In 2020, Malta passed the Real Estate Agents, Property Brokers and Property Consultants Act — a piece of legislation that brought legal order to what had been, to put it diplomatically, a market characterised by variable standards. Before 2022, anyone could call themselves a real estate agent in Malta. After December 2021, everyone carrying out property transactions professionally must hold a licence issued by the Property Market Agency. The exam, the accreditation, the registration: these are now requirements, not suggestions. The market has not been completely transformed — habits change more slowly than laws — but the baseline has risen.
For foreign buyers and renters, this matters practically: you can verify whether the agent you are working with is actually licensed, and an unlicensed operator in a property transaction is a legal problem, not just an ethical one. The verification takes thirty seconds at realestateregistration.gov.mt.
The key facts: All real estate agents in Malta must be licensed by the Property Market Agency. Agency fees for sales are typically paid by the seller (not the buyer) at 5% of purchase price (open agency) or 3.5% (sole agency), plus 18% VAT. For rentals, agents typically split one month's rent as commission — half from tenant, half from landlord. Verify licence at realestateregistration.gov.mt before proceeding.
The Major Agencies
Malta has dozens of real estate agencies. For expat buyers and renters, the established names with the longest track records and most expat experience are: Frank Salt Real Estate (55+ years in operation, widest inventory, excellent expat-focused guides), Remax Malta (international brand, consistent standards, large agent network), Dhalia Real Estate (strong in rentals, responsive, well-reviewed online), Simon Mamo (established, good for higher-end residential), and Sara Grech (boutique, strong in Valletta and heritage properties). For Gozo specifically: move2Gozo and several smaller Victoria-based agencies are more useful than the main island agencies.
What the Agent Does — and What They Do Not Do
A Maltese real estate agent facilitates the transaction: shows properties, manages offers, liaises between buyer and seller or landlord and tenant. They do not provide legal advice, verify title, or manage the AIP permit process. These are the notary's domain. The common confusion is treating the agent as a legal advisor — they can recommend a notary and explain the general process, but they are not qualified to advise on legal matters specific to your transaction. Always engage your own notary independently, chosen by you rather than recommended solely by the selling agent.
How to Evaluate an Agent
First: verify their licence number at realestateregistration.gov.mt. If they are not listed, do not proceed. Second: ask specifically about their experience with foreign buyers and your transaction type (AIP purchase, rental, SDA property). Third: check online reviews on Google and Facebook — Malta's expat community is vocal about both positive and negative experiences. Fourth: assess responsiveness on first contact. An agent who takes three days to respond to an initial inquiry will not become faster when you need a viewing arranged in 24 hours because a property is moving quickly. Fifth: understand the fee structure clearly before you commit to working with them. For rentals, the standard is one month's rent split between tenant and landlord — but confirm this explicitly. For sales, the fee is almost always paid by the seller.
For Rentals: The Agent vs Direct Landlord Question
A meaningful proportion of Malta's rental market operates without agents — landlords advertise directly in the Facebook expat groups. This is often cheaper (no finder's fee from the tenant side) and can be faster. The trade-off: less formal protection if a dispute arises, more variable lease quality, and you are negotiating directly without a professional intermediary. For a long-term lease at significant rent, having an agent who manages the lease properly and knows the landlord's expectations is worth the one-month commission. For shorter stays or lower-rent rooms, going direct makes sense.
