20 Inside Alliance’s A-Team: strategy, culture, and sustainability from Malta’s most people-driven real estate brand.
28 Why Malta Vision 2050 raises more questions than answers — and the truths we’re still avoiding. PRETENDING TO PLAN THE FUTURE
24 Behind the buzzwords: an architect’s guide to spotting the difference between real sustainable design and smart marketing — and calling out the fakes.
14 Is Malta ready to build smarter, not bigger? Liveability, leadership, and the price of progress.
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THE X3
Editor’s note — We often talk about the future as though it happens to us, but in reality, it’s something we shape, one decision at a time. In Malta, those decisions are increasingly cast in concrete, steel, and shadow, with long-term consequences for how we live, work, and relate to our environment.
This edition of MONEY is centred on a simple question: Can we afford to build like this forever? In “Constructing a Conscience,” we ask whether Malta’s current development model is compatible with sustainability and who has the power—and the responsibility—to change course. The answers vary, but one thing is clear: what we build reflects what we value.
Our cover story brings us face-to-face with Alliance Real Estate’s A-Team, a leadership group whose culture-first approach to growth offers an alternative to the status quo. Their roundtable discussion spans everything from strategic expansion to sustainability in practice — not as a PR exercise but as a core business principle.
Elsewhere, architect Andrea Bianco exposes the truth behind so-called “green” buildings, while Stephen Mallia questions whether our current labelling systems offer absolute assurance or just soft cover. Alex Torpiano and Manuel Delia dissect Malta Vision 2050 — one from an architectural perspective, the other through democratic accountability — and ask whether this is genuinely a national vision or a managed message.
We also feature insights from Jeanelle Arpa and Alannah Xuereb, who explore climate futures through storytelling, and JP Fabri, who considers how economic growth and land use need to be redefined if we’re serious about sustainability.
Together, these features reveal a country at a crossroads—one where policy, profit, and the public interest no longer align by default. The future isn’t something to wait for—it’s something we must actively question, challenge, and design.
EDITOR
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Constructing a conscience
As Malta grapples with unrelenting development, MONEY examines whether sustainability is more than a buzzword. From planners to activists and architects, we explore who has the power—and the responsibility—to build a future rooted in accountability, not just ambition.
The future we pretend to plan for
Alex Torpiano unpacks Malta Vision 2050, a document filled with promising ideals yet fraught with contradictions. From sustainability slogans to growth ambitions, Torpiano asks the real questions: Who is this vision for, and does it reflect the future we truly want, or just the one we dare not challenge?
Inside Alliance's A-Team: The power of ten
Alliance is more than a real estate company— it's a leadership blueprint. MONEY speaks with the ten figures behind Malta's most people-driven property brand to uncover how strategy, culture, and sustainability are shaping their future and ours.
24 34
Greenwashed!
In an age of eco-hype, architect Andrea Bianco exposes the truth behind Malta's so-called "green" properties. With misleading marketing, weak standards, and outdated certification systems, buyers must look beyond buzzwords. This feature offers clarity, questions to ask, and guidance for making smarter, more sustainable, and truly green property investments. 14 28 42 56 46 50 38 20
Building the future(s)
What will Malta look like in 2050? Engineer
Clearing the air
With new maritime regulations coming into effect across the Mediterranean, Dayna Clarke Camilleri interviews Nicholas Barbara, head of conservation at BirdLife Malta, on what sulphur controls mean for Valletta's Grand Harbour. From the hidden cost of cruise ship emissions to the urgent push for nitrogen oxide limits, he explains why decisive action is needed.
Cracks at home, fires abroad
In this MONEY issue, the editor spotlights three defining stories that reveal the fragility of Malta's political, geopolitical, and regulatory reality. These aren't isolated events. They're warnings, and we'd be foolish to ignore them.
Dr Jeanelle Arpa and Perit Alannah Xuereb explore four climate futures—from collapse to transformation—through EY Malta's futurology experience. Their analysis reveals how today's decisions will shape our built environment's resilience, equity, and liveability for future generations.
Vision or mirage?
Malta's GDP has more than doubled in a decade, but has the nation truly prospered? Manuel Delia dissects Vision 2050's hopeful narrative, exposing the uncomfortable truth behind Malta's economic miracle: rising inequality, unsustainable growth, and policies fuelled by numbers rather than people. Is our national "success" just a mirage?
Liveability by design
Economist Orlanda Grech explores emerging indicators, the growing price tags, and the need for collaborative planning and business-led innovation as keys to building fast-growing islands that are economically, environmentally, and socially resilient.
Malta, assemble!
Malta Vision 2050 charts a bold new path rooted not in relentless expansion but in meaningful regeneration. JP Fabri makes the case for transforming abandoned buildings into vibrant spaces that honour our past, revitalise communities, and shape a more sustainable, inclusive, and resilient Malta for future generations.
MONEY's columnists —
The illusion of sustainability
In a world quick to label actions as "sustainable," Ed Muscat Azzopardi urges us to dig deeper. True sustainability demands more than doing "less harm"—it calls for a radical, long-term rethink of how we build, consume, and value our surroundings. Anything less is just an illusion we can't afford.
Green is gold: From compliance to competitive advantage
Malta is at a tipping point as the global property sector pivots towards greener benchmarks. Stephen Mallia explores how sustainability is not just a moral imperative but a competitive necessity, reshaping the island's real estate future.
Summer luxe essentials
A refined curation to elevate your wardrobe with sophisticated summer statements from sleek beachwear to luxury accessories.
1 Perit Alannah Xuereb is a structural engineer with a professional interest in ESG and its implications for the built environment.
2 Professor Alex Torpiano is a former Dean, department head, and University Council member, who led the Kamra tal-Periti and Din l-Art Ħelwa, championing architecture and heritage.
3 Dayna, a former newspaper editor and journalist, is a wordsmith extraordinaire. With a knack for crafting impeccable marketing text and brand manifestos, she effortlessly balances grammar and brand voice.
4 Ed tells stories for a living, engages in a host of activities that don’t involve actual physical activity, and likes food, film, travel, and cameras.
5 Dr Jeanelle Arpa is a materials engineer in EY Malta's Sustainability Team.
6 JP is a founding partner at Seed, a multi-disciplinary advisory practice.
7 Manuel is a civil society activist and writer.
8 Orlanda is an experienced Economist and consultant who specialises in economic advisory services across economics, public policy, and strategy streams.
9 Stephen is a freelance product regulatory compliance expert and mechanical engineer with over 13 years of experience in the field.
CONSTRUCTING A CONSCIENCE
As Malta grapples with unrelenting development, MONEY examines whether sustainability is more than a buzzword. From planners to activists and architects, we explore who has the power—and the responsibility—to build a future rooted in accountability, not just ambition.
The word 's ustainable' has become a bit of a buzzword recently, making it into every annual report and business plan. But what does it mean? And should the boundaries be left up to self-regulation or imposed?
Numerous recent developments that will significantly impact their surroundings have been reported, affecting the country's heritage, culture, standard of living, and economic reality, from tourism to construction.
According to the Oxford Dictionary, sustainability means two main things: the ability to maintain at a specific rate or level and the avoidance of depleting natural resources to maintain an ecological balance.
According to economics textbooks, the only law in a free market is supply and demand: the theory says that businesses determine whether there will be demand if they supply.
Free competition should mean that everyone is allowed to have a go. The reality is somewhat different since it depends on everything from a level playing field to proper data so companies can make informed and enlightened choices.
It is also clear that not everyone can be appeased simultaneously: what one
company does could impact neighbours, rivals, infrastructure… This is why there are regulations and policies.
Have we got it right? Is the current level of development sustainable? Will the getrich-quick mentality win over prudence? MONEY asked some stakeholders about their approach.
The planners
The Planning Authority
How does the Planning Authority evaluate whether large-scale developments such as Manoel Island align with Malta's long-term sustainability goals beyond mere regulatory compliance?
The Planning Authority is committed to ensuring that Malta's development supports
We want to ensure terms like 'sustainability' aren't just rhetoric but tied to measurable, enforceable outcomes. — Planning Authority
growth, quality of life, environmental responsibility, and long-term national resilience. We recognise the growing public interest in how major projects are evaluated, and we want to be clear about our approach.
