Guides · Methodology
How property values are calculated in Malta: the €/m² method explained
Ever wondered how a valuer actually arrives at a number? In Malta, the backbone of most residential valuations is the rate per square metre (€/m²), adjusted for what makes your property specific. Here is the method, step by step.
Step 1 — The base rate for your locality
Every locality has a market rate band for each property type. A finished apartment in Sliema or St Julian's trades at a very different €/m² than one in Żejtun or Victoria. These rates move constantly: Malta's Residential Property Price Index rose 6.7% year-on-year at Q1 2026, with apartments up 6.9% (NSO data).
Step 2 — Your surface area
Internal area is valued at the full rate; external areas (terraces, balconies, airspace) at a fraction of it. This is why two "130 m²" listings can be worth very different amounts — it depends on how much of that is internal.
Step 3 — Adjustments for the property itself
- Condition — shell, finished, highly finished: each state shifts the rate.
- Age of the building and quality of construction.
- Features — sea views, lift, garage, outdoor space, pool: each adds a percentage.
The formula, simplified: value = m² × locality rate × condition × age × features, then sense-checked against comparable sales in the same zone.
What the formula cannot see
No formula sees planning permits, building regulations compliance, or the micro-characteristics of your street. A property with unpermitted works can be worth substantially less than the math suggests — and only an on-site inspection by a warranted Perit will catch it. That is the difference between an estimate and a certified valuation.
Need a figure you can act on?
Run a free instant estimate on our homepage, or request a certified valuation by a warranted Perit — the official document accepted by banks, notaries and courts.