Malta office space — your questions answered
Frequently asked
questions
Everything you need to know about renting, buying, and listing office space in Malta — FAQs answered by our team of dedicated commercial advisors with over 10 years of on-the-ground experience.
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For tenants
Questions from businesses searching for office space in Malta.
We are Malta's only agency dedicated exclusively to commercial office space. Unlike general portals or residential agents who occasionally handle commercial lets, every conversation we have, every building we visit, and every landlord relationship we maintain is focused solely on offices.
That means we know which buildings have parking availability issues in summer, which landlords are flexible on lease terms, and which areas are genuinely undervalued right now. We also have access to off-market spaces that never appear publicly. And our service costs you nothing as a tenant.
As a general rule, we calculate:
- Open-plan desk: 8–12 sqm per person
- Partitioned or cubicle desk: 10–14 sqm per person
- Private office: 14–20 sqm per person
- Meeting room (4–6 seats): 18–25 sqm each
- Boardroom (8–12 seats): 30–45 sqm
- Kitchen / breakout: 15–30 sqm depending on team size
- Circulation & access: add ~15% on top
Use our free office space calculator to model your exact requirements in under 2 minutes.
The factors that matter most — in rough order of importance for most businesses:
- Where do your employees live? Commute time affects retention.
- Do you need dedicated parking? Supply is very constrained in Sliema and St Julian's.
- What is your realistic monthly budget including VAT and service charges?
- Does the space need to reflect your brand to clients and recruits?
- Is there room to grow without relocating within 12–18 months?
- Is broadband infrastructure adequate for your operations?
- Does the building hold a valid Class 4A planning permit?
We walk through all of these on our initial discovery call before recommending a single property.
Earlier than you think. For most businesses, we recommend beginning the search process at least 3–6 months before your target move date. This allows time to shortlist properly, conduct viewings, negotiate terms, agree heads of terms, and complete legals — without being pressured into a decision.
Larger requirements (300 sqm+) may need 6–12 months of runway, particularly if you have specific specification or location requirements. If you are relocating to Malta from abroad, allow additional time for due diligence on planning compliance and lease structure.
A serviced office is a fully equipped, managed workspace offered on flexible licence terms — often monthly or quarterly. Benefits over a traditional office lease include:
- One year minimun-term commitment — ideal for businesses entering Malta or managing uncertain headcount
- Inclusive rent covering wifi, utilities, cleaning, and reception services
- Shared use of meeting rooms, boardrooms, and kitchen facilities
- No fit-out cost — move in from day one
- Easier to scale up or down without penalty
The trade-off is a higher cost per sqm compared to a traditional lease, and less control over the environment. Browse our serviced offices in Malta to see current availability.
Yes — this is one of our core specialisms. We regularly assist iGaming, fintech, financial services, and technology companies establishing their Malta base. We understand the specific requirements that come with international relocations: Class 4A compliance, lease term flexibility, ESG-rated buildings, and the practicalities of setting up a new office from abroad.
We can conduct viewings, provide detailed video walkthroughs, and manage the entire process (also remotely). Contact us to discuss your relocation timeline.
We maintain a full record of every client we work with. When you are ready to expand, upgrade, or move to a larger space, we pick up exactly where we left off — with no repeat administration. We offer preferential rates on subsequent transactions for returning clients, and can often secure the same building's available floors before they are publicly listed.
We also have relationships with leading office furniture suppliers in Malta and can facilitate introductions that offer our clients preferential pricing on fit-out and furnishing.
For landlords
Questions from landlords and property owners listing office space.
The fastest way is to Contact us directly. for a consultation. For premium or larger properties, we recommend speaking with our team first — we will advise on pricing, photography requirements, and how to position your space for the fastest possible letting.
The four factors that consistently accelerate lettings:
- Accurate pricing: Overpriced offices sit. We can advise on current market rates for your specific location and specification.
- High-quality photography: Natural light, wide-angle, and ideally a walkthrough video. We always recommend professional photography for any space over 100 sqm.
- A floor plan: Tenants want to understand the layout before committing to a viewing. A basic plan removes a major barrier.
- Presentation: A clean, well-maintained space photographs and views significantly better. Minor repairs and a fresh clean before viewings are always worthwhile.
