Office space in Malta —
the complete guide

Office rents in Malta range from €110–€220 per sqm per year in suburban areas (Birkirkara, Naxxar) to €230–€600 per sqm per year in premium seafront locations (St Julian's, Sliema). Mriehel CBD offers the best-value Grade A space at €160–€380 per sqm per year. All figures are before 18% VAT and CAM/service charges (€20–€50/sqm/yr additional).

For a 20-person team in 240 sqm in St Julian's at €350/sqm/yr, the total monthly occupancy cost including VAT and CAM is approximately €9,060. Use our calculator for your specific requirement.

General allowances per person depending on layout type:

• Open plan: 8–12 sqm per person
• Partitioned / cubicle: 10–14 sqm per person
• Private offices: 14–20 sqm per person
• Hybrid / activity-based: 10–15 sqm per person

Add meeting rooms (18–25 sqm each), kitchen/breakout areas (15–30 sqm), and approximately 15% for circulation. A 20-person hybrid team typically needs 240–280 sqm total.

It depends on your sector, budget, team size, and priorities. As a general guide: St Julian's for iGaming, tech, and HQ operations where address matters; Mriehel CBD for the best value Grade A space with ample parking; Gżira/Ta' Xbiex for financial services and professional firms; Valletta for legal and advisory practices; and Birkirkara/Naxxar for the most affordable space with good road access.

A Malta commercial office lease has two phases: the di fermo (fixed commitment period — typically 1–3 years depending on size, during which you cannot exit without penalty) and the di rispetto (notice period phase — typically 1–3 years, during which either party can terminate with 3–6 months' written notice). A security deposit of 3–6 months' rent is paid at signing. 18% VAT applies on all commercial leases.

Yes. VAT at 18% is charged on all commercial office leases in Malta, on top of the agreed rent. A space at €3,000/month costs €3,540/month inclusive of VAT. VAT-registered businesses making taxable supplies can typically reclaim this as input tax on their periodic VAT return — making it a timing issue rather than a net cost for eligible tenants.

Class 4A is the Malta Planning Authority use classification for commercial offices. Any premises used as an office in Malta must hold a valid Class 4A permit. Operating without it is a planning infringement — exposing both tenant and landlord to enforcement action, fines, and potential lease voidance. OfficeSpace.Rent verifies Class 4A compliance on every property it recommends.

Malta offers four main types of commercial office space: (1) Private serviced offices — fully fitted, all-inclusive monthly rental with reception and utilities; (2) Traditional leased offices — bare shell or part-fitted, typically 1–3 year contracts; (3) Flexible furnished offices — move-in-ready units on shorter rolling terms, popular with growing teams; (4) Warehouses with office — combined industrial and office units popular in Mriehel and Hal Far. OfficeSpace.Rent lists all types across Malta and Gozo.

Standard office rentals in Malta typically include air conditioning, shared bathroom facilities, and building maintenance. Serviced offices go further — they usually include high-speed internet, reception services, meeting room access, kitchen/breakout areas, cleaning, and utilities in one monthly fee. Traditional leases generally require the tenant to arrange their own internet, furnishing and utility connections. Some premium buildings in St Julians and Sliema also include 24/7 security, backup generators, and on-site parking. When comparing listings on OfficeSpace.Rent, check the amenities tab on each property to see exactly what is included.

In most cases, tenants do not need a permit to rent office space — the permit obligation falls on the landlord or property owner. However, if you plan to use the space for regulated activities (medical, legal, financial services), your business licence may specify workspace requirements. You should verify the property holds a valid Class 4A planning permit for office use before signing any lease. OfficeSpace.Rent only lists properties with verified commercial permits.

The top areas for office space in Malta are: (1) St Julians — Malta’s most prestigious business district, ideal for finance, iGaming and tech firms; (2) Sliema — strong transport links, popular with international companies; (3) Mriehel Central Business District — Malta’s fastest-growing office hub, cost-effective vs coastal areas; (4) Valletta — prestige address for legal and government-adjacent businesses; (5) Birkirkara/Swatar — growing mid-range hub with easy highway access. Your best area depends on staff commute, client expectations and budget.

Yes. Many serviced office providers in Malta offer flexible monthly rolling contracts with no long-term commitment required. Business centres in St Julians, Sliema and Mriehel offer furnished private offices on 1–3 month minimum terms, with the option to extend. OfficeSpace.Rent lists short-term and flexible office options — you can filter by contract length and furnished status in the search to find move-in-ready space quickly.

Malta is consistently ranked among Europe’s top jurisdictions for business setup due to its EU membership, English-speaking workforce, competitive corporate tax rate (as low as 5% after refund), stable economy, and growing digital economy sector. The office market is relatively affordable compared to London, Dublin or Amsterdam. Malta also has strong iGaming, fintech, blockchain and maritime sectors, making it attractive for international companies seeking an EU base.

