Renting, Buying and Letting Offices in Malta: Straight Answers
The short answer
A typical mid-size office lease in Malta runs five years (two years di fermo, then three di rispetto), needs a deposit of about three months’ rent, and costs roughly €120 to €250 per square metre a year for Grade B space, before service charges and any VAT. Start looking three to six months before you need to move.
Below are direct answers to the questions tenants, buyers and landlords ask us most often, grouped by topic. Figures are dated and link to the page where we explain the method. Last updated October 2026.
Frequently Asked Questions
Costs, rent and fees
How much does office space cost in Malta?
Grade B office space in Malta typically rents for €120 to €250 per square metre per year, depending on location. Our 2025 baselines are about €250 in Sliema and St Julian’s, €230 in Gżira and Ta’ Xbiex, €170 in Mrieħel and €120 to €150 in central and southern Malta.
Grade A space adds roughly 20%, seafront or tower offices in a Specially Designated Area roughly 25%, and Grade C space is about 15% cheaper. Run your own numbers in the Office Price Calculator or read our 2026 rental price outlook.
Where is the cheapest office space in Malta?
Central and southern Malta are the least expensive areas, at about €120 to €150 per square metre per year for Grade B space. Mrieħel, at about €170, is the lower-cost business district closest to the harbour towns. See office space in Mrieħel and Mrieħel or Sliema? for the trade-offs in commute, parking and hiring.
How much does an office for 20 people cost in Malta?
An office for 20 people typically needs 260 to 280 square metres, which costs about €5,400 to €5,800 a month in Sliema (Grade B) or about €3,700 to €4,000 a month in Mrieħel, before service charges and VAT.
Those figures use 10 square metres per person plus room for meeting space and growth. Adjust them for your team with the Office Space Calculator.
What are CAM or service charges?
Common area maintenance (CAM) charges cover the shared parts of the building: cleaning, lifts, security, common-area electricity, and upkeep. In Malta they typically add €20 to €50 per square metre per year on top of the rent.
Ask whether the figure is fixed or recalculated each year, and what it excludes.
Is VAT charged on office rent in Malta?
It depends on who owns the property and on the tenant. VAT at 18% applies when the landlord is a company (a legal entity rather than a private individual) and the tenant is registered for VAT under Article 10 and uses the office for its business. Where the owner is a natural person, or the tenant is not registered under Article 10, no VAT is charged on the rent.
Because ownership structures can change, we confirm the VAT position for each property on enquiry. Parking spaces are normally charged VAT at the standard rate. Take advice from your accountant before you sign. More in our office parking guide.
What costs are there on top of the rent?
Expect service (CAM) charges, any VAT, electricity and water, fit-out, furniture, insurance, parking, the agency fee and your lawyer’s fees. The deposit is refundable but ties up cash.
We list each one, with how to budget for it, in 7 Overlooked Costs in a Malta Office Lease.
Who pays the agency fee when renting an office in Malta?
Both sides. In Malta’s commercial market the landlord and the tenant each pay the agency fee on a letting, unless agreed otherwise in writing.
See our commercial property agency fees page for the full schedule.
How much is the agency fee on an office lease?
The standard letting fee is 10% of one year’s average rent, plus 18% VAT, paid by each party. Where a premium (key money) is paid, the lessor pays 5% of the premium plus VAT.
Full details on the agency fees page.
Are serviced offices cheaper than a conventional lease?
For small teams, usually yes overall, because the price includes furniture, internet, utilities, cleaning and reception, and you avoid fit-out and a long commitment. Serviced offices are priced per desk per month, not per square metre, so compare the total monthly cost, not the headline rate.
Above about 30 people a conventional lease is normally cheaper. See Serviced Offices vs Private Offices: 2026 Cost Breakdown.
Leases and legal terms
How long is a typical office lease in Malta?
For a mid-size office, a common structure is five years: two years di fermo (fixed) followed by three years di rispetto (optional for the tenant). Smaller and serviced offices can be much shorter; large or heavily fitted-out offices often run longer.