The Authority recognises the importance of ensuring that major projects like Manoel Island comply with regulatory requirements and contribute meaningfully to Malta's longterm sustainability objectives. Our evaluation process is, therefore, comprehensive and goes beyond a mere checklist approach.
We consult with other agencies and Authorities during the evaluation process; we assess each project against the strategic frameworks set out in Malta's national plans, including the Strategic Plan for the Environment and Development (SPED) and the National Sustainable Development Strategy. These documents articulate clear long-term goals, such as promoting efficient land use, safeguarding natural and cultural heritage, mitigating climate change, and more.
We often require detailed environmental impact assessments (EIAS) and social impact assessments (SIAS) in consultation with the Environmental Resource Authority for large-scale projects. These allow us and other competent Agencies to weigh the development's potential positive and potential adverse impacts.
It is also fair to say that today, many developers, especially in major projects, are adopting international certifications like ISO 14001, EMAS, or LEED. These bring higher environmental standards, and we are exploring financial support for projects that achieve top-tier certifications because doing the right thing should be recognised and encouraged. →
More and more comments say that the PA's decision-making disproportionately favours developers. How do you address the perception that economic and political interests overshadow environmental and social considerations?
The Planning Authority fully acknowledges the public concern regarding the balance between economic development, environmental protection, and social wellbeing. We take these perceptions seriously and are committed to addressing them through transparency and continuous process improvement.
Our planning process is fully transparent, and our decision-making process is open to scrutiny. Anyone, whether residents, eNGO, or any community group, can access all documents related to a development application, including architectural plans, environmental reports, and feedback from government agencies. Objectors are encouraged to participate, and their comments are formally recorded and addressed during the evaluation.
Terms such as 'regeneration' and 'sustainability' are often employed in permit applications. However, what safeguards are in place to ensure these aren't merely rhetorical tools to obtain approval?
The Authority is concerned that terms like "regeneration" and "sustainability" should not be used superficially to secure approvals without meaningful action. To address this, we have implemented robust safeguards to ensure that concrete plans, commitments, and measurable outcomes substantiate such claims.
Firstly, permit applications that invoke concepts such as regeneration and sustainability are assessed against clear, policy-driven criteria. This means that a proposal must demonstrate, with tangible evidence, how it contributes to environmental, social, and economic sustainability. For example, in regeneration projects, we look for specific interventions that enhance degraded areas, improve public spaces, and preserve cultural heritage.
Valletta and the Grand Harbour illustrate how regeneration can move beyond being a mere concept and become a reality. These areas
have undergone significant transformation, where thoughtful planning and collaboration have delivered visible improvements to urban spaces, cultural heritage, and economic vitality. From restored historical landmarks to vibrant public spaces and thriving business hubs, these projects demonstrate how regeneration can bring lasting benefits to both local communities and the broader national landscape. They prove that when effectively implemented, regeneration leads to tangible results rather than remaining just a catchphrase.
Introducing the Development Control Design Policy 2015 (DC 2015) was a significant step forward in this area, raising the bar for design quality and sustainability. We are working on a new Design Guidance document to take this further, focusing on energy efficiency, greener spaces, improved walkability, and inclusive design for future generations.
How does the PA address public objections to controversial projects like Manoel Island, Comino, or Fort Chambray? Could you provide examples where civic input has significantly influenced a project's trajectory?
Public consultation is integral to the PA's decision-making process, especially in projects that generate significant public interest, such as the Manoel Island, Comino, or Fort Chambray projects. We aim to ensure that community voices are heard, considered, and reflected in final decisions.
Public objections in development applications are carefully reviewed and assessed alongside technical reports, environmental assessments, and other expert advice. A summary of the issues the 'community voice' raises is always included in the Development Management Directorate's report for each application.
A good example is the recent Comino project, where significant public objections raised concerns about the proposed building footprint. These objections were a key factor in shaping the approved project, which resulted in revised proposals that scaled back the development footprint and addressed other issues, such as unobstructed access to the foreshore.
While not every objection aims to improve
a project, public input often leads to modifications that better shape and result in a more balanced outcome.
NGOs have won some critical cases, such as revoking the sheep farm in Bidnija and the highrise at Fort Cambridge. Should these cases, based on policy, etc, have been picked up earlier by the PA at the application level? And has the position taken by the Planning Tribunal impacted the PA's future decisionmaking?
Planning is a legal process, but it's not only about law. Planners are not lawyers. Our job is to apply national policy thoughtfully and reasonably, aiming for projects that respect place and people.
Yes, there have been high-profile appeal cases, such as the Bidnija and Fort Cambridge cases, and we respect these decisions. We learn from them and continuously improve how we assess projects to ensure we get it right.
The activist André Callus, Moviment Graffitti
The Gżira Local Council and numerous residents have strongly opposed the Manoel Island development, yet the project is portrayed as a 'regeneration' effort. In your opinion, how is this term being manipulated to benefit corporate and political interests?
Corporate interests' use of "regeneration" is closely aligned with the neoliberal dogma that public spaces are useless unless they can turn a profit. In this narrative, peddled by developers and some politicians, public spaces used by the people signify something dirty or filled with so-called undesirables and their activities. According to this false narrative, the only way to make a place "valuable" is by commercialising it.
This is clearly not an innocent narrative. It
satisfies corporate interests and pushes people out of places they collectively own by virtue of belonging to this country.
On Manoel Island, the contrast between the narrative of "regeneration" and the reality on the ground is stark. After being privatised in the 1990s, alongside Tigné Point, the company illegally kept this precious place closed to the public for 16 years. Not only was it not "regenerated," but it was left to rot while people were excluded from it.
The real regeneration began in 2016 after we—together with many other groups and community members—cut through the fences and forced the company to abide by the law and ensure public access. From then on, regeneration began through people's everyday activities, reclaiming this space in an area saturated by construction and congestion.
Building hundreds of apartments and creating commercial activity on Manoel Island will once again rob this place of the people, turning it into a private profit. How will the public benefit from all this?
Proper regeneration means giving people what they need right now: open and green spaces, a beautiful foreshore, the restoration of historical buildings, and centres for community events –not more apartments, hotels, and shopping malls.
The idea of "regeneration" being pushed by corporate interests in Manoel Island – as in other similar cases – flies so far in the face of the reality people experience in their everyday lives that it's not even very compelling or convincing. Everyone can see through it and understand that the bottom line is narrow private interests and greed.
Developers often frame their projects around vague "green" promises – open spaces, landscaping, carbon neutrality – while land use remains fundamentally extractive. What greenwashing tactics do you observe most frequently in Malta, and why do you think they are so effective on both the public and institutional levels?
Land is the most precious and scarce resource on our island. Its careless use to satisfy certain businesses endangers our future on these islands.
In most planning applications, buzzwords like "sustainable mobility," "greening," and "open spaces" are used to justify massive projects such as the DB project on public land in Pembroke.
It's all, of course, a farce.
No mobility plan can begin to mitigate the thousands of car trips such projects generate – often in areas that already severely lack the necessary infrastructure. A few plants on a rooftop (if they even make it beyond the photomontages into the actual project) won't make much of a difference in the face of the impact that never-ending blocks of apartments have on residents, nature, and our foreshore. And no project ever creates public places – they always take them away.
However, honestly, I don't think these gimmicks are particularly effective in mitigating the public's anger at the current planning and construction mess. They're just tick-boxes in planning applications and empty phrases in the developers' and government's tacky PR exercises.
So far, I believe they have been met with widespread derision and disgust from the public.
Malta's planning process has faced criticism for being structurally biased in favour of developers. How do Moviment Graffitti's experiences with projects like Manoel Island highlight deeper systemic issues within the Planning Authority and its relationship with large-scale investors?
Since its establishment in 1994, Moviment Graffitti has been fighting against environmental, planning, land, and construction authorities that serve big business interests while trampling over the common good. We have repeatedly seen policies designed to accommodate specific business groups, such as those on
ODZ structures, building heights, and hotel construction.
