Data & Analysis By The Numbers: The Data Behind Malta's Housing Crisis
Malta Housing Watch | Billy J. McBee, ResidentiBeltin Updated August 2026 11 min read
Numbers tell stories that words cannot. These are not abstractions - they are the documented evidence of a political choice to prioritise developer profit over residents’ lives. This page tracks the key metrics defining Malta’s housing crisis, verified against primary sources.
Property Market Overview
| Metric | Value | Period | Source |
|---|
| Property Price Growth | +5.7% | Q3 2025 YoY | CBM/NSO |
| Sliema Relative Apartment Price Level | 160.98 (national level = 100) | 2025 | NSO |
| Gozo and Comino Relative Apartment Price Level | 68.01 (national level = 100) | 2025 | NSO |
| Cumulative Price Increase | +111.4% | 2013-2024 | Foundation for Affordable Housing |
| Price Increase (9 years) | +65% | 2015-2024 | NSO |
| Housing Overburden Rate | 5.8% | 2024 | Eurostat |
| Households in Housing Stress | 24,000+ | 2023 | FAH |
| Price-to-Income Ratio | 14.5× (was 7× in 2000) | 2025 | CBM/NSO |
| Foreign Investor Share (Chinese nationals) | 46.4% of investor permits | 2025 | NSO/Planning Authority data |
The NSO locality figures are quality-adjusted price levels per square metre, based on actual apartment transactions. They are not average sale prices. Penthouses are excluded and the 2025 estimates are provisional.
Affordability Breakdown
| Household Type | Income | Affordable Properties |
|---|
| Couple (average income) | €35,000 | ~33% |
| Couple (minimum wage) | ~€21,000 | ~2.2% |
| “Stretched class” | €24,000-€38,000 | Caught between social housing and market |
Demographics & Migration
| Year | Total Population | Foreign-Born | Percentage |
|---|
| 2005 | ~404,000 | 12,112 | 3% |
| 2012 | 421,464 | 23,365 | 5.5% |
| 2020 | ~515,000 | 119,261 | 23% |
| 2022 | 542,051 | 137,376 | 25.3% |
| 2024 | ~562,000 | 173,700 | 30.9% |
“The foreign population grew five-fold between 2012 and 2022, rising from 23,365 to 137,376.”
- National Statistics Office, 2024
Construction & Development
| Metric | Value | Period |
|---|
| New Dwellings Approved | 3,668 | Q3 2025 |
| Year-on-Year Growth | +110.3% | Q3 2025 |
| Apartments (% of total) | 73.5% | Q3 2025 |
| Residential Units Permitted (2024) | 8,716 | Full year |
| Unpaid Planning Fines | €16.5 million | January 2026 |
Top Localities for New Development (Q3 2025)
| Locality | New Dwellings Approved |
|---|
| St Paul’s Bay | 449 |
| Birżebbuġa | 291 |
| Marsaskala | 285 |
| Il-Mosta | 149 |
| Għajnsielem (Gozo) | 143 |
Tourism & Short-Term Rentals
| Metric | Value | Year |
|---|
| Tourist Arrivals | 3.56 million | 2024 |
| vs 2019 Peak | +29% | 2024 |
| Airbnb/STR Listings | ~10,000 | 2025 |
| Estimated Unlicensed | 20-50% | 2025 |
| MTA Inspections (Complaints) | 474 | 2023 |
| Area | % Unlicensed |
|---|
| Gżira | 46% |
| Sliema | 30% |
| St Paul’s Bay | 28% |
| Valletta | ~20% (1 in 5 dwellings) |
Governance Indicators
| Indicator | Value | Date |
|---|
| Corruption Perceptions Index Rank | 65th (lowest ever) | Feb 2025 |
| Unpaid Planning Fines | €16.5 million | Jan 2026 |
| Illegal Units Identified (MTA) | 177 | 2025 |
Affordable Housing Initiatives
| Initiative | Details | Status |
|---|
| Foundation for Affordable Housing | 260 units at 30% below market | Tendering (Sept 2025) |
| FAH Applications Received | 1,000+ registrations | Nov 2025 |
| Social Housing Target | -15-20% waiting list by 2035 | Planned |
| €9M Budget Allocation | Low-to-middle income support | 2025 Budget |
Data Sources
All data presented is sourced from:
- National Statistics Office (NSO): Population, building permits, property prices
- Central Bank of Malta: Housing statistics, rent indices
- Foundation for Affordable Housing: Affordability research
- Malta Tourism Authority: STR licenses
- Transparency International: Corruption index
- Amphora Media: Investigative reporting on unlicensed STRs
- The Shift News, Malta Today, Times of Malta: News reporting and investigations
Last updated: August 2026. Data is updated quarterly where possible.