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Featured Articles

Property Portfolio Support 03 November 2025

First Time Buyer Step 3 – Viewing Properties Like a Pro

You’ve set your budget and defined a wish list -now it’s time to view properties. In Malta and Gozo, you can search with a real estate agent, go direct to owners, or use a property broker (also known as a ‘sensar’). Platforms like www.propertyportfolio.com.mt can help make the search process easier by collecting listings from multiple agencies in Malta & Gozo, making finding a property easier. Each route has pros and cons, and the viewing itself is where you confirm value, spot issues, and decide whether to move forward. 💡 Property Portfolio MT is your go‑to platform to find properties from multiple agencies in one place, so you can compare options faster and book viewings quicker. Step 1: How to search for your property/home There are three common ways to find homes: Real estate agents, Direct from owner, and Property brokerage services (sensar). All intermediaries must hold a valid licence to work in real estate in Malta. 💡 Tip: When viewing a property with an intermediary, always ask if they have a valid real estate license, Whichever route you choose, keep your ranked wish list handy so you can brief the agent/owner clearly and compare options fairly. Step 2: Where to start looking Use a blend of online and offline channels to widen your search. When a property matches your budget and criteria, schedule a viewing promptly. If you are not using an agent, contact the owner directly; otherwise, your agent will book for you. Search channels Online methods Examples Property Platforms Platforms like Property Portfolio MT aggregate listings to simplify search Social media Facebook Marketplace, Facebook Groups, Facebook Pages, Instagram Websites Real estate agent sites, property broker sites, developer sites Offline methods Examples In-person Visit real estate agents or property brokers Local walk-around Look for “For Sale” signs; ask locally (word of mouth) 💡 Tip: Confirm who will attend (owner/agent), ask for property plans in advance if available, and keep your calendar flexible to see strong matches quickly. Step 3: What to take to a viewing Go prepared. Bringing the right tools helps you record details accurately, compare homes like-for-like, and spot issues you might otherwise miss. Viewing kit Item Why bring it Notebook & pen Capture room sizes, observations, pros/cons, repair notes. Measuring tool Verify room dimensions and furniture fit. Your wish list Check must-haves vs nice-to-haves in real time. Flashlight Inspect darker areas (box rooms, ceilings, shafts). Phone/camera Photos and short videos to compare later. Question list Ensure you ask everything important. Property plans Request in advance or at the visit (older homes may not have plans readily available). 💡 Tip: Immediately after the viewing, update your notes and re-rank priorities while impressions are fresh. Step 4: What to check on site A viewing is more than a quick look around. Use it to test value, surface risks, and plan your next steps. Price & market signals Compare to nearby listings: A significantly lower asking price may point to hidden costs (e.g., renovation) or underlying issues. Many “for sale” signs nearby: Could indicate area-specific concerns. Duration on the market: Typically, when a property has been on the market for too long it could signal potential issues with the property. Numerous Agency Stickers: Properties having numerous amount of “For Sale” signs could signal potential issues, such as being over priced, having a ground rent, and so on. 