A case in point is the current revision of the Villa Rosa Local Plan, carried out by the Planning Authority, which is intended to accommodate the monstrous Tal-Franċiż project in the area. Policies are being changed to suit specific projects – not vice versa.
Moreover, decisions taken by the PA Board and Commissions routinely go beyond what planning laws and policies permit. The PA bends and outright breaches the law to appease specific interests.
We have had to challenge many of these PA decisions in court. In many cases – such as several Joseph Portelli developments in Gozo – the court found the PA's decisions blatantly wrong and in breach of the law.
However, even that is not enough. The PA recently re-issued permits for developments that the courts had struck down, showing it is willing to disregard court rulings to satisfy big developers shamelessly.
It must be said, however, that the root of the problem lies within politics – not the authorities themselves. Authorities in Malta, such as the Planning Authority, are under direct government control. Thus, these decisions are made following instructions from the political class and its close ties to big business in Malta.
Suffice it to say that a promised reform in the planning appeals law has still not been implemented, meaning developers can still begin building even. In contrast, appeals against illegitimate decisions are underway.
It's a reign of developers, where the political class and authorities are heavily influenced, and the courts are deliberately rendered ineffective by a system that denies the public meaningful ways to challenge illegal decisions. →
The government's role is to protect us from greed, not enable it. — André Callus
The right to public space is central to the Manoel Island debate. How would you define public interest in today's development climate – and what does it unveil about the changing balance of power between citizens, the state, and capital?
In the case of Manoel Island, it is crystal clear where the public interest lies. Over 29,000 individuals have signed a petition calling the government to return this place to the public following the company's failure to abide by the concession agreement.
After decades of endless and senseless construction, there is a general consensus that our country should prioritise quality public spaces essential for our health and wellbeing.
It's also a matter of social justice. Our country is witnessing a growing divide between the haves and the have-nots regarding land and property. The ultra-rich's hoarding of land and property – a form of oligarchy – including the takeover of public spaces, reflects growing economic inequality that we must fight against.
In recent years, citizens have become increasingly capable of making their voices heard and organising to challenge planning decisions that favour the few at the expense of the many. Sometimes, they succeeded (as in the case of the proposed Marsascala yacht marina or the private university in Żonqor); other times, they did not (such as with the DB project).
The government has repeatedly shown that its priority is to appease the interests of developers and the big business class. For example, it shouldn't take the mobilisation of 29,000 signatories to compel the government to reclaim land granted to a private company that has repeatedly breached its contract. Yet, despite overwhelming public support, the government initially appeared inclined to grant MIDI far more than it deserves. Only after widespread public consensus to transform Manoel Island into a national park became increasingly evident did political discourse shift, and the government acknowledged the concession breaches, signalling its intention to return Manoel Island to the people.
Public pressure can make the government
fearful enough of the political consequences to give in to the people's demands.
The forces of neoliberalism and the privatisation of public spaces are powerful –because they are the forces that governments have favoured since the early '90s. It takes significant energy, effort, and collective capacity for the people to resist them. It's often challenging but not impossible.
If you were to challenge the business community – including MONEY's readership – what responsibility do you believe investors, contractors, and developers hold in perpetuating or resisting the destruction of Malta's natural and social fabric under the guise of 'sustainability'?
The veil of sustainability used to justify many harmful developments is very thin. Not many are fooled by it, and people are generally angry at Malta's declining quality of life and environmental destruction.
Society cannot be guided by the axiom of profit maximisation. There is more to life than profits – especially in a context like Malta, where the ongoing construction spree threatens life's social and economic sustainability on these islands.
Ultimately, the government should protect us from greed – not enable and encourage it, as it does now. The government should start taking the side of the people rather than siding with those whose only concern is profit.
The architect
Tara Cassar
The Manoel Island project combines the conservation of the Fort and associated areas with modern development. As an architect, do you think we can—and should—have one without the other?
Every case is unique. In some instances, new development can help support the financial viability of conservation – but it's certainly not a prerequisite.
In the case of Manoel Island, the conservation of such a site of immense heritage value shouldn't depend on reshaping the wider area into a new town that ultimately erases the very fabric that gives the island its cultural identity.
There's a misplaced focus on the residential or commercial aspect as the primary vehicle for profit. The real long-term economic and social value lies in the heritage asset itself.
Sustainable heritage management offers broad opportunities for future generations. Too often, conservation is treated as the price for permission to develop—when it should be seen as an investment with lasting return.
You have spoken publicly about the manipulation of planning language. Do terms like "green," "public realm," or "regeneration" still have any meaning within Malta's current building culture?
From experience, using these terms is mostly superficial, with little intention to apply their true meaning.
Take the tall buildings policy; for example, the required open space around towers is meant to be "green" and part of the "public realm." But in practice, it's usually a tiled void with some potted plants, effectively semi-private and offering little or no comfort for public use. These spaces aren't truly public, and they're not designed to be. Yet the language is still used to tick boxes and justify development.
The role of architects in some of the applications cannot be overlooked. Are architects compromising on design integrity to satisfy investor-driven priorities, and
Profit can't be the only driver of what we build. — Tara Cassar
what could change that? Efforts to introduce aesthetic standards were not successful.
This goes beyond aesthetics. The culture is profit-driven or, at the very least, profitfocused. Yes, developments need to be financially viable, but at what cost?
We consistently undervalue the longevity, liveability, and overall sustainability of what's being built. The short-term return continues to outweigh the long-term responsibility.
Some projects might comply with policy on paper but fall short in terms of longterm sustainability and social impact. In such a case, what is the role of architects as professional providers and expert advisers?
It all comes down to what drives the sector. Of course, profitability matters, but most architects will operate within those narrow margins when that's the only driver.
That's not an excuse for poor proposals, but it reflects the current state of play. We've seen a steady erosion of value placed on heritage, with approvals for demolitions that would have been unthinkable 15 years ago. This is not about technical compliance but a broader cultural shift.
If a National Architecture Policy were introduced tomorrow, what three pillars would you insist it includes to prevent the outcomes we're witnessing today?
First, we need to establish sustainable development densities—clearly defining what level of development a given area can realistically support without compromising its liveability or character while supporting sustainable infrastructure. The current approach, squeezing in as many units as the law technically allows by sticking to the bare minimum standards, has led us to an undesirable situation.
Second, there must be a real commitment to public space. We must prioritise extensive, well-connected, and welcoming public spaces within urban areas while addressing the changes needed to shift toward better public transport - not just leftover patches rebranded as "open space."
Third, we must enforce sustainable building
practices at the planning and design stages. Currently, too many apartments are approved without backyards, cross-ventilation, low ceilings, and rooms reliant on artificial lighting and air conditioning. The policies that allow this are greenlighting poor-quality living conditions with high environmental costs. This must stop.
The chamber
André Pizzuto, Kamra tal-Periti
From a design and policy perspective, is Malta's development pace compromising sustainability principles?
The issue of sustainable development in Malta is less about the speed of progress and more about its quality and impact on public spaces, residents' wellbeing, the ability to attract high-quality foreign direct investment (FDI), and the resilience of our environment and cultural heritage. Our planning system remains constrained by outdated policies and processes rooted in obsolete economic and planning paradigms from the Reagan era –approaches that much of Europe avoided but which Malta still grapples with today.
How would a National Architecture Policy influence the quality and integrity of future developments?
A National Architecture Policy would provide an opportunity for a comprehensive strategic review, not just of the planning system, but of our entire approach to the built environment and public spaces. The policy formulation process should examine architectural education, public procurement systems, cultural attitudes that hinder high-quality design, and development approval processes, among other factors.
What role should architects play in pushing back against profit-driven construction that
ignores long-term liveability?
Profit itself is not the issue—the problem lies in a system that prioritises speculation over sustainable development, where financial gain is the sole measure of success. Architects should advocate for a more balanced approach that ensures value creation benefits investors and the public rather than enriching developers at the expense of community wellbeing.
Are there enough incentives or regulatory tools for architects to prioritise green, adaptive design?
Malta still lags in this regard, though progress is being made. The Building and Construction Authority (BCA) is implementing initiatives to align Malta's construction industry with European energy conservation standards, including funding schemes for building renovations.
