I have two important pieces of advice for expats new to Malta, concerning purchasing property here and paying tax
Firstly, I would advise anyone planning to buy property in Malta to ask the vendor or the estate agent to specify exactly in what year the chosen property was either built or developed. If this was done between 1998 - 1st August 2012, it is essential that the potential buyer ask the vendor if they have what is called a MEPA Permit or a CBT Certificate for the property. If the answer from the vendor is either "No" or they say they do not know what these Permits or Certificates are, then it is now very unwise to continue with the purchase of the property because serious problems could fall upon the new owner in the future.
The problem is caused by the current Labour government enforcing building regulations that were introduced by the previous Labour government between 1996 - 1998, but which were ignored by the four succeeding Nationalist governments up till 1st August 2012. The government's Planning Authority (MEPA) is now sanctioning these unlawfully built/developed properties - there are more than 10,000 of them across Malta, according to MEPA - by requiring their owners to apply for the above mentioned Permits or Certificates. At present they cost 250 euros each, but the cost is intended to rise soon.
If a new buyer to Malta purchases a property in the 1998 - 01/08/2012 age range that was built unlawfully and which does not have these MEPA-issued Permits or Certificates, they risk being compelled by MEPA to apply for them or ultimately face having their property taken away from them by MEPA. Ultimately that is a last resort for now, but it may not stay that way in the future. MEPA can also block the sale of any property in this age range which does not have a MEPA Permit or Certificate. Estate agents are now faced with a great deal of extra work in trying to ensure vendors of these properties do have these Permits/Certificates.
The current government admits that having to pay for these Permits/Certificates is a tax and that it hopes to raise more than 20 million euros from the 10,000+ properties it is levying this tax upon.
Now the issue of tax in Malta. The Inland Revenue has a ruling which it does not make public that all expats living in Malta must complete annual tax return forms whether they pay tax in Malta or not. If the expats fail to do so they are fined by the Inland Revenue. This is a stealth tax and is a method of circumventing the Double Tax Treaty signed between the Maltese and UK governments. Expats who are caught out by this ruling are those who are on UK local government pensions, or Police and Fire Service pensions, etc, which cannot be converted into overseas pensions and which are tax deductable in the UK.
Under the Double Tax Treaty income, including pensions, are taxed where the income is received. Where the kind of pensions described above are concerned, they are received in the UK and are taxed monthly at source. Malta cannot deduct tax from these UK pensions. However, Malta Inland Revenue is manipulating the definition of where these pensions are received. When a UK expat receives his or her pension each month into their UK bank account, then withdraws money from that account to pay for their living expenses, entertainment, etc, in Malta, the Maltese Inland Revenue is claiming that each withdrawal constitutes income received in Malta, even though it acknowledges that the expat does not owe tax in Malta. The British HMRC completely refutes this definition by the Maltese Inland Revenue of receiving income in Malta and does not apply it in the UK. Nor does the HMRC require foreign expats living in the UK to complete annual tax return forms if they don't owe tax in the UK.
The British expats who are getting caught out by this manipulation by the Maltese Inland Revenue are those in receipt of pensions described above because throughout their careers they were taxed on each salary payment and never had to complete tax return forms. Consequently, it hardly ever occurs to them to think they would need to complete annual tax returns in Malta and never ask about it. The Maltese Inland Revenue is aware of this and is taking full advantage of it. Some expats are being fined for uncompleted tax return forms dating back between 10 - 15 years, which can run into thousands of euros.
It would be prudent to register with the Maltese Inland Revenue and to find out about what you need to do, whether you owe tax in Malta or not. The place to do this is:
Inland Revenue Department, Block 1, Expatriate Section, Floriana (tel: 2296 2296) - just outside Valletta