💡 Tip: When properties are listed as “Exclusive” with an agency, it typically signals that the property was reviewed by the agency, deemed it as good to sell, and onboarded it as a good property. Condition & structure Structural damages: Look for movement cracks, signs of settlement, deteriorated beams/concrete slabs, and cracked masonry ceiling slabs (xorok). These are not automatic deal-breakers, but they can be costly. Budget accordingly and use them in negotiations or as conditions to complete works before purchase. Assistance from an architect is recommended because not all damage is obvious. Water ingress & waterproofing: Check ceilings, walls, and wet areas. Finishes: Humidity, mould, insect infestations, cracked windows. Compliance & changes Suspicious work: Ask if permits were obtained where required. Finishings list: For on-plan or finished homes, ask what the price includes (e.g., doors, bathrooms, common area expenses). Expected move-in time: Especially for homes under construction; plan for potential delays. Developer reputation: For on-plan/under-construction, consider their track record. Nearby developments: Check for planned works on neighbouring sites. Rights & restrictions Third-party servitudes/easements: e.g., apertures overlooking the property, rights of access, shared cisterns/drainage/water catchment, or passage of third-party services. Rental restrictions: Some homes have limits on future renting. Restrictions on renovation/extension: Short- or long-term limits may apply. Sanitary laws & planning permits: Architect assistance is recommended. History & tenure Property age & last renovation date: Older homes may require repairs. Previous owners’ tenure: Quick resales can indicate issues, but reasons may be personal (e.g., financial, divorce). Issues/disputes/ownership uncertainties: These can cause complications and delays. Apartment-specific Block basics: How many units? Which are sold? Active association? Costs (lift maintenance, condominium fees)? Step 5: After a good first impression If no red flags appear, book a second viewing and bring a specialist (e.g., an architect) for a thorough inspection. Specialists can catch issues you might miss and advise on repair scope and cost. Next, ask the seller/vendor for their deed of acquisition. Have your notary review it to identify any potential issues, such as ground rents (the agent would typically know this as well, so you can ask them too, but the final confirmation will be through the notary). This professional review can surface title or rights concerns early and help you decide whether to proceed or negotiate safeguards. 💡 Tip: The first property you view is rarely the one you buy. Stay positive; the right one will come along. Short FAQ (source-based) Q1: Why use an agent? A: Efficiency, market knowledge, skilled negotiation, diverse property portfolio - plus guidance on what to avoid. Q2: What should I bring to viewings? A: Notebook, measuring tool, wish list, flashlight, phone/camera, question list, and plans if available. Q3: Who should inspect the property? A: An architect is recommended, especially for structural and compliance checks. Mini-glossary Property broker (sensar): An intermediary service charge 1% commission from both parties. Servitudes/Easements: Rights that allow others certain uses affecting your property (e.g., access, overlooking apertures, shared cisterns/services). Xorok: Masonry ceiling slabs; cracks can indicate issues to investigate. Deed of acquisition: The seller’s document proving how they acquired the property; ask your notary to review it. In Summary Property viewings turn your wish list into real-world choices. Decide how you’ll search (agent, direct, or broker), prepare your viewing kit, and examine price signals, condition, compliance, and rights. If the home passes your first checks, bring in an architect and have a notary review the seller’s deed of acquisition before making an offer. Which three checks from this guide will you prioritise on your next viewing? Next up: Making the Offer (and making it count!) In part 4 of our First-Time Buyer Blog Series, we’ll help you understand how to make an offer, what to include, and how to negotiate like a pro (even if you’ve never negotiated in your life). Follow Property Portfolio for real estate tips, listings, and guidance designed for Maltese buyers. This article is for general information only and does not constitute legal, tax, or financial advice. Always consult a licensed professional in Malta for your specific situation.