Additionally, banks' ESG policies – driven by EU taxonomy requirements – encourage energyefficient investments through lower interest rates, which is positively influencing industry practices.
Can you name a recent Maltese project that strikes the right balance between commercial viability and environmental responsibility?
One example is the redevelopment of the former Farson's Brewery by architect Ian Ritchie, now known as Trident Park and The Brewery. This project demonstrates how world-class architecture and a climateconscious corporate vision can elevate Malta's built environment while maintaining commercial viability.
A national policy could finally shift the focus from compliance to quality. — André Pizzuto
Inside Alliance's A-Team
THE POWER OF TEN
Alliance is more than a real estate company—it's a leadership blueprint. MONEY speaks with the ten figures behind Malta's most people-driven property brand to uncover how strategy, culture, and sustainability are shaping their future and ours.
In an industry defined by individual competition, Alliance is doing things differently by building a leadership culture rooted in collaboration. Known as the A-Team, the company's ten-strong executive panel spans every business pillar: sales, lettings, marketing, finance, franchising, commercial, coaching, people, and premium listings. Together, they represent more than functional expertise—they represent a philosophy.
At the helm is CEO Michael Bonello, who champions culture as a core business driver. "It starts with staying connected," he says. "I listen and encourage dialogue. Culture is built on a shared purpose. Everyone—no matter where they are—must feel part of something bigger."
That connection filters into how growth is approached. "We're focused on strategic expansion without compromising our standards," Bonello adds. "It's about growing right, not just fast."
Chief People Officer Frank Borg says, "Our people are more than numbers—they're our brand." Meanwhile, leaders like Gordon Attard, Alina Terletchi, and Paul Mifsud are redefining how sales, marketing, and lettings work together—grounded in data, driven by service, and fuelled by purpose.
So, how does this leadership model translate
into action? We asked each A-Team leader to reflect on their roles, the market, and the future of real estate in Malta.
Michael Bonello CEO
Alliance is known for its strong internal culture.
How do you personally keep that culture alive across so many branches? It starts with staying connected. I listen and encourage open dialogue. We celebrate wins together and learn from challenges. Culture is built on a shared purpose, and I make sure everyone—no matter where they are—feels part of something bigger.
planet, and profit. It's about building energyefficient homes, reducing waste, and creating livable communities. But it also means running a business that's ethical, resilient and leaves a lasting, positive legacy.
Ritianne Spiteri
Franchise Coordinator & PA to the CEO
As Franchise Coordinator and PA to the CEO, what does your role involve daily?
What are your top priorities for the next 12 months? We're focused on strategic growth without compromising our standards. That means supporting our people, expanding into new markets carefully, and investing in technology and training. It's not about growing fast but growing right while staying true to who we are.
From your seat as CEO, how do you define sustainability in real estate? It's making responsible choices that balance people,
I manage franchise operations and provide executive support to the CEO. This includes working closely with franchisees to ensure brand standards are upheld and assisting them in growing their businesses. I also handle administrative tasks, coordinate between the CEO and franchise partners, and help streamline internal processes. My role is a vital link, ensuring effective communication and collaboration across all areas.
How do you ensure consistency of value across all franchise partners? Communication is key. We've established regular channels to share best practices, offer updates, and encourage feedback. This helps maintain alignment and accountability across the →
network. By promoting a collaborative culture and clear expectations, we ensure every franchise partner understands and delivers the same high standard of service and value that defines the Alliance brand.
What's the biggest unseen challenge of coordinating growth? Maintaining internal alignment. As the organisation expands, different teams may have varied goals and approaches. If not addressed early, this can cause confusion or inefficiencies. My role involves ensuring everyone stays focused on the same objectives, promoting a unified vision while balancing growth with cohesion. Growth isn't just about scaling up—it's about scaling smart and keeping people on the same page.
Frank Borg Chief People Officer
Gordon Attard
Chief Sales Officer
What are the most significant shifts you're seeing in buyer behaviour today? Buyers are more informed, focused, and digitally driven. They want lifestyle and investment value, not just location. Areas like Sliema, the South, and St Julian's attract younger buyers and digital nomads. Post-pandemic, there's also growing demand for flexible layouts, outdoor spaces, and energy efficiency.
highlighting people, communities, and innovation. While facts inform, stories connect emotionally. Whether it's a community uplift or a client journey, storytelling helps build brand loyalty in ways data alone can't.
How are you using communication to promote sustainability? Communication turns sustainability from a goal into a shared mission. We prioritise visibility—through investor updates, digital content, and on-site initiatives. People become collaborators when they understand the 'why' behind our green practices. It's about showing progress, not just making claims.
What does a peoplefirst real estate model look like in practice? At Alliance, it means putting our people at the centre of every decision. From providing the right tools and training to nurturing a supportive culture, we focus on empowering our teams. When people feel trusted, valued, and supported, they perform better, stay longer, and contribute to meaningful business growth.
How do you nurture team loyalty and engagement in a competitive industry? It's about consistency. We invest in growth, communicate clearly, and recognise contributions. Our people are more than numbers—they're our brand. We create an environment where they feel heard, developed, and proud to be part of the journey. That emotional connection builds loyalty that money alone can't buy.
What advice would you give to HR leaders navigating growth while maintaining values? Don't lose sight of what made you successful. We've worked hard to keep our culture alive as we've grown. My advice? Stay close to your people. Lead with your values. Let your company's growth reflect—not replace—its identity. Culture and performance go hand in hand when values are embedded in every process.
How do you build and retain highperforming sales teams? We recruit based on values and drive. Then, we invest in training, offer real-time feedback, and provide strong career progression. Recognition plays a significant role, too—acknowledging wins and building a team culture that thrives on support and shared success.
Are clients becoming more sustainabilityconscious when buying property? Yes, increasingly. Buyers now ask about EPC ratings, solar, and water-saving systems. Sustainability is no longer a niche—it's a selling point, especially with younger buyers. Developers are adapting, and EU policies are accelerating the trend. We're helping buyers make greener, smarter choices.
Alina Terletchi Chief Marketing Officer
How is Alliance's marketing strategy evolving in a digitalfirst property world? We're going beyond being online. Our digital-first strategy uses tech to anticipate needs and personalise experiences. From virtual walkthroughs to interactive dashboards, we're focused on making engagement smarter and more valuable. The aim is to deliver relevance, speed, and transparency beyond transactions.
Paul Mifsud Chief Lettings Officer
What are the main trends shaping Malta's rental market? Rental prices are stabilising especially outside premium zones. Hybrid working has spurred interest in mid-term lets and co-living. Suburban towns are gaining popularity for better value and quality of life. Student numbers are also driving new accommodation models. Meanwhile, short-let demand is rising alongside tourism.
What role does storytelling play in building the Alliance brand? Storytelling brings our projects to life. It's how we share our purpose—
What expectations do tenants have today that didn't exist 5 years ago? Today's tenants want hospitality-level service: fast communication, virtual tours, and smart features. Pre-installed Wi-Fi, energy efficiency, and professional listings are now essentials. Maintenance, legal compliance, and lifestyle convenience play into a modern renting experience. We've adapted our systems to meet these expectations.
Can you give examples of sustainable practices in your lettings operations? We've digitised most processes to reduce
Culture is built on a shared purpose.
— Michael Bonello
paper waste. We advise landlords on EPC improvements—LEDs, insulation, solar— and educate tenants on water-saving and recycling. It's a gradual shift, but we believe the rental market plays a key role in Malta's green transition.
Jeremy Borg Grech Head of Alliance Selected
What is Alliance Selected, and what makes it unique?
Selected is more than a label—a commitment to premium service. Listings under this package benefit from targeted marketing and prioritised agent focus. Over half of Selected properties last year sold in under 27 days. That's the power of focused effort and visibility.
How do you identify high-potential clients and match them with properties? Every property can sell—it's about timing and strategy. With Selected, we provide personalised support, refined marketing, and ongoing team collaboration. It's not just about price but about enhancing appeal and creating a strong vendor-agent relationship to attract serious buyers quickly.