Standard office rental contracts in Malta range from 1 to 3 years for traditional leases. Serviced and furnished offices often offer rolling monthly contracts or 6-month minimum terms, making them popular with companies that need flexibility. Most landlords expect a 1–2 month notice period for termination. Longer leases (3+ years) typically allow for rent review clauses and may come with fit-out contributions from the landlord. Always review the contract carefully before signing.

A serviced office is all-inclusive (furniture, internet, utilities, reception, meeting rooms) with flexible monthly or short-term licence terms and no di fermo commitment. Higher cost per sqm but lower total commitment and faster move-in. A traditional leased office has a di fermo commitment, lower cost per sqm long-term, and full control over fit-out and branding. Serviced offices suit new entrants and growing teams; traditional leases suit established operations.

The most effective route is to contact OfficeSpace.Rent directly with your requirements — team size, location preference, budget, and timeline. We provide a curated shortlist of Class 4A verified, planning-compliant offices within the hour, including off-market options that never appear publicly. You can also browse our full listings at officespace.rent/search-offices-in-malta. Our service is free for tenants.

CAM (Common Area Maintenance) charges are fees charged by landlords in addition to base rent to cover the upkeep of shared building areas — lobbies, lifts, car parks, landscaping, security, and building management. In Malta, CAM fees typically range from €20 to €50 per sqm per year. Grade A managed business centres are at the upper end. Always request a full breakdown of CAM inclusions before agreeing heads of terms.

Yes. We regularly assist international companies — from iGaming operators to financial services firms and technology businesses — in finding and securing Malta office space. We can conduct virtual viewings, manage the process remotely, and guide international clients through Malta's specific lease structure, Class 4A requirements, and VAT obligations. Many clients sign their Malta lease before ever visiting the island in person.

With OfficeSpace.Rent, most clients receive a shortlist within hours of their initial brief. Viewings typically happen within 1–2 weeks. Heads of terms are usually agreed within 2–4 weeks. Lease signing follows 1–2 weeks after that — subject to any lawyer review. Total timeline from first contact to signed lease is typically 3–6 weeks for most requirements. Serviced offices can be operational within days of initial contact.

Security deposits for commercial office leases in Malta typically range from 3 to 6 months' rent, paid at the point of signing. The deposit is held for the lease term and returned — minus any legitimate deductions for damage or unpaid obligations — at lease expiry. It is not subject to VAT. The exact amount depends on the landlord's preference, lease length, and tenant profile.

Yes, a foreign company can rent office space in Malta without establishing a local entity, though many landlords prefer tenants with a registered Malta company or branch. For short-term needs, serviced offices and co-working spaces are the easiest route — they typically accept foreign company documentation and offer flexible contracts. For traditional leases, landlords may request a personal guarantee from a director or a larger deposit. If you plan to trade in Malta long-term, setting up a Malta company or registered branch provides tax advantages and stronger lease negotiation standing. OfficeSpace.Rent lists properties open to international tenants.

To rent an office in Malta, you will typically need: (1) A valid company registration certificate or certificate of incorporation; (2) Proof of identity for the authorised signatory (passport or ID card); (3) A company bank reference or financial statements; (4) A VAT registration certificate if applicable. Serviced office providers may only require ID and proof of payment. For traditional leases, landlords may also request a trade licence or MFSA authorisation if you operate in a regulated sector. Prepare these documents in advance to speed up the leasing process when you find the right space on OfficeSpace.Rent.

In Malta, agency fees for commercial rentals are typically equivalent to 10% of the first year's rent plus 18% VAT, payable by both the lessor and the lessee on signing the lease. OfficeSpace.Rent operates as an expert marketplace — enquiries submitted directly through the platform are handled by the listing agent, and fee arrangements are confirmed at the time of lease signing.

Yes, co-working spaces have grown significantly in Malta since 2020, particularly in St Julians, Sliema, and Valletta. Options range from hot desks (starting from approximately €150–€250/month) to dedicated desks and private pods within shared office environments. Co-working spaces typically include high-speed internet, meeting rooms, printing facilities, and community events. They are popular with freelancers, remote workers, and early-stage startups who want a professional address without committing to a full office lease. OfficeSpace.Rent lists co-working and shared office options alongside traditional listings.

Parking availability varies significantly by location and building type in Malta. Newer commercial developments in Mriehel CBD and business parks typically include underground or dedicated parking as part of the lease. In Sliema, St Julians, and Valletta, parking is scarce and often charged separately — expect €80–€150/month per bay in premium areas. Some older buildings offer no parking at all. When searching for offices on OfficeSpace.Rent, check the property details for parking availability, as this can significantly affect your team's daily commute and overall office costs.

Malta has strong digital infrastructure, with fibre-optic broadband widely available in commercial areas. Most business-grade internet packages offer speeds of 100 Mbps to 1 Gbps, with major providers including GO, Melita, and Epic. Serviced offices typically include high-speed internet in the monthly fee. For traditional leases, tenants arrange their own provider — installation usually takes 5–10 business days. Data centres and dedicated leased lines are available for businesses requiring enterprise-grade connectivity. Malta's central Mediterranean location also provides low-latency connections to both European and North African markets.