We market across multiple channels simultaneously: our own website (which ranks highly in Google for Malta office search terms), our active tenant database, direct outreach to qualified companies we are currently working with, and social media. For premium properties we can arrange additional promotional placement.
Importantly, we qualify tenants before arranging viewings — meaning your time is not wasted on unsuitable parties. Every viewing we arrange is with a tenant who has confirmed budget, timeline, and genuine interest.
Yes — this is part of our advisory service for landlords. We regularly provide guidance on:
- Layout optimisation to maximise lettable area and tenant appeal
- Specification improvements that yield the highest return in the current market
- Pricing strategy and lease incentive structuring to attract quality long-term tenants
- Fit-out guidance based on what active tenants in your size bracket are requesting
We work with developers, private landlords, and institutional investors. Speak to our team to discuss your specific asset.
Once your space is successfully let, we update your listing status. We can set the property to 'Enquire' mode — keeping your listing visible and allowing interested parties to register for future availability. This is particularly useful for landlords who anticipate turnover or have other units in the same building.
We also maintain the relationship for lease renewals, re-lettings, and if you acquire or develop additional stock.
Our default ranking prioritises the most recent, most accurate, and most currently available listings — which gives well-maintained listings strong natural visibility. If your listing is up to date and you would like additional promotional push, please contact us directly to discuss the options available.
Leases & legal
Understanding Malta's commercial lease structure before you sign is essential. Here is what you need to know.
These are the two core components of a Maltese commercial lease:
- Di fermo: The fixed, irrevocable commitment period. Neither party can terminate the lease during this time without penalty. This gives landlords income security and tenants protection from being asked to leave.
- Di rispetto: The notice period that follows the di fermo. Either party can terminate during this period by giving the agreed notice (typically 3–6 months). This provides flexibility for growing or contracting businesses.
A typical structure for a mid-size office in Malta might be 2 years di fermo + 3 years di rispetto, with 3 months' notice. Smaller offices often have a 1+1 structure. Read our full legal terms guide for more detail.
Lease structure varies by office size:
- Small offices (1–4 desks): 1 year di fermo + 1 year di rispetto, with 3 months' notice
- Medium offices (5–15 desks / ~100–200 sqm): 2 years di fermo + 3 years di rispetto, with 3–6 months' notice
- Large offices (15+ desks / 200 sqm+): 2–3 years di fermo + 3–5 years di rispetto, with 6 months' notice
These are standard structures — actual terms are negotiated with each landlord and will vary. We advise on what is achievable for your specific requirement and negotiate on your behalf.
A Class 4A planning permit is the use classification issued by the Malta Planning Authority (MPA) that designates a premises as lawfully usable as a commercial office. Any building used as office space in Malta must hold this permit.
Operating from premises without a valid Class 4A permit is a planning infringement — exposing both tenant and landlord to enforcement action by the MPA, including fines, closure orders, and in serious cases, lease voidance.
We verify Class 4A compliance as a standard part of our due diligence on every property we recommend. You should never have to ask. Read more in our Class 4A permit guide.
Security deposits for commercial office leases in Malta typically range from 2 to 6 months' rent, paid at the point of signing. The exact amount depends on the landlord's preference, the lease length, and the tenant's profile. Some institutional landlords or larger developments may request a corporate or personal guarantee in addition to a cash deposit.
Deposits are held against the lease obligations and are returned (less any deductions) at the end of the tenancy, subject to the condition of the premises.
Yes. VAT at 18% applies to commercial office leases in Malta and is charged on top of the agreed annual rent. This is a significant addition to your total occupancy cost and must always be budgeted for separately from the headline rent figure.
For example, a space quoted at €2,000/month will cost €2,360/month inclusive of VAT. Over a 2-year di fermo, that is an additional €8,640 in VAT payments above the base rent. See our VAT and tax guide for full details including reclaim eligibility for VAT-registered businesses.
Break clauses are possible in Malta, but they typically only apply during the di rispetto period — not the di fermo. During the fixed period, the commitment is binding on both sides. The most common form of flexibility is a shorter di fermo combined with a di rispetto that gives both parties an exit route with adequate notice.