Property Portfolio Support 03 November 2025

First-Time Buyer Step 2 – Create the Perfect Property Wish List

Create the Perfect Property Wish List Starting a home search in Malta or Gozo is easier when you know what really matters to you. Once your budget and loan potential are clear, the next step is building a realistic wish list and ranking your must-haves against your nice-to-haves in a property/home. This article turns the provided guidance into plain, practical steps. You’ll learn how location, property type, size, and features influence price and timing; how to think about noise and amenities; and when to trade speed for value (e.g., buying on plan vs already built). Step 1: How to build (and refine) your wish list Begin by splitting your criteria into two buckets and ranking them: Must-haves: essentials you won’t compromise on (e.g., minimum bedrooms, lift, locality). Nice-to-haves: preferences you can trade for value (e.g., larger terrace, extra bathroom). Write your list down and take it to every viewing. Expect it to evolve: after seeing layouts, light, and flow in person, you’ll adjust what matters most. Keep your budget front and centre, this keeps expectations realistic and helps you act quickly when a good match appears. (You can refer to the previous article for more information on how to properly set up a budget for your first property purchase here) Simple decision prompt for each feature: Would I walk away if this is missing? If yes, keep it as a must-have. Would I pay extra to get it? If no, it’s a nice-to-have. 💡 Viewing tip: Re-rank your list after each viewing day while impressions are fresh. The goal isn’t to find a “perfect” property; it’s to find the right fit for your needs and budget, with clear trade-offs you accept. Quick checklist to rank Item General advice Location and noise level Visit at different times of day. Stand outside for 5 minutes to gauge noise. Prioritise streets you’d feel good walking home on. Access to amenities (shops, buses) Map your daily needs within a 10‑minute walk. If you rely on buses, check routes and frequency. Property type (apartment, maisonette, penthouse, house) Pick the type that fits budget and upkeep. Apartments are simple; houses add space and maintenance. Size and layout (space distribution) Favour smart layouts over raw size. Look for light, storage, and good room flow. Bedrooms and bathrooms Set your minimum. Extra bathrooms are a comfort bonus but add to the property price. Commonly, it is the number of bedrooms that can increase the price. Outdoor space (balcony/terrace) Choose the outdoor area you’ll use. Check sun, wind, and privacy. Garage (yes/no) If street parking works, skip to save money. If parking is tight, price a garage early. Completion level (on plan/shell/finished) On plan or shell can be cheaper but slower. Finished is faster and simpler. Furnishings (unfurnished/semi/fully) Fully furnished = quick move‑in. Unfurnished = customise and spread costs. Developer/contractor preference Prefer a proven track record. Ask for recent handovers and references (if possible). Step 2: Location first - area choice drives both price and lifestyle Choose the area before the individual home. Locality strongly influences price and day-to-day living. Some Insights: Northern Harbour (e.g., Sliema, St Julian’s) tends to be more expensive than other localities such as H’Attard, Siggiewi, Haz-Zebbug areas. Gozo and the Southern region being amongst the cheapest currently. The top five localities among first-time buyers: St Paul’s Bay, Mosta, Birkirkara, Żurrieq, Żabbar. Many first-time buyers prefer staying near where they currently live. This is more common when buying together; solo buyers often face more trade-offs due to tighter budgets. Noise & amenities matter: Busier areas often cost less but come with more noise. Being close to shops and bus routes can be a practical priority. Step 3: Property type, size, and layout Property type: Apartments are most common for first-time buyers, especially solo buyers. For buyers purchasing