Is the meaning of Selected in real estate shifting beyond just finishes and price tags? Definitely, today, it's about service, trust, and attention. A Selected listing means the vendor gets a dedicated partner and a faster, smoother process. In a fast-paced market, the right focus saves time and delivers better results for everyone.
Leslie Xerri Chief Financial Officer
What financial indicators are you watching most closely in today's market? We track interest rates, government policies, loan schemes, and demographic trends. Whether it's first-time buyers or retirees downsizing, we analyse data to guide strategy and help clients make smart
property decisions. Knowing your audience is key to building lasting financial relationships.
How do you plan for growth while remaining agile? We use real-time data to adapt strategy and keep the client at the centre of every decision. Whether personalisation, tech innovation, or contingency planning postCOVID, agility means being prepared to pivot. Our teams are trained to stay flexible and responsive to market shifts.
Is sustainability measurable in financial terms? Absolutely. Energy-efficient properties command better rents, lower running costs, and enjoy incentives like the 'Buy Sustainable Property Scheme.' Green homes are easier to finance and sell, making them a sound longterm investment. Sustainability is no longer just ethical—it's also financially savvy.
Simon Rajan Bharwani
Chief
Commercial Real Estate Officer
How is Alliance adapting to a rapidly evolving commercial property market?
The market has shifted post-COVID. While traditional office space demand has declined due to remote working, we've seen rising interest in smaller, high-spec spaces in key business hubs. Warehouses and industrial units, particularly central ones, remain in demand, which offers strong logistics benefits. Retail and hospitality assets in prime areas like Sliema and Valletta continue to perform well, with consistent investor interest.
Are commercial clients prioritising ESG metrics today? Yes, especially among newer developments. We actively consult with owners to adopt ESG practices: improving energy efficiency, reducing water use, using sustainable materials, and integrating greenery into design. These steps cut emissions and costs and boost appeal and long-term value.
How do you balance opportunity with long-term sustainability in site selection? We're seeing a shift towards sustainabilitydriven decisions. Developers are retrofitting properties, expanding communal outdoor
Reach people beyond intellect. True motivation touches the heart and imagination. — Mark Ellul
areas, and designing more compact internal layouts. Even rooftops are being transformed into green spaces. These enhancements meet both market demand and regulatory expectations and help keep properties competitive in the future.
Mark Ellul Sales & Motivational Coach
How do you approach coaching for such a large and diverse team? It's about creating a culture of continuous improvement. Coaching must be adaptable—there's no one-sizefits-all. I tailor my approach to each agent's personality, goals, and challenges. This personalisation ensures coaching delivers tangible results by boosting productivity and driving success.
What motivates the best performers in your experience? You have to reach people beyond intellect. True motivation touches the heart and imagination. I help agents unlock deeper purpose and self-awareness, inspiring lasting change. Everyone is given the tools to grow— but those who excel are the ones who truly commit to their self-development.
Do you see a link between motivation and sustainable thinking? Definitely, motivation fuels consistent behaviour. However, sustaining motivation requires internal drive, self-awareness, and the repetition of successful habits. Our role is to coach consultants to harness their motivation and align it with the long-term value they bring to clients.
GREENWASHED!
GREENWASHED!
An architect's guide to spotting the difference between sustainable design and smart marketing
In an age of eco-hype, architect Andrea Bianco exposes the truth behind Malta's so-called "green" properties. With misleading marketing, weak standards, and outdated certification systems, buyers must look beyond buzzwords. This feature offers clarity, questions to ask, and guidance for making smarter, more sustainable, and truly green property investments.
The green property illusion
In Malta's real estate market, the terms "green" and "sustainable" have become powerful - and sometimes misleadingsales. Developers often highlight features like double glazing, wall insulation, or photovoltaic panels to signal ecoconsciousness and justify premium price tags. But are these properties truly sustainable, or just dressed up to look that way?
The recent release of the Housing Authority's First Time Buyers Guide provides invaluable
insights on financing and purchase logistics for property buyers. It is considered a great initiative to improve real estate transparency.
However, it barely scratches the surface of what makes green real estate locally. The guide mentions sustainable features and several available green incentives but stops short of helping buyers understand whether a building is genuinely "green."
So, many are left asking: What truly defines a green property, and why isbuying green important?
Malta's green trend
The increasing availability of green investment products (like preferential "green loans"), alongside updated regulations such as the Building Construction Agency's revised Technical Document F, has created a fertile environment for marketing sustainability and so-called "green buildings." However, there is still no clear, enforceable definition of what a green building actually is in Malta.
This ambiguity is compounded by Malta's limited transparency in its real estate →
sector, as confirmed in PWC Malta's 2024 report on Real Estate Transparency in Malta (conducted in collaboration with JLL and Archi+). The report also highlights the country's scant adoption of sustainability frameworks and practices.
Consumer interest in sustainability is growing despite the absence of regulation. Sustainability is increasingly being taken into account by Maltese real estate buyers, according to several studies that have seen a growth in buyers willing to pay more for sustainability factors, from 23%, according to a 2023 KPMG Malta study, to 59%, according to a 2024 PWC Malta study. The above illustrates increased awareness and persistent uncertainty, as verifying the green credentials of a self-proclaimed 'green building' falls on the buyer.
What green really means, from an architect's perspective
A green building must go beyond energy-saving appliances and tickbox design solutions. It should:
• Be energy and resource-efficient
• Produce low carbon emissions throughout its life cycle at both construction and operation phases
• Minimise environmental impact throughout the building's entire life cycle
• Contribute positively to human health and wellbeing
• Be climate-change and environmentally risk resilient
The Royal Institution of Chartered Surveyors (RICS) describes a green building as energy and resource-efficient and performing well in carbon terms. Building on this, several international Green Building Councils also include social and health aspects in their definition of green buildings. A green building follows sustainability principles and should cater to its environmental impact, occupant health and comfort, climate resilience, and future adaptability.
Without robust building standards, superficial guidance documents, and an outdated local certification system that measures energy use and basic carbon dioxide emissions, Maltese developers may rely on selective features to signal sustainability. Buyers must, therefore, look deeper.
Due diligence: the architect's green checklist
When involved in a property purchase, here's what an architect evaluates when assessing green credentials:
Design and Orientation
A building's positioning relative to its geographic characteristics affects indoor comfort and long-term energy use. Here, passive design principles (examples include cross-ventilation and thermal mass) and clever building orientation should work together to minimise the energy needed to control internal conditions.
Building Fabric
Building materials directly impact durability, thermal performance, and embodied carbon (carbon emissions to extract and produce material). The building fabric includes walls, roofs, floors, doors, windows, etc., and helps maintain a building's internal conditions. It also significantly impacts carbon emissions, accounting for 11% of global carbon emissions from the building industry.
Building Systems
Even well-insulated buildings can be inefficient if their systems are outdated. Heating, cooling, lighting, and water heating systems must be modern, automated where possible, and scaled to the property, particularly if such systems may have reached obsolescence. However, efficiency doesn't always mean a total overhaul of the installed building systems - sometimes, it's about smart, targeted improvements.
Renewables
One cannot discuss green buildings without discussing renewable energy. Malta has the EU's lowest share of renewable energy in its consumption mix at 7.7%. The most common renewable energy system available is the rooftop photovoltaic system. However, what other systems can be implemented in apartment complexes where residents may have limited access to roof space? Options could include communal PV systems or shared renewable installations supported by government incentives, although these options remain limited.
Water Management
Freshwater is a limited resource in Malta, where we rely heavily on energy-intensive
reverse osmosis and groundwater extraction. Climate change will continue to stress these systems. Does the building use its rainwater well beyond storage, for flushing or irrigation, for example? Is there a greywater reuse system? Buildings that take water seriously will be more future-resilient and cost-effective.
Health and Wellbeing
Good indoor air quality, natural light, thermal comfort, and acoustic performance affect health. Is the building prone to humidity or mould? Are the materials non-toxic? Are spaces adaptable for different uses and users? A building can't be called Green if it's uncomfortable, unhealthy, or unusable, particularly if these conditions become so over its lifespan. For more information on the social aspect of sustainability, I recommend reading Nicole Grima's article in Money magazine, issue 80, The 'S' Factor.
