Home Loan Amortisation Calculator (Malta)

Variable Rates and Repricing

Most Maltese home loans are variable, tracking the lender's own base rate rather than a national reference rate like Euribor. When the bank reprices, your monthly repayment (or the term, depending on your agreement) adjusts — re-run this calculator with the new rate whenever that happens.

First-Time Buyer Schemes and Stamp Duty

Malta offers first-time-buyer stamp duty exemptions and a government grant toward purchase costs, alongside a reduced stamp duty rate on the first tranche of the property value. These reduce your upfront cost but don't change the amortisation schedule itself, which is based purely on the loan amount, rate, and term.

Why a 30-Year Term Is Standard

Maltese home loans commonly run 25 to 40 years, longer than in many other European markets, which keeps monthly repayments more affordable relative to property prices — but increases the total interest paid over the life of the loan.

Worked Example: €200,000 Over 30 Years at 4.2%

On a €200,000 home loan at 4.2% over 30 years, the monthly repayment is €978.03.

Over the full 360 repayments you would pay €152,092.37 in interest, for a total of €352,092.37.

Because most Maltese home loans are variable, this schedule assumes the current rate stays constant — your actual repayment will shift if the lender reprices.

Repayment = P × [r(1+r)^n] / [(1+r)^n − 1], where P = loan amount, r = monthly interest rate, n = number of monthly repayments

Standard Repayment Home Loan

This calculator models a standard capital-and-interest home loan. Since almost all Maltese lenders use this structure rather than interest-only, the method comparison is most useful for understanding how a rate change from repricing would affect your repayment.

Early Repayment in Malta

Consumer credit early-repayment compensation in Malta is capped at 1% of the amount repaid early (0.5% if less than a year remains), per the Consumer Credit Regulations transposing EU Directive 2008/48/EC. Confirm the exact terms with your lender, since home loans may follow slightly different bank-specific conditions.