We negotiate lease terms including break provisions on behalf of tenants as a standard part of our service. Our transaction history gives us a clear picture of what individual landlords will and will not accept — which means we know where to push and where to focus negotiation efforts elsewhere.
Costs & fees
Understanding the full cost of renting office space in Malta — beyond the headline rent figure.
For commercial office lettings, OfficeSpace.Rent charges:
- Tenant (lessee): 10% of the first year's total rent + 18% VAT — payable once, on signing of the lease agreement. Non-refundable.
- Landlord (lessor): 10% of the first year's total rent + 18% VAT — payable once, on signing of the lease agreement. Non-refundable.
This is a one-time fee. There are no recurring annual fees or renewal commissions unless we are specifically engaged to manage a renewal negotiation.
For commercial office sales:
- Sole agency agreement: 3.5% of the sale value + 18% VAT
- Non-exclusive / open agency: 5% of the sale value + 18% VAT
The sale agency fee is typically covered by the seller/owner of the property. We recommend discussing the specifics of your transaction with our team to confirm the applicable fee structure.
Common Area Maintenance (CAM) charges cover the management and upkeep of shared building areas — lobbies, lifts, car parks, landscaping, shared utilities, security, and general building management. They are charged in addition to the base rent.
In Malta, CAM fees typically range from €20 to €50 per sqm per year, depending on the building grade and the range of services included. Grade A managed business centres tend to be at the higher end. Always request a full breakdown of what is included in the service charge before agreeing heads of terms.
Beyond base rent, CAM, and VAT, plan for:
- Fit-out costs (if taking an unfurnished space): flooring, partitions, cabling, furniture — variable depending on specification
- IT and telecoms installation: particularly if moving to a new building with different infrastructure
- Signage: if applicable, subject to landlord and building management approval
- Legal costs: for reviewing and advising on the lease agreement — we recommend engaging a Maltese commercial lawyer for larger or longer-term commitments
- Reinstatement costs at lease end if you have made material alterations to the space
Use our cost calculator to build a realistic budget before starting your search.
Locations in Malta
Where you choose to set up matters more than most businesses realise. Here is our honest read on each of Malta's main office zones.
| Location | Rent range (sqm/yr) | Parking | Best for | View offices |
|---|---|---|---|---|
| Sliema / St Julian's Premium | €220 – €450 | Constrained | iGaming, tech, HQ | Browse → |
| Gżira / Ta' Xbiex Waterfront | €220 – €350 | Moderate | Professional services, funds | Browse → |
| Mriehel CBD Best value | €140 – €380 | Ample | Finance, logistics, tech | Browse → |
| Valletta Capital | €180 – €240 | Very limited | Legal, advisory, boutique | Browse → |
| Birkirkara / Swatar Cost-efficient | €140 – €170 | Good | Back-office, local businesses | Browse → |
| Naxxar / Central Malta Value | €140 – €160 | Good | Cost-sensitive, larger footprints | Browse → |
There is no single correct answer — the best location depends on your sector, headcount, budget, parking needs, and how important your address is to clients and recruits. That said, here is how the main areas break down:
- Sliema & St Julian's: Malta's most prestigious commercial addresses. Strong for talent attraction, client-facing businesses, iGaming, and fintech. Expect to pay a premium and accept constrained parking.
- Mriehel CBD: Malta's best-value Grade A space. Modern, purpose-built stock with ample parking. Ideal for finance, technology, and operations teams who need quality without the seafront premium.
- Gżira & Ta' Xbiex: A growing alternative to St Julian's — harbour views, professional services cluster, and softer rents. Popular with regulated businesses and embassies.
- Valletta: Character and address, but limited parking and older stock. Best for small legal or advisory teams where address prestige matters more than logistics.
- Birkirkara, Swatar, Naxxar: Accessible, affordable, good road connections. The right choice when budget efficiency and parking matter more than address.
The majority of Malta's iGaming operators are concentrated in Sliema, St Julian's, Gżira, and Ta' Xbiex — areas that offer the combination of prestige address, seafront amenity, and proximity to the talent pool that the sector demands. Portomaso Business Tower in St Julian's is one of the sector's most prominent addresses.
