Articles / Market research
What does a 30-, 50- or 100-desk office cost in Malta?
Model the base rent for teams of 30, 50 and 100 using published Malta office asking rates.
Edition
Source catalogue checked 13 Nov 2026
Monthly base rent by zone
Allow 12 m² per person for this worked budget: 360, 600 or 1,200 m². Monthly base rent = annual zone median × modelled floor area ÷ 12. These are catalogue asking rates for eligible conventional offices. The model does not establish that an office of that size is currently offered at the median.
Budget beyond the rent
Ask for written quotes for service charges, parking, utilities and applicable VAT. List deposits, furniture, cabling and fit-out separately as upfront cash. For example, an illustrative €10,000 monthly base rent plus €1,000 in running costs gives €11,000 monthly before VAT. A €20,000 refundable deposit and €15,000 fit-out would require another €35,000 upfront. These additional costs are examples, not market averages.
Rent index and quotation methodology · Adjust your floor-area assumptions
Snapshot data
| Zone | Sample size | Median EUR/m²/year | 30 desks EUR/month | 50 desks EUR/month | 100 desks EUR/month |
|---|---|---|---|---|---|
| Sliema | 25 | 250.00 | 7500.00 | 12500.00 | 25000.00 |
| St Julian’s | 25 | 332.98 | 9989.47 | 16649.12 | 33298.25 |
| Gżira | 25 | 231.20 | 6936.09 | 11560.15 | 23120.30 |
| Valletta / Floriana | 15 | 195.00 | 5850.00 | 9750.00 | 19500.00 |
| Mrieħel / CBD | 25 | 220.22 | 6606.74 | 11011.24 | 22022.47 |
| Birkirkara | 25 | 176.00 | 5280.00 | 8800.00 | 17600.00 |
| Msida / Pietà | 25 | 176.74 | 5302.33 | 8837.21 | 17674.42 |
| Central & western Malta | 25 | 150.00 | 4500.00 | 7500.00 | 15000.00 |
| Southern Malta & airport | 20 | 171.82 | 5154.55 | 8590.91 | 17181.82 |
Suggested citation Office Malta, “What does a 30-, 50- or 100-desk office cost in Malta?”, OfficeSpace.Rent catalogue snapshot checked 13 Nov 2026. Retain the dated CSV when citing a figure.
Set the brief before pricing it
Start with the number of people who must work on site at the same time. For a hybrid team, ask which days are busiest and whether meeting rooms need to handle clients as well as staff. Translate those requirements into a floor-area range. A 50-person team with regular training sessions may need a different layout from a 50-person team that works mostly at assigned desks. Use the same brief when requesting prices in each zone so that differences in the quotes reflect the buildings and commercial terms.
Read the zone figures correctly
The table is a starting point for base rent. Each figure comes from a published sample of asking quotations, and the sample size is shown beside it. When a team needs an entire floor or a headquarters, the relevant shortlist may be narrower than the underlying sample. Use the table to decide which areas to explore, then ask for written prices on actual units. Include the date of the snapshot and the unit, euros per square metre per year, whenever you cite a zone figure.
Build a monthly occupancy budget
Request a schedule showing the base rent, common-area charges, reserved parking, separately metered utilities and any applicable taxes. Ask whether a service charge is fixed or reconciled after year-end, and whether quoted parking covers the number of spaces the team actually needs. If a landlord cannot provide a figure yet, mark it as pending. This prevents an incomplete quote from appearing cheaper than a fully itemised one. Compare the expected recurring cost after any introductory rent-free period ends.
Separate deposits and move-in cash
A refundable deposit affects cash flow at signing, even when it is eventually returned. Furniture, IT installation and removals may be one-off expenses. Put deposits, rent paid in advance and expected fit-out payments on a dated cash schedule so finance can see what falls due before occupation. Ask who owns any furniture or improvements at the end of the lease. Record the agreed scope and payment milestones before using a landlord contribution to reduce your projected upfront spend.
Compare traditional and serviced quotes
A serviced package can include shared meeting rooms, connectivity or reception, while a conventional lease may quote space alone. Ask for the number of desks in the exact package, the access terms and what happens if the team needs more space. Compare the same period of occupation and the same level of service. For a 30-person team, a package with an attractive headline cost may still need more meeting-room allowance or additional rooms to support the way people work.
Stress-test the shortlist
Give finance a base scenario and a higher-cost scenario. Change one assumption at a time, such as the area, parking requirement or duration of overlap with the existing lease. This shows which issue is worth negotiating first. If the brief allows more than one location, test the trade-off between a lower occupancy budget and any extra transport or parking needs. Record each assumption beside the figure and replace it with a written quote as the shortlist gets narrower.
Brief finance with three figures
Show the estimated monthly cost once fully occupied, the cash due before occupation, and the cost over the agreed term. Put the source beside each number so a colleague can see what is confirmed and what is modelled. Add the property reference and date to each quote. Where a figure is missing, identify the person responsible for obtaining it. This format also gives the agent a useful brief for finding alternatives within your actual spending limit.
Ask whether the desks can grow with you
For a 30-person office that may need to accommodate 50 people later, ask about adjoining space and when it might become available. Check whether a larger floor today offers better value than two separate moves. Compare the cost of extra space against the likelihood you will need it. The zone table gives one consistent basis for the first estimate. A decision about expansion still depends on the exact floor and terms being offered.