Ground rent (cens) redemption calculator
Estimate what it costs to buy out the ground rent on a Maltese property, how the 5% capitalisation rule works, and what changes when the emphyteusis is temporary rather than perpetual.
Rules last reviewed 2026-08-11. Redemption is a notarial transaction; treat the figures as budgeting, not a quotation.
Redemption capital (20x the annual rent)
2000 €
- Capitalisation rate
- 5% (Civil Code)
- Deed, searches, registration
- 350 € to 900 €
- All-in estimate
- 2350 € to 2900 €
A perpetual, revisable cens is redeemable at your demand: the dominus cannot refuse the capitalised sum.
Recibe tu estimación del rescate del censo enfitéutico (ċens) — y los próximos pasos
Un solo correo con todo lo que necesitas para actuar:
- Un enlace que reabre tus cifras exactas, para ajustarlas cuando quieras
- Todos los supuestos detrás del número, explicados
- Lo esencial de Malta para tu próximo paso: tasas, plazos y exenciones
Estimates cover the ordinary Civil Code redemption between private parties. Arrears, special conditions in the original grant, and government or Church ground rents change the figures.
How redemption actually works
Redemption (fidi) is the emphyteuta's right to buy out the ground rent and free the title. For a perpetual, revisable cens the Civil Code fixes the price by capitalising the annual rent at 5%: the redemption capital is 20 times the yearly cens, and the dominus cannot refuse.
- Confirm the tenure. Your notary reads the original grant: perpetual or temporary, the rent, any revision clauses and special conditions. This is the step that decides everything else.
- Compute the redemption capital. For a perpetual cens, 20 times the annual rent, plus any arrears still due (arrears prescribe after five years).
- Publish the deed. The redemption is a notarial deed, registered like any transfer; budget €350 to €900 for the deed, searches and registration. If the dominus is untraceable, the capital is deposited in court instead, through a schedule of deposit.
A temporary emphyteusis is different: it runs to its expiry, and for qualifying dwelling houses the law converts it into a perpetual one at that point, with the rent revised for inflation. The calculator flags this case rather than pretending today's rent is the final redemption figure.
Ground rent FAQ
What is cens (ground rent) in Malta?
Cens is the annual ground rent paid under an emphyteutical grant: the original owner (the dominus) granted the land or building for a yearly payment, either forever (perpetual emphyteusis) or for a fixed term such as 99 or 150 years (temporary emphyteusis). A very large share of Maltese property is still held this way.
How much does it cost to redeem a ground rent?
For a perpetual and revisable ground rent, the Civil Code fixes redemption at the annual rent capitalised at 5%, which is 20 times the yearly cens. A €100 cens therefore redeems for about €2,000, plus the notarial deed, searches and registration, typically €350 to €900.
Can I redeem a temporary emphyteusis?
Not directly in the same way. A temporary emphyteusis runs to its expiry date; for dwelling houses occupied as an ordinary residence, the law converts a qualifying temporary emphyteusis into a perpetual one at expiry, with the rent revised for inflation. Once perpetual, the 5% capitalisation rule applies to the revised rent. A notary can confirm which regime your title falls under.
Do I have to redeem my ground rent before selling?
No. Property is bought and sold subject to cens every day in Malta, and the deed simply states the burden. Many owners redeem anyway because a freed title is cleaner to market and removes the annual payment, and buyers routinely ask for redemption on the deed of sale, funded from the price.
What if the ground rent has not been claimed for years?
The right to receive arrears prescribes after five years, but the burden itself does not disappear just because nobody collected it. If the dominus cannot be traced, the redemption procedure can be done through a schedule of deposit in court, which is a routine notarial route; budget more for professional fees in that case.
Is government or Church ground rent different?
Yes. Cens due to the Lands Authority and rents on Church property have their own redemption schemes and tariffs, and housing-estate grants often carry special conditions. This calculator models the ordinary Civil Code position between private parties; treat anything involving a public dominus as its own conversation with the authority concerned.