together, houses, penthouses and maisonettes are increasingly considered, though apartments remain amongst the most popular. Size vs distribution: Don’t judge by square metres alone. A well-planned layout can make a smaller home feel bigger. Think about: Separation of bedrooms from living areas Storage options Light and ventilation Practical circulation (how you move through rooms) Bedrooms & bathrooms: Decide your minimum upfront. An extra bathroom or ensuite is a comfort bonus, but weigh it against budget and location. Outdoor space: From a decent balcony to a large terrace, outside space adds enjoyment and influences price. Decide if it’s a must-have or a nice-to-have. Garage: Most first-time buyers in Malta and Gozo do not buy a garage. Buyers purchasing together are more likely to include a garage than solo buyers. Consider street parking and public transport when deciding. Step 4: Completion level, furnishings, and timing How quickly do you want to move in? Your answer drives both cost and risk. On plan vs already built: On plan homes are typically cheaper but take longer to deliver. There’s risk of delays or differences from initial plans, so be certain if this is the path to you wish to take. Already built homes let you see exactly what you’re buying and usually enable faster move-in. Furnishings: Unfurnished: no furniture. Semi-furnished: some basics (e.g., bed, sofa, or kitchen). Fully furnished: furniture, appliances, and essentials. Property age: Newly built vs older. Older buildings may require renovation; if works were done, verify the quality and inspect with suitable professionals to avoid surprises. Contractor/developer: Preference for a specific builder is a valid criterion, especially if you value track record and communication. 💡 Tip: Ask your notary if they have any experience working with the developer you are looking to buy from - this can help verify their reputation and position in the property market. In Summary A clear, written wish list helps you make confident choices and respectful compromises. Start with the area (balancing price, noise, and amenities), then weigh property type, followed by layout, and outdoor space. Decide whether speed (already built, finished, furnished) or savings (on plan, shell) matters more. Most importantly, keep refining your priorities after each viewing. Which two must-haves are you unwilling to compromise on, and which two nice-to-haves would you happily trade for a better location or layout? Short FAQs Q1: Should I choose the property or the area first? A: Start with the area. Locality impacts price, noise, and access to amenities. Q2: Are apartments the best choice for first-time buyers? A: Apartments are most common, especially for solo buyers. Couples buying together increasingly look at houses and maisonettes too. Q3: Is a garage essential? A: Most first-time buyers do not purchase a garage; buyers purchasing together are more likely to do so. Q4: Is buying on plan risky? A: There can be delays or differences from initial plans. However, reliable developers often deliver as promised. Reliability can also be confirmed by asking your notary’s advice on a specific developer. Mini-glossary Term Definition On plan Buying a property before it’s built. Often cheaper with a longer wait and possible changes. Shell form Structure exists but requires finishing. Buyer funds and manages completion. Finished Ready or close to move into. Finishing already completed (some properties may be offered including bathrooms and doors) Furnishing levels Unfurnished: no furniture. Semi-furnished: some basics. Fully furnished: ready to live in. This article is for general information only and does not constitute legal, tax, or financial advice. Always consult a licensed professional in Malta for your specific situation. Up Next: How to View Properties Like a Pro In the next part of our First-Time Buyers Blog Series, we’ll cover how to prepare for viewings - what to bring, what questions to ask, and how to spot red flags. Follow us at Property Portfolio for the full guide!