What buyers should ask, and when to call in an architect
Two frequent questions I hear are:
1. How do I know if a property is really "green"?
2. When should I get an architect involved?
The short answer to the second question is as early as possible - ideally before committing to a promise of sale. The earlier you engage a professional, the more leverage you have to uncover hidden problems or verify a building's green credentials.
The first question is trickier. In Malta, the Energy Performance Certificate (EPC) is legally required for all property sales and includes metrics like estimated energy use and carbon dioxide emissions.
However, the EPC system presents serious flaws. It is based on outdated software and contains limited inputs focused on energy efficiency for heating demands rather than cooling demands necessary in Malta's climate. The program used to calculate EPCs has remained unchanged since its introduction in the late noughties. It contains minimal input fields based on several extremely simplified assumptions that are no longer relevant. The program is alson't always easily accessible unless the seller provides it. Considering the definition of a Green Building, Malta's EPCs fall short of identifying green buildings.
What about green certificates? Certifications like LEED or BREEAM have been used locally for large-scale projects (e.g., Trident Park, The Quad) but rarely apply to small developments or individual homes. Other standards, such as Passivhaus, exist but remain uncommon in Malta.
So, what should buyers do? Here are some practical steps:
• Request the EPC before signing any Promise of Sale Agreement and ask for an explanation of the rating. Banks will also require this for loan approval.
• Ask for the age and efficiency of major building systems such as air conditioning, ventilation, water heaters, and lighting.
• Ask whether insulation has been installed on roofs and walls and what type of apertures have been installed. If you can't confirm the presence of insulation, it may be absent.
• Assess daylight and ventilation. Is there sufficient cross-ventilation? Are rooms naturally lit or overly
dependent on artificial lighting?
• Look out for signs of dampness or mould, particularly in basements or corners of rooms.
• Inquire about water reuse. Does the property use the well water? Have any greywater systems been installed?
• Ask what sustainability certifications apply, if any.
• Consider future-proofing. Is the property adaptable? Can it address changes in regulations, rising temperatures or lifestyle needs?
These questions may seem technical, but a short consultation with an architect can provide clarity.
A green building is a smart investment
Green buildings aren't just good for the environment—they're good business.
According to Grant Thornton's 2023 Malta Property Report, a €200,000 sustainable apartment could generate up to €43,000 in
long-term value over 30 years—nearly half of which is realised in the first five. With EU energy regulations tightening and Malta's 2050 carbon neutrality target looming, choosing a green home isn't just smart—it's essential.
With Minimum Energy Efficiency Standards likely to arrive and more green grants from local governments and banks entering the market, Green Buildings are no longer a niche—they are the new normal.
For buyers, the message is clear: do your homework, ask the right questions, and engage the right architect early in the buying process. Engaging the right architect early in the buying process is one of the smartest steps.
Regarding sustainability, what you don't know can cost you. What you do know can ensure your investment is future-ready, regulation-proof, and genuinely green.
Andrea Bianco is a Planning Architect at Archi+.
THE FUTURE WE PRETEND TO PLAN FOR
Alex Torpiano unpacks Malta Vision 2050, a document filled with promising ideals yet fraught with contradictions. From sustainability slogans to growth ambitions, Torpiano asks the real questions: Who is this vision for, and does it reflect the future we truly want, or just the one we dare not challenge?
The recently published document, "Malta Vision 2050", defines what we want the Malta of 2050 to be. It is emphasised in the document that what is propos ed is a national vision and not a political one, so it should not be read (or used) as an electoral manifesto. The first part of the consultation document records the gestation process, which involved an assessment of global macro-trends relevant to Malta, insights from strategic vision documents of other countries, an evaluation of existing sectorial strategies, and the outcome of several workshops involving various stakeholders, and focus groups together within a degree of public polling.
It then outlines four strategic "pillars" around which our future would be built: "Sustainable Economic Growth," "Accessible CitizenCentred services," "Resilient Country and Modern Education Systems," and "Smart Land and Sea Usage." I will only comment on a couple of these pillars.
Malta Vision 2050 has several positive features. Even the need to outline a holistic vision for Malta is a positive sign. The document acknowledges that adopting other progress metrics besides GDP (Gross Domestic Product) is necessary, and looking at different parameters is commendable. The UN Human Development Index considers life expectancy, mean and expected years of schooling, and the Gross National Income (GNI) per capita.
The EU27 Mean Disposable Income represents income after taxation and social contributions and, therefore, represents the purchasing
power per inhabitant. Eurostat's Overall Experience of Life gives a broader picture beyond "money". It considers somewhat subjective perceptions of one's satisfaction with the quality of life and wellbeing, such as leisure and social interactions, governance, and the natural environment. This is all good.
However, other metrics seem to have been ignored. The European Commission recently launched a "Beyond GDP Initiative" following the OECD study "The Economy of Wellbeing— Beyond the GDP." The OECD has proposed a Better Life Index to measure socio-economic growth better.
Iceland has recently adopted an economic model which includes 30 criteria that measure wellbeing. Scotland has recently launched a project to measure the worth of nature. Bhutan uses a Gross National Happiness Index based on nine quality-of-life variables. In the UK, the Thriving Places Index has been pioneered. Some states in the US are exploring Genuine Progress Indicators. Even China is exploring the use of a Green Gross Domestic Product index. The Netherlands has decried the "false goal of GDP growth". It embraces the Doughnut Economic model, which seeks to balance "social foundation parameters" and "ecological/environmental limits".
So, it is good that we are prospecting a time when the measure of our development is not just GDP. Of course, it is necessary to see whether the vision includes elements that, in addition to promoting economic growth, will also promote social and environmental wellbeing. →
Of course, it is also laudable that the second core principle embraced by the vision is "Cultural and Heritage Preservation"; the theme of "wellbeing" permeates the whole document. The document acknowledges that citizens are primarily concerned about overdevelopment, housing affordability, and the cost of living; it also acknowledges "a clear public appetite for reform and improvement."
When outlining strategic priorities, it is essential not to use big terms such as "sustainable mobility," "innovative economic models," or "strong environmental reforms" without following through with these objectives in mind.
Two essential topics seem to have been completely glossed over. The first and most fundamental absence is any discussion about demography. If we wish to define what kind of country we aspire to become, we should start with the number of people living here. When tourism is discussed, target numbers are mentioned, but nothing about population targets is mentioned.
The other theme is climate, not so much in the sense of political and international obligations; terms such as "climate neutrality", "climate goals", or even in the business opportunity sense, as in "climate action being an opportunity", pepper the document. However, the document does not address the potential impact of climate change on our socio-economic dynamics, which is a climate change occurring despite Malta achieving its carbon neutrality obligations. For example, how will climate change impact the growth of tourism that the document envisions, and what if climate change inhibits this growth? How will a sea level rise impact coastal areas (not to mention potential land reclamation sites)? Surely, a document mapping out what Malta will look like in 2050 should be grounded in the realities of climate change, which looks inevitable and faster than initially envisioned.
Despite the reality of climate change, it is envisaged that tourism will grow from 3.6 million annual visitors in 2024 to 4.5 million in 2035. How can this be reconciled with the desire to commit "to quality over quantity"? And if this growth were fuelled by "premium accommodation", "holiday-quality furnished premises", "(Luxe Airbnb)", and "with a particular focus on Gozo", how could
it be reconciled with the issues of housing affordability, environmental wellbeing, and the overall quality of life? The impact of Airbnb on housing affordability in places like Barcelona, and indeed, most of Spain, is well documented.
The problem is that even if it were realistic - a recent report by the World Travel and Tourism Council suggests that it is not, and therefore, the document seems to have an element of wishful thinking - the envisioned growth in tourism numbers has not been challenged through the lens of societal impact. Did the vision document's drafters benefit from a capacity study which could support the promotion of such drastically increased
mean anything. And what does "vertical expansion" in strategic areas mean? (Is it just a euphemism for high-rise buildings?) And how will these strategic areas be selected? Will Malta prepare landscape plans to help assess construction proposals for the environment we wish to protect and look after? When will the studies on the "carrying capacity of the country" be carried out? Construction is not an agile economic activity; it inevitably needs a long lead time, and slowing down is even more difficult. It is not an economic activity which can be switched on and off at will.
