Malta mortgage calculator
Estimate your monthly mortgage payment on a Maltese property purchase, with the full year-by-year amortisation schedule. Adjust deposit, interest rate, and term to compare scenarios side-by-side.
Figures last verified 2026-10-01
Estimated monthly payment
€11,836
Fixed monthly payment for the full 25-year term, assuming the rate is held constant.
- Loan principal
- €2,638,350
- Total interest over term
- €912,474
- Total paid
- €3,550,824
Year-by-year amortisation
| Year | Interest paid | Principal paid | Closing balance |
|---|---|---|---|
| 1 | €65,081 | €76,952 | €2,561,398 |
| 2 | €63,135 | €78,898 | €2,482,500 |
| 3 | €61,140 | €80,893 | €2,401,607 |
| 4 | €59,094 | €82,939 | €2,318,668 |
| 5 | €56,997 | €85,036 | €2,233,632 |
| 6 | €54,846 | €87,187 | €2,146,445 |
| 7 | €52,641 | €89,391 | €2,057,054 |
| 8 | €50,381 | €91,652 | €1,965,402 |
| 9 | €48,063 | €93,970 | €1,871,432 |
| 10 | €45,687 | €96,346 | €1,775,086 |
| 11 | €43,250 | €98,783 | €1,676,303 |
| 12 | €40,752 | €101,281 | €1,575,022 |
| 13 | €38,191 | €103,842 | €1,471,181 |
| 14 | €35,565 | €106,468 | €1,364,713 |
| 15 | €32,873 | €109,160 | €1,255,552 |
| 16 | €30,112 | €111,921 | €1,143,632 |
| 17 | €27,282 | €114,751 | €1,028,880 |
| 18 | €24,380 | €117,653 | €911,227 |
| 19 | €21,405 | €120,628 | €790,599 |
| 20 | €18,354 | €123,679 | €666,921 |
| 21 | €15,227 | €126,806 | €540,114 |
| 22 | €12,020 | €130,013 | €410,101 |
| 23 | €8,732 | €133,301 | €276,800 |
| 24 | €5,361 | €136,672 | €140,128 |
| 25 | €1,905 | €140,128 | €0 |
Get your repayment breakdown — plus what to do next
One email, everything you need to act on it:
- A link that reopens your exact figures, to tweak any time
- Every assumption behind the number, spelled out
- The Malta essentials for your next step — fees, deadlines and exemptions
Estimates assume a fixed rate over the full term. Most Maltese home loans are variable-rate, so the monthly payment changes when rates move. Use this calculator to compare scenarios, not for binding repayment figures.
Indicative monthly payment by scenario
Three pre-computed Maltese mortgage scenarios at the illustrative rate. Captures the most common buyer profiles before you tweak the calculator.
| Scenario | Property price | Deposit | Loan principal | Indicative monthly |
|---|---|---|---|---|
| Starter (250k EUR, 10% deposit, 30 yr) | €250,000 | 10% | €225,000 | €889/ mo |
| Family (450k EUR, 20% deposit, 25 yr) | €450,000 | 20% | €360,000 | €1,615/ mo |
| Luxury (900k EUR, 30% deposit, 20 yr) | €900,000 | 30% | €630,000 | €3,338/ mo |
All rows assume the same 2.50% annual rate, the published market average, so the comparison is like for like. It is not a quote.
The Central Bank's lending limits
Every lender in Malta must apply the Central Bank of Malta's borrower-based measures (Directive No. 16). They set the most a lender may lend, not what any lender will offer you.
- Category I: first-time and primary-residence buyers
- First-time buyers, and buyers of a primary residence with no outstanding home loan: up to 90% loan-to-value, a term of up to 40 years (or to retirement age, if earlier), and repayments at a stressed rate of no more than 40% of net income.
- Category II: everyone else
- All other borrowers, including second homes and buy-to-let: up to 75% loan-to-value, a term of up to 25 years (or to retirement age, if earlier), and the same 40% stressed debt-service-to-income limit.