Mriehel has seen growing interest from larger iGaming back-office operations where parking and floor-plate size are priorities. Browse our St Julian's office listings or Sliema office listings for current availability.
Financial services, fund management, and regulated entities are spread across several areas. Valletta attracts legal and advisory firms given the capital address and proximity to the Courts and regulatory bodies. Ta' Xbiex and Gżira are popular with licensed operators and boutique investment managers. Mriehel has grown significantly as home to larger financial services operations, driven partly by the proximity of the Malta Financial Services Authority. Browse Mriehel offices for current stock.
Our process
How OfficeSpace.Rent works — from first enquiry to signed lease.
One of our advisors will contact you directly — typically within the hour during business hours (Monday–Friday, 08:00–18:00). We do not use automated responses or chatbots for initial enquiries. A real advisor will review your requirements, ask a few follow-up questions if needed, and begin curating a shortlist against live availability.
Most clients receive a focused shortlist of 3–6 properties within 24 hours of their initial enquiry.
Not necessarily. For international clients or those planning ahead, we can conduct video walkthroughs and provide detailed photography, floor plans, and written assessments for each shortlisted property. When you are ready to proceed, we arrange in-person viewings and accompany you throughout.
For clients already based in Malta, we recommend in-person viewings before committing to any property — our advisors attend every viewing and provide honest on-the-spot assessments.
We do — on your behalf. With over 400 concluded transactions, we know what is achievable in Malta's office market: which landlords accept shorter di fermo periods, which will contribute to fit-out costs, and where there is genuine flexibility on rent versus service charge versus deposit.
We will tell you honestly when a deal is fair and when to push for better terms. Our goal is the best possible outcome for you — not the fastest closure.
Yes. There are no handoffs to junior staff or call centres at OfficeSpace.Rent. The advisor you speak to at the start of the process will manage your search, attend viewings, conduct negotiations, and guide you through to the signed agreement. This continuity is something our clients consistently highlight as a differentiator.
Yes, with full transparency on how it works. Our fee as a tenant's agent is 10% of the first year's total rent + 18% VAT — charged to you at the point of signing. This is a one-time fee. We are also remunerated by the landlord (same structure) on successful lettings, which means both sides have aligned incentives to reach a good outcome efficiently.
There are no hidden retainer fees, search fees, or recurring charges. If we do not find you a space, you pay nothing.
Yes. Our long-standing relationships with Malta's most active commercial landlords mean we regularly have visibility of spaces coming to market before they are publicly listed — and some that are never listed publicly at all. If your search on our website has not returned exactly what you need, contact us directly with your requirements. We may have something suitable that has not yet been published.
Useful resources
Everything you need to research, plan, and execute your Malta office search — all in one place.
Office space in Malta — everything you need to know
Malta's commercial office market has grown significantly since 2016, driven by the expansion of iGaming, financial services, fintech, and technology sectors choosing Malta as their EU base of operations. Understanding how the market works — from lease structure and planning compliance to pricing dynamics and location trade-offs — is essential before committing to any office rental or purchase.
Why Malta's office market is unique
Unlike most European markets, Malta operates under a dual-period lease structure (di fermo and di rispetto) that is distinct from standard fixed-term leases. Commercial leases also attract VAT at 18% — a cost that catches many international tenants by surprise. Planning compliance via the Class 4A permit is mandatory and non-negotiable. These structural nuances make local specialist knowledge especially valuable.
How OfficeSpace.Rent can help
We have been active in Malta's commercial office market since 2016 and have concluded over 400 office transactions across every price point and location on the island. Our advisors work exclusively on commercial office space — never residential, never retail. That single-category focus gives our clients access to deeper market knowledge, stronger landlord relationships, and faster results than any generalist agent can offer.
If you have a question that is not covered in this FAQ, contact our team directly at [email protected] or call +356 9992 2220. We are available Monday to Friday, 08:00–18:00, and typically respond within the hour.
Still have questions?
Our advisors are available Monday–Friday, 08:00–18:00. Call, WhatsApp, or send us your requirements and we will respond within the hour.
Triq Sant Antnin, San Gwann, Malta | Phone: +356 9992 2220 | Email: [email protected]