The vision speaks of wellbeing, yet ducks the hard truths about climate, population, and land.
numbers? Or is it just the ambition of the operators of the tourism industry?
The issue of population density and capacity is indirectly expressed under the pillar of Smart Land and Sea Usage by reference to the need to ensure that "growth respects the carrying capacity of the country while enhancing the quality of life". Fine. But I worry about terms such as "efficient spatial planning" - what exactly does it mean to be "efficient" in spatial planning? "reduced bureaucracy" as is often demanded by the industry? I also worry about slogans thrown in - "urban planning citizens-centred by emphasising a sustainable architecture" - which do not
Construction (sorry, "Smart" Construction) is envisaged to be one area that will continue to grow vigorously - surprise, surprise - except that we are now going to make sure that this growth will be regulated and that the relevant policies will be enforced - acknowledging, indirectly, that, at the moment, construction is not regulated, and policies not enforced. Allow me some scepticism at the proposal of real-time monitoring of construction sites to "minimise the impact of construction on the citizen's quality of life". What exactly does that mean? CCTV cameras over each of our construction sites?
Today, 2025, Malta still has no national building regulations or performance standards in place, and this is not for want of trying for the last 25 years! How will we reach this ideal, no-impact construction process by 2050? If it is by radically rethinking the planning paradigm, we must start this new approach yesterday to see
a new Malta by 2050. If it is by re-training our operatives in the new skills required for these new construction processes, we should be starting immediately.
Surely, "smart" construction is not about real-time monitoring of building sites but, perhaps, about a radical rethink of construction processes (more off-site work? more automation?). It is certainly laudable to promote renovation (rather than demolition). Still, clear policies are required about new buildings, especially on the proposed "vertical expansion", since these cannot co-exist in the same urban space with renovated houses. The statement "enhancing citizen wellbeing through the built environment" is an essential objective in this part of the vision document. Sadly, it is contradicted by other parts of the vision document.
Under the pillar of "Smart Land and Sea Usage", we also find reference to land reclamation, which is envisioned to "improve the environment" and "to add value to the country" (- how I love the sophisms). "Cautious" land reclamation is suggested as a way to "address limited land space" - it is, of course, one thing to argue that land reclamation is required to allow the expansion of the Freeport terminal. It is, however, simplistic to assume that land reclamation would help Malta accommodate the tremendous increase in the number of tourists, plus an unspecified rise in permanent population - and at the same time, improve our natural and living environment.
Why does land reclamation regularly pop up to solve the congestion we perceive every day? Land reclamation has been used in Malta, particularly when the island had a considerable volume of war debris that needed to be disposed of. It has also been touted as one way to solve the waste problem of the
construction industry, as it pursued a wasteintensive strategy of demolishing existing buildings and excavating vast underground car-parking volumes - none of which activities are particularly "zero carbon" or sustainable. Today, even when it is recognised that waste excavated material is an economic resource, such as reconstituted stone material, examples from countries like Singapore and Monaco are highlighted as models we should follow. The problem is that land reclamation is not simply a question of dumping demolition debris into the sea. Singapore has been doing land reclamation since the 19th century, aided by its 64 offshore islands, swamps and marshland, and sea depths rarely exceeding
that currently underpin our economy, namely tourism, construction, gaming, shipping and maritime activities, financial services, aviation, and manufacturing (pharmaceuticals and semi-conductors). However, there are subtle changes; for example, there is, concerning gaming, the implied awareness of the vast energy demands of data centres, and hence the greater difficulty of achieving carbon neutrality with the growth of this industry. Concerning the high-end manufacturing sector, the vision document envisages the adoption of Industry 4.0 standards, which means the integration of IoT (Internet of Things), AI (artificial intelligence), robotics and big data. The document also refers to preparation for Industry 5.0 standards, except that it is not clarified that Industry 5.0 aims to recover the centricity of humans in industrial manufacturing processes.
It's not enough to list buzzwords like 'innovation' or 'resilience'— what do they mean in practice?
It is a good idea to envision where Malta should be going and clarify the sort of Malta we wish to live in. However, the document published for consultation does not offer a clear vision of where we want to be in 2050; there is the feeling of trying to put together ideas and suggestions from different actors, even if they may be in contrast. It feels as if we wish to run with the hare and hunt with the hounds. Do we want a green country, with many open green spaces in our urban spaces, or do we want to reclaim land around our coasts to transform this great natural asset of our coastline, both on the surface along the sea and below? Do we want urban areas comprising renovated housing, or do we want high-rise residential areas? Do we want quality tourism, or are we still chasing numbers?
7m. Singapore first flattened two hills to increase its land area, dredged a harbour for the sand it could obtain, and then started importing sand on a large scale. Monaco has used a different technique, investing heavily in reinforced concrete caissons and other reinforced concrete structures; the population density of Monaco is comparable to Malta's, except that most of its residents are millionaires! The question is whether this is the Malta we are envisioning.
The document suggests that the seven sectors on which a substantial part of the envisioned growth in GDP depends, at least for the next 10 years, are mostly the same ones
Malta Vision 2050 must be widely and correctly discussed to clarify the vision that everyone subscribes to. The discussion should also include alternative scenarios to give weight to the choices embodied in the document. When approved, it must not become yet another document that has been adopted but remains on the shelves. It is noted that a document entitled "Malta's Sustainable Development Vision for 2050" was adopted in 2018. This document is not even referenced in the current vision for 2050, even though the executive summary highlights "sustainable development" as a key objective.
Let us, therefore, be serious about our vision for the future.
OPENING DOORS
The essential guide to buying your first property
With first-time buyers in mind, Housing Authority CEO Matthew Zerafa and Digitalisation, Legal, and Communications Executive Head Dr Brian Micallef have launched a guide that simplifies homeownership in Malta. The guide offers expert advice and essential tools to help young people navigate their most significant financial commitment.
When Sarah, a 28-year-old teacher from Mosta, started looking for her first home, she didn't know where to start. Her experience is far from unique. Many young people in Malta share the same ambition but feel lost navigating the complexities of purchasing their first property. Stories like these inspired the Housing Authority to create a guide that demystifies the process and supports first-time buyers every step of the way.
Launched during the Public Service Expo, this guide marks a crucial step in supporting young people as they make one of the most significant financial and personal commitments in their lives— purchasing their first home.
For many, this first step can feel both daunting and overwhelming. With so many factors to consider—financial planning, legal procedures, property choices, and loan applications—it's no surprise that the process can seem intimidating. Our ongoing conversations with young adults and prospective buyers have made it increasingly clear that while homeownership remains a strong aspiration for many, many don't know where to start. The lack of accessible, step-by-step guidance often leaves them uncertain and unprepared for such a significant life decision.
That's precisely why the Housing Authority has created this guide — to help bridge that gap. This user-friendly resource walks first-time buyers through each essential stage of the home-buying process. Structured into eight straightforward chapters, it covers everything from assessing
your financial situation and setting a realistic budget to viewing properties, navigating the bank loan application process, signing the promise of sale, completing the final contract, and finally, moving in and settling into your new home.
In addition, the guide includes tips on what to watch out for, answers to commonly asked questions throughout the journey, and information on the schemes offered by different entities that first-time buyers may be eligible for. It also provides practical tips for settling into a new home—a key step that is often overlooked.
Transparency is a core value behind this initiative. Purchasing property involves numerous professionals and procedures. Consequently, having clear and accessible information can make a significant difference for first-time buyers navigating this process.
Our goal is for this guide to make the entire process more understandable, allowing young people to make informed decisions while reducing the risk of errors or unexpected setbacks.
This guide complements a range of Housing Authority schemes to support first-time buyers. These initiatives include those aimed at making homeownership more accessible, such as the 10% Deposit Payment Scheme for those lacking sufficient liquidity for the initial down payment, and others that help ease financial burdens after purchasing a home. For instance, the Grant for First Residence Scheme reimburses a percentage of the fiscal receipts submitted by first-time buyers for construction or finishing works related to completing their first home.