Property Portfolio Support 03 November 2025

First Time Buyers Step 1 – Start With Your Budget

Buying Your First Property in Malta? Start With Your Budget Buying a home in Malta isn’t just about scrolling through listings and falling in love with balconies and marble stairs. The real journey begins before all that - with your wallet. If you’re a first-time buyer, Chapter 1 of your homeownership journey is all about understanding what you can actually afford. So before you start dreaming about rooftop BBQs in Mosta or seaview apartments in St Paul’s Bay, here’s your guide to sorting your finances. Financial Planning, Loans, and Incentives Buying your first property in Malta can feel overwhelming, especially if you’ve never navigated the process before. From understanding your finances to exploring government incentives, there are several steps to consider before signing a contract. This guide is designed for first-time buyers and beginners. It explains how to assess your budget, apply for a loan, and take advantage of government schemes. Step 1: Understanding Your Finances and Setting a Budget Before browsing properties, it’s important to get a clear picture of your financial situation. This will help you set a realistic budget and know what you can afford. Assess your savings Ask yourself: How much have I saved? Even if you haven’t started yet, it’s never too late. Savings will cover your 10% deposit, usually required when signing the promise of sale (konvenju). Review your current expenses Track existing commitments such as car loans, insurance, or other debts. The lower your expenses, the higher your potential loan amount. Plan for additional costs Buying a property involves more than the price itself. Include: Deposit – around 10% of the property price Notary fees – for legal checks and deed preparation Stamp duty – government tax, often 5% of property value. These can be confirmed with your notary. Architect fees – surveys or valuations Bank charges – processing or booking fees Home and life insurance – usually required by lenders Step 2: Exploring Loan Options and Eligibility Once your finances are clear, it’s time to explore bank loans. Different banks offer varying terms, so it’s essential to compare multiple options. Loans generally cover 90% of the property value, with the 10% deposit coming from your own funds. Factors that influence your loan Factor What it means Income Gross, stable earnings determine how much you can borrow. Age Affects loan term length and maximum tenure. Current expenses Existing monthly commitments reduce affordability. Credit score Stronger credit history can unlock better rates and smoother approval. Job stability Permanent roles and longer employment tenure are viewed as lower risk. Other debts Loans, credit cards, and obligations lower your loan limit. 💡 Tip: If you don’t have the 10% deposit, the Housing Authority’s 10% Deposit Payment Scheme may help (subject to eligibility). See the official details on the Housing Authority website, and read our explainer here: First-Time Buyer Grant in Malta: €10,000 Scheme Explained Step 3: How to Compare Different Loan Offers After visiting banks, it’s important to evaluate your loan options carefully. Key points to consider: What to compare What to look for Amount lent The maximum the bank will finance. Check if it covers price plus any finishing costs. Interest rate Compare fixed vs variable. Note the initial rate, revision period, and caps. Monthly repayments Ensure the payment fits your budget at today’s rate and with +1–2% stress. Fees Processing, booking, commitment, legal, valuation. Add them to the total cost. APRC Annual Percentage Rate of Charge reflects rate plus fees. Lower is generally cheaper overall. Total repayment Sum of all payments over the term from the amortisation table. Use it to compare lifetime cost. 💡 Tip: If buying a property under construction or needing finishing, the bank may include finishing costs in the loan. Some banks also offer a personal loan for extra expenses like furniture. Step 4: Checking Your Loan Eligibility There are several ways to determine your loan eligibility: In Person Book a bank appointment to receive personalised guidance and official figures. Online Calculator Many banks provide a quick estimate, but it’s not final. An in-person visit provides an official quotation including all loan details. Virtual Meeting Some banks offer online consultations, which also require booking in advance. Step 5: Documents You’ll Need for a Bank Appointment Bring the following to ensure the bank can assess your loan accurately: Document What it is Payslips Recent salary slips to verify income. FS3 Forms Annual statement for public employees used to confirm earnings and tax. ID / Residence Card Official identification to verify identity and residency status. Other financial commitments Details of loans, credit cards, and debts to assess affordability. Tax Returns Required if self-employed to evidence income. 💡 Tip: To include overtime as part of your income, banks typically require up to 12 payslips and the FS3. Requirements may vary between banks, so call ahead to confirm. Step 6: Government Schemes to Help First-Time Buyers The Maltese government provides programs to boost your purchasing power: Equity Sharing Scheme For 30+ year olds who need additional funding Housing Authority provides up to 50% of property value, interest-free repayment after 20 years Maximum property value: €250,000 More information through the link here 10% Deposit Payment Scheme For 21–39 year olds lacking a 10% deposit Property value up to €225,000 Deposit provided via a personal loan, repayable over 25 years, with the Housing Authority covering interest payments More information through the link here Social Loan Scheme Supports low-income earners with grants up to €167/month for repayments Property value must not exceed €140,000, with notarial fees covered Total assets must not exceed €23,300 More information through the link here Step 7: Tax Incentives and Reliefs in Malta First-Time Buyers Stamp Duty Exemption Exempt from stamp duty on the first €200,000 Must declare the property is your first immovable property Notary verifies but is not responsible for false declarations Relief from Income Tax and Duty on Documents and Transfers Exemptions on the first €750,000 of property value for: Properties in Urban Conservation Areas (UCA) Properties built >20 years ago and vacant >7 years New properties built according to guidelines Required documentation must be provided to the notary (e.g., UCA certificate) Summary Purchasing a property in Malta involves planning your finances, understanding loan options, and leveraging government schemes to boost affordability. If you found this guide useful, share it, or contact a licensed professional in Malta for personalised advice. Property Portfolio is here to provide multiple listings from multiple agencies, helping to simplify the property market for you. Ready for the Next Step? Once your budget is in place, it’s time to build your property wish list, which we’ll cover in the next blog. Until then, follow Property Portfolio for tips, listings, and the latest updates on property schemes in Malta. This article is for general information only and does not constitute legal, tax, or financial advice. Always consult a licensed professional in Malta for your specific situation.

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