Properties under 175,000 EUR are outside the loan-to-value and income limits. The Central Bank sets no separate limit for non-residents; lenders commonly ask them for about 30% deposit, which is market practice, not a rule. This page names no lender and is not a credit offer.
Can a non-resident get a Malta mortgage?
Yes. The Central Bank sets no separate limit for non-residents, but lenders usually assess them more conservatively than resident borrowers.
- Non-residents are commonly asked for a deposit of about 30%. That is market practice, not a rule: the Central Bank limits (90% or 75% loan-to-value) are the same for everyone.
- Some lenders want the loan to match the currency of your income; others lend in euro regardless. A euro loan on income in another currency carries exchange-rate risk.
- The Central Bank's term limits are the same as for residents (40 or 25 years, or retirement age if earlier); a lender may set a shorter term.
- Source-of-funds documentation is more demanding for non-EU non-residents; allow 6 to 12 weeks from application to drawdown.
How to use this calculator
The Central Bank of Malta sets limits that bind every lender: up to 90% loan-to-value and 40 years for first-time buyers and other buyers of a primary residence, 75% and 25 years for everyone else, including second homes and buy-to-let.
- First-time buyers, and buyers of a primary residence with no outstanding home loan, can borrow up to 90% of the value (at least 10% deposit). Everyone else can borrow up to 75%.
- Maltese rates are mostly variable, indexed to the bank's base rate plus a margin. Fix the rate for sensitivity scenarios.
- Repayments tested at a stressed rate may not exceed 40% of net income (the Central Bank's debt-service-to-income limit). Properties under 175,000 EUR are outside the loan-to-value and income limits.
- Budget for closing costs on top of the price: stamp duty (5% standard, less with a relief), the notary's fee set by law plus VAT, searches and registration, and the AIP fee if it applies.
Mortgage FAQs
How is the monthly payment calculated?
Standard amortising formula: payment = principal * (r * (1 + r)^n) / ((1 + r)^n - 1), where r is the monthly rate (annual rate / 12) and n is the total number of monthly payments (years * 12). Each month, part of the payment covers interest on the outstanding balance and the rest reduces the principal.
How much deposit do I need for a Malta mortgage?
Under the Central Bank's rules, at least 10% for a first-time buyer or a buyer of a primary residence with no outstanding home loan (90% loan-to-value), and at least 25% for everyone else, including second homes and buy-to-let (75%). Properties under 175,000 EUR are outside these limits. A lender may ask for more; non-residents are commonly asked for about 30%.
What interest rates can I expect?
Most Maltese home loans are variable: a reference rate plus a margin. The published market average for new home loans (variable or fixed for up to one year) was about 2.5% in August 2026, and this calculator starts from that figure. It is an average across lenders, not a quote: change the rate to test sensitivity.
How long can a Malta mortgage run?
Up to 40 years, or to retirement age if earlier, for first-time buyers and other buyers of a primary residence; up to 25 years for everyone else, including second homes and buy-to-let. These are the Central Bank's limits; a lender may offer less.
What other costs come on top of the mortgage?
On top of the repayments: stamp duty (5% standard, less with a first-time buyer, owner-occupier or UCA relief), the notary's fee set by law (about 0.5% of the price plus 18% VAT, and two-thirds of the scale on the loan deed), searches and registration (about 800 to 1,800 EUR), the AIP fee if it applies (232 EUR), and the lender's processing and valuation charges.
Can I use this as a BOV, APS, HSBC, Lombard or MeDirect home loan calculator?
Yes. Home loans from Maltese banks, including Bank of Valletta (BOV), APS Bank, HSBC Malta, Lombard Bank and MeDirect, are usually repaid in equal monthly instalments on a standard repayment schedule, which is what this calculator works out. Enter the interest rate, term and deposit from your bank's offer to see the instalment. Darscover is not affiliated with any bank and does not quote lenders' rates.