The terms worth negotiating are in 12 Lease Terms to Clarify Before Renting an Office.
What does di fermo mean in a Malta lease?
Di fermo is the fixed period of the lease. During it, both sides are bound: neither can end the lease at will, and a tenant who leaves early can face a claim for the rent and damages.
Read What Is Di Fermo in a Malta Commercial Lease?
What does di rispetto mean?
Di rispetto is the period after di fermo during which the tenant may stay or leave, normally after giving the notice set out in the lease. The landlord stays bound for this period; the flexibility is the tenant’s.
Read What Is Di Rispetto?
How much deposit does a landlord ask for on an office in Malta?
Usually three months’ rent, held as a security deposit (garanzija) and returned at the end of the lease, less any amounts owed for damage or unpaid rent.
How it is held and returned: Garanzija: How Security Deposits Work.
Can I leave an office lease early?
During the di fermo period, generally not without facing a claim for the rent and damages, unless the lease has a break clause. During di rispetto you can usually leave by giving the agreed notice.
If your headcount may change, negotiate a shorter di fermo, a break option or a right to sublet before you sign.
Can the rent go up during the lease?
Yes, if the lease says so. Most office leases set out how the rent changes each year, either as a fixed percentage or a set schedule. Agree the increase in the heads of terms, not after.
Does an office need a Class 4A permit?
Yes. Office use in Malta falls under Class 4A of the Planning Authority’s use classes, and the property should have a permit for that use. Check before signing: a missing permit can affect licensing, insurance and fit-out approvals.
See Class 4A permit explained.
Can I use an apartment as an office in Malta?
Only if it has a permit for office use (Class 4A). A residential apartment without one is not an office in planning terms, which can create problems with regulators, insurers and the landlord.
See Class 4A permit.
Do I need a lawyer to sign an office lease?
It is strongly advisable. We negotiate the commercial terms and review the lease with you, but your own lawyer should check it before you sign, particularly the di fermo period, break options, reinstatement and repair obligations.
Space and sizing
How much office space do I need per employee?
Plan on about 10 square metres per person as a baseline, or 12 to 15 square metres if you host clients or need several meeting rooms. Add 10% to 25% for growth.
Method and examples: Office Space Per Employee in Malta, or use the Office Space Calculator.
Should I choose a serviced office or a conventional office?
As a rule of thumb: under 15 people, a serviced office is usually the better fit; between 15 and 30, either can work; above 30, a conventional lease is usually better value.
The deciding factor is often control over the space. See Serviced or Conventional Office? and our serviced offices in Malta.
What is the difference between Grade A, B and C offices?
Grade A offices are newer or recently refurbished buildings with high-specification services, good lifts, raised floors and strong building management. Grade B is good, functional space with fewer extras. Grade C is older space that may need work.
In rent, Grade A typically costs about 20% more than Grade B, and Grade C about 15% less.
Is parking included with office space in Malta?
Rarely as standard. Parking is usually rented separately, is limited in Sliema and St Julian’s, and is normally subject to VAT at 18%.
Read the Office Parking in Malta guide.
Can I find an office that is already fitted out?
Yes. Finished and furnished offices are common, especially in Sliema, St Julian’s and Gżira, and they can save the eight to fourteen weeks a fit-out usually takes.
Browse by team size: 5–15 people, 15–30, 30–50, 50–100, 100+.
Locations
Where are most offices in Malta?
Most office demand is around the harbour towns: Sliema, St Julian’s, Gżira, Ta’ Xbiex and Msida. Mrieħel and Birkirkara form the main central cluster.
Compare areas with How to Compare Office Locations in Malta.
Which area is best for iGaming companies?
Most iGaming companies choose Sliema, St Julian’s, Gżira or Ta’ Xbiex, because many of their staff live nearby and hiring is easier there. Firms that move further inland often report higher staff turnover.
See Office Space for iGaming Companies in Malta.
Where do financial services, fintech, aviation and maritime firms locate?
Financial services and fintech firms cluster in Ta’ Xbiex, Sliema, St Julian’s and Mrieħel; aviation and maritime firms favour the harbour area and locations with easy access to the airport and ports.
