How much does it cost to finish a shell-form property in Malta (2025)?
Buying a shell form in Malta or Gozo is exciting — you get a structure, and the chance to turn it into your own home. But here’s the reality: finishing a shell form takes time, planning, and money.
Most expats underestimate the costs because they only see bare walls and concrete floors. This guide breaks it down into clear numbers, so you know what to expect in 2025.
What “finishing from shell” includes
A shell form is just the structure: walls, slabs, common parts. No interiors.
The finishing stage typically covers:
Screed (floor levelling)
Waterproofing of roof/terrace
Plastering & painting
Flooring & tiling
Electrical and plumbing (first & second fix)
Bathrooms & kitchen
Internal doors
Air-conditioning & ventilation
Thermal insulation (roof, floors, walls if required)
Final Energy Performance Certificate (EPC)
Typical cost per square metre in Malta (2025)
This is the best way to get a first impression:
Example: 100 m² apartment (standard finishes)
Total budget: around €70,000 – €100,000, depending on design choices and systems.
Grants & incentives (2025)
What makes the cost go up or down
Choices: Tiles at €10/m² vs €60/m² change the budget fast.
Complexity: Extra plumbing runs, designer lighting, smart systems.
Envelope upgrades: Extra insulation, better apertures.
Labour & availability: Timing matters — busy contractors = higher quotes.
Smart steps to manage your budget
Fix your plans before asking for quotes.
Get itemised offers for each trade (labour + materials).
Check insulation & waterproofing against BCA standards.
Keep a 10–15% contingency.
Plan your EPC assessment early to avoid last-minute surprises.
Bottom line
In 2025, finishing a shell form in Malta costs €650–€950/m² for apartments, and more for villas or high-end projects.
The main drivers are kitchens, bathrooms, insulation, and technical systems.
Plan carefully, compare quotes, and use available grants — and your blank concrete box will become a comfortable, efficient home.
