, each suited to a different purpose.
Sliema and St Julian’s
Sliema and St Julian’s offer the closest equivalent to city living, with cafés, offices, seafront apartments, shopping and a strong rental market.
These areas remain popular with professionals working in finance, gaming and tech.
Valletta
Valletta appeals to those drawn to restored period property within a UNESCO-listed setting.
In some cases, reduced stamp duty can also apply to restoration projects, which makes the capital especially interesting for buyers with a heritage-property mindset.
Gozo
Gozo has become increasingly popular with German buyers who want space, countryside, sea views and a slower rhythm.
It also has its own lower property thresholds under the TRP and noticeably calmer day-to-day life than the main island.
The Three Cities
The Three Cities, Birgu, Senglea and Cospicua, offer restored period property, harbour views and a more historic residential setting.
Like Valletta, they attract buyers who value architecture, character and access to the Grand Harbour area.
Planning a move from Germany to Malta?
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Residency options that make sense for German nationals
Because Germany is an EU and EEA member, German citizens are not eligible for programmes built for non-EU applicants, such as the Malta Permanent Residence Programme.
The Residence Programme
What does apply and what is genuinely underused by German buyers, is The Residence Programme (TRP), a scheme designed specifically for EU, EEA and Swiss nationals who want to make Malta their tax residence without renouncing freedom of movement within the Union.
Under Malta’s The Residence Programme (TRP), a beneficiary is generally taxed at a flat 15% rate on foreign-source income that is remitted to Malta, subject to a minimum annual tax of €15,000 per family.
Foreign-source income
Foreign-source income that is not remitted to Malta is generally not taxable in Malta.
Foreign-source capital gains
Foreign-source capital gains are generally not taxable in Malta even if the proceeds are brought to Malta, provided the individual remains non-domiciled in Malta.
Maltese-source income
Maltese-source income remains taxable in Malta under the ordinary rules.
TRP property thresholds and requirements
- Acquire qualifying residential property with a minimum value of €275,000.
- Acquire qualifying residential property with a minimum value of €220,000 if the property is in Gozo or the south of Malta.
- Alternatively, rent qualifying property for at least €9,600 per year.
- Alternatively, rent qualifying property for at least €8,750 in Gozo or the south.
- Applicants must hold comprehensive health insurance.
- Applicants must satisfy the programme’s residence and suitability requirements, including not spending more than 183 days in any other single jurisdiction during the calendar year.
- Applications must be submitted through an Authorised Registered Mandatory.
- Applications commonly take around three to four months to process.
Ordinary Residence
For Germans who do not expect to remit significant foreign income, the alternative is Ordinary Residence, which carries no minimum tax charge but taxes Malta-sourced income at the normal progressive rates, up to 35%. Which route makes sense depends entirely on personal income structure and this is a conversation worth having with a Maltese tax adviser before any property is purchased, not after.
What happens when the property is eventually sold
Malta does not tax property sales the way Germany does
Instead of a capital gains calculation based on profit, most transfers are subject to a final withholding tax charged on the transfer value of the property, currently set at a standard rate of 8%.
Standard rate
Most transfers are subject to a final withholding tax charged on the transfer value of the property, currently set at a standard rate of 8%.
Sold within five years
5% if the property is sold within five years of purchase and was not bought as a main residence.
Sole residence
2% if it was the seller's sole residence and is sold within three years.
Main residence exemption
A full exemption applies if it was owned and occupied as a main residence for at least three consecutive years before sale.
No annual property tax
There is no annual property tax in Malta at all, which is a detail Germans accustomed to Grundsteuer tend to appreciate once it is pointed out.
How the market has actually performed
The numbers make a compelling case for Malta.
Price growth
The nationwide Residential Property Price Index rose 6.1% year-on-year in the fourth quarter of 2025, following increases of 5.7%, 5.6% and 5.7% in the preceding three quarters.
This marked the fifth consecutive quarter in which annual price growth exceeded 5%, pointing to sustained momentum in the residential market.
Transaction activity
Transaction activity tells a similar story. Residential property transactions across Malta increased by 5.9% in 2025 to 13,339, while the total value of transactions rose by around 12.4% to €3.97 billion.
Apartments, the segment most relevant to many overseas buyers, led price growth in the final quarter of 2025 with a 6.2% annual increase.
None of this guarantees future performance, and German buyers should treat these figures as one factor among many when evaluating an investment, but the resilience of Malta's property market through recent years of economic uncertainty and higher European interest rates is notable.
Where Frank Salt Real Estate fits into the process
Navigating AIP rules, SDA eligibility, residency thresholds and withholding tax bands is not something to do from a blog article alone.
A single point of contact in Malta and Gozo
Frank Salt Real Estate has operated since 1969 and is the country’s largest family-owned and managed real estate agency, with 20 branches and close to 200 consultants covering Malta and Gozo.
For German buyers, the advantage is the ability to handle the full chain: short lets through the holiday lets arm, long lets through the residential letting team and sales or acquisitions across both islands and all major price brackets.
Short lets
Useful for buyers who want to visit Malta, explore areas and understand day-to-day life before committing to a purchase.
View Holiday Lets →Long lets
A practical option for German nationals who want to establish themselves in Malta before deciding where to buy.
View Rentals →Buying property
Sales and acquisitions support across Malta and Gozo, including primary residences, investment properties and SDA options.
Explore Property →Support beyond the property search
The company’s relocation and concierge service can coordinate tax and legal guidance, property management and home interiors, which matters when the buyer is trying to align the property purchase with a residency application and a tax position. The value is not simply finding a flat or house; it is having a single point of contact who understands how the purchase, residency route and long-term plan need to fit together.
The best, complete solution for German investors
For a German investor or relocator, Malta is no longer a curiosity. Germany's tax environment is not becoming simpler and many traditional retirement or second-home destinations are struggling with either oversupply, bureaucracy or weaker growth.
Malta offers a German citizen full property and residency rights without non-EU friction, a tax structure that rewards planning and a property market that has rewarded patience for more than five years.
The sensible next step is not to browse listings in isolation, but to have a direct conversation. German buyers should contact Frank Salt Real Estate through one of its 20 branches or its Client Services Division online, explain their circumstances, and view qualifying properties both inside SDAs and beyond them with a clear, honest assessment of the ownership, residency and tax implications.