Sector guides: financial services, fintech, aviation, maritime and shipping.
Should I choose Sliema or Mrieħel?
Choose Sliema or St Julian’s if hiring, client visits and the after-work scene matter most; choose Mrieħel if you want lower rent, larger floor plates and easier parking.
Full comparison: Mrieħel or Sliema? See also Sliema offices and Mrieħel offices.
What is a Specially Designated Area (SDA)?
An SDA is a designated development, such as Portomaso, Tigné Point or Smart City, where different property rules apply, including on purchases by non-residents. Office space in SDAs usually commands a premium of about 25%.
Timing and process
How far in advance should I start looking for an office?
Start three to six months before you need to move in. That allows time to view, negotiate, review the lease and complete any fit-out.
If you need a serviced office, a few weeks is usually enough.
How quickly can you send me a shortlist?
Within 24 hours, once we know your team size, budget, preferred areas and move-in date. The shortlist includes options that are not advertised.
How long does an office fit-out take?
Typically eight to fourteen weeks for a conventional office, depending on size and specification. A serviced office can be ready within days.
What happens between the first viewing and moving in?
The usual steps are: brief and shortlist; viewings; a side-by-side comparison of rent, service charges, fit-out and parking; negotiation and heads of terms; lease review with your lawyer; signing and deposit; fit-out; handover.
See How We Match the Right Property to the Right Business.
What information should I have ready before I start?
Have five things ready: whether you want to rent or buy, team size now and in two years, preferred areas, budget, and move-in date. Also note any must-haves such as parking, meeting rooms, a reception or a fitted-out space.
For a structured checklist, see What Should a Business Look for in an Office?
Buying, selling and letting your own office
Should I rent or buy an office in Malta?
Rent if you need flexibility, expect your headcount to change or prefer to keep capital in the business. Buy if you plan to stay for many years, want control over the building and can fund the deposit and purchase taxes.
Our Malta Office Market Guide covers both routes.
What is a konvenju?
A konvenju is the promise of sale agreement signed before the final deed. The buyer usually pays a 10% deposit, and the agreement sets the conditions and the date by which the deed must be signed.
Read Konvenju vs Final Deed.
How long does it take to buy an office in Malta?
Usually between six weeks and six months from the konvenju to the final deed, depending on searches, financing and any conditions in the agreement. If the konvenju states no period, it lapses after three months.
What taxes and costs apply when buying an office?
The main cost is stamp duty of 5% of the price or market value, whichever is higher, paid by the buyer: 1% on the konvenju and the balance on the deed. Add notary fees, searches and any bank charges. The agency fee on a sale is paid by the vendor.
Confirm the exact amounts with your notary before signing the konvenju.
Can foreigners buy commercial property in Malta?
Generally yes. EU nationals need no permit for property required for their business. Non-EU buyers need an Acquisition of Immovable Property (AIP) permit, granted for business property only in limited cases, unless the property is in a Specially Designated Area. Companies follow separate rules.
Take legal advice for your situation. Background: Specially Designated Areas.
I own an office. What does it cost to let or sell it through you?
For a letting, the landlord pays 10% of one year’s average rent plus VAT, as does the tenant. On a sale, the vendor pays 3.5% plus VAT with a sole agency or 5% plus VAT with a non-exclusive agency.
Full schedule: commercial property agency fees.
How do I know what rent to ask for my office?
Start with the location and grade benchmarks in our Office Price Calculator, then adjust for floor, finish, parking and views. We can give you a market appraisal based on current asking rents and recent lettings.
Try the Office Price Calculator.
Still have a question?
If your question is not answered here, call +356 7942 3033, message us on WhatsApp or request a callback.
This page is general information, not legal or tax advice. Lease, VAT and planning questions depend on your circumstances; take advice from a lawyer or accountant before you sign.
Written by Etienne Licari, commercial real estate advisor licensed by the Property Market Agency (licence PB-00144-23), working in Malta’s office market since 2010.