In the past two years alone, over 4,900 families have benefitted from the First-Time Buyer Scheme, which offers a grant of €1,000 per year for ten years. We have also introduced measures to simplify and streamline administrative procedures associated with this scheme by removing the need for yearly documentation submissions. This measure is part of our broader effort to reduce bureaucracy across all schemes.
In just a few days, the Authority will once again issue the annual payment for first-time buyers for the third consecutive year. This year, the scheme will also cover those who purchased their homes last year, expanding its reach to even more new homeowners. Those who benefitted from the scheme in its initial year will now receive their third instalment, continuing the Authority's long-term support for young people as they settle into homeownership.
We have also launched a dedicated online portal to ensure the guide remains relevant: https://firsthome.mt/. This portal will be regularly updated to reflect new schemes or regulatory changes. It also aligns with the Authority's digital transformation goals, which aim to make most of our schemes accessible online starting next year.
The online portal features a feedback section where the public can share their thoughts, helping us keep the guide accurate, helpful, and responsive to users' evolving needs. For instance, since its launch, we have already updated the portal to include the Buy Sustainable Property Scheme, announced by the Building and Construction Authority. Through this scheme, buyers who purchase an energyefficient property and sign the final deed after 1 January 2025 may be eligible for one of two types of grants.
The success of this guide would not have been possible without the valuable input and collaboration of a wide range of stakeholders, including architects, notaries, real estate professionals, commercial banks, and young prospective buyers. Their insights helped ensure that the guide is practical and truly reflective of first-time buyers' challenges.
As part of our ongoing efforts to understand the evolving needs of our stakeholders, the Housing Authority conducts regular studies, focus groups, outreach sessions, workshops, and conferences. These engagements allow us to remain close to all key players in the sector—from prospective buyers to industry professionals—so we can understand emerging trends and proactively address them through informed policymaking and support initiatives.
The Housing Authority extends its sincere thanks to all those who contributed to this initiative and remains committed to developing further measures that place people, especially young, aspiring homeowners, at the heart of housing policy in Malta.
Clearing the air
With new maritime regulations coming into effect across the Mediterranean, Dayna Clarke
Camilleri interviews Nicholas Barbara, head of conservation at BirdLife Malta, on what sulphur controls mean for Valletta's Grand Harbour. From the hidden cost of cruise ship emissions to the urgent push for nitrogen oxide limits, he explains why decisive action is needed to safeguard public health and natural ecosystems.
Tugboat burning polluting fuel at Grand Harbour
In the heart of the Mediterranean, Valletta's grand Harbour stands as an iconic gateway for millions of visitors and thousands of vessels every year. But behind the beauty of Malta's historic port lies an environmental challenge that has long threatened public health and biodiversity. As Malta enforces new maritime regulations to improve air quality, BirdLife Malta is emerging as a voice demanding cleaner skies and healthier cities.
Nicholas Barbara, a seasoned conservationist and BirdLife Malta's head of conservation, is leading this charge. With a strong background in science, ecology, and environmental policy, Barbara has spearheaded numerous high-impact campaigns focused on nature protection, sustainable land use, and air quality, cementing his role as one of Malta's most influential environmental advocates.
Furthermore, since 2016, Barbara and his team have pushed for tighter controls on ship emissions in the Mediterranean. This campaign culminated in enforcing the Mediterranean Sulphur Emission Control Area (SECA) in May 2025. But for Barbara, SECA is just the beginning of a broader, urgent mission.
What does the enforcement of the Mediterranean Sulphur Emission Control Area (SECA) mean specifically for Malta's air quality, particularly in port areas like the Grand Harbour?
The enforcement of the SECA in the Mediterranean translates to a reduced sulphur content in the fuel of all vessels operating in the Mediterranean Sea. After combustion, this will have the added benefit of reduced sulphur oxides in the air. This is expected to improve air quality across the region, especially in ports where congested maritime traffic results, such as the Grand Harbour.
BirdLife Malta has campaigned for this regulation since 2016. How does it feel to see it finally come into effect, and what role did Malta play in pushing for this?
It is a great achievement that was made possible by the foresight of approaching this improvement at a Mediterranean scale along with our Mediterranean partners. It's an investment in our collective environmental health that we are proud to be part of.
You may not see sulphur in the air, but your lungs will feel the difference
What tangible improvements should Maltese residents living near harbours expect to see or feel in the coming months?
While a reduction in sulphur oxides in the air is not something you may visually perceive, the long-term benefits of less sulphur oxides in the air will translate into improved air quality and fewer ailments associated with exposure to air pollution on Malta's population health.
Do you foresee challenges in enforcement or compliance from ships passing close to or docking in Malta? How is Malta preparing to monitor compliance?
This is still a grey area that falls under the responsibility of port authorities and the Environment and Resources Authority. The means and technology to measure pollutants coming out of individual ships exist, so there should be no lack of means to undertake this task.
Cruise ships are a significant concern in Valletta's Grand Harbour. Can you explain why they are such significant polluters even while stationary?
Cruise ships are the equivalent of massive hotels. While they are stationary, they are still a residence for thousands of holiday-makers who require all the services a luxury boat is expected to have, from electricity and water supply, catering, air conditioning, and all →
Nicholas Barbara
Cruiseships in Valletta
activities that require an energy supply. For such reasons, cruise liners traditionally need to continue burning fuel to generate this energy. Suppose you picture this energy supply within an area like the Grand Harbour. In that case, you practically have a small power station going on, emitting fuel combustion products into the air at the height level of some areas surrounding the port, such as Floriana residences on one side and Birgu and Isla residences on the other. Depending on wind directions, the plumes generated from berthed ships come in direct contact with residents, reducing air quality in the area with its added health effects, especially if exposed for long durations.
Your measurements show ultrafine particle concentrations 80 times higher than clean air levels in the Grand Harbour. What does this mean in practical terms for public health and biodiversity?
So far, air quality legislation, even at the EU level, has ignored the issue of ultrafine particles, which are known to penetrate the human body through respiration. These spikes in concentrations are very evident whenever a vessel passes through a given area due to fuel combustion and are directly related to the fuel content and type used.
Now that SECA is in place, BirdLife Malta advocates for a Nitrogen Oxide Emission Control Area (NECA). Why is this the next critical step?
Nitrogen remains a significant and unregulated source of air pollution in the Mediterranean. After the success of SECA, it is logical to advocate for implementing NECA to continue improving the air quality within the region.
What are the most significant barriers to NECA adoption in the Mediterranean, and how can civil society organisations help overcome them?
One of the main challenges to NECA adoption in the Mediterranean lies in securing the participation and compliance of non-European coastal states. While European Union countries generally have the institutional frameworks, regulatory capacity, and financial resources to implement environmental regulations like SECA and NECA, many non-EU Mediterranean countries face significant economic and infrastructural constraints. For example, such countries might find
97% of nitrogen dioxide readings in Mediterranean ports exceed WHO safety levels.
Taking ultrafine particle measurements at the port
challenges in monitoring and enforcing compliance effectively. Civil society organisations can push for international funding mechanisms (e.g. through the EU, IMO) that support developing countries in the region with capacity building, technical training and monitoring tools. NGOs can promote cross-border collaboration and dialogue between EU and non-EU states to share best practices and build trust. Civil society organisations can also lead public awareness campaigns that frame NECA as a public health issue, making it relevant to local communities.
You mention that 97% of NO2 measurements in Mediterranean ports exceeded WHO guidelines. How urgent is this issue for port cities like Valletta?
Port cities like Valletta are home to thousands of residents and serve as central hubs for tourism, attracting large numbers of visitors yearround. As a result, the air quality in these cities directly affects the health of local communities and the experience of tourists. Reducing nitrogen oxide (NOx) emissions in such areas is therefore critical to protect the long-term health of residents, particularly vulnerable
groups such as children and older people, and ensure that visitors are not exposed to harmful air pollution during their stay. Cleaner air contributes to a more liveable urban environment, enhances the city's reputation as a sustainable destination, and supports broader efforts to balance tourism with public health and environmental protection.
How aware do you think the Maltese public is of the health risks from ship emissions, and what is BirdLife Malta doing to raise awareness?
People residing around the Grand Harbour are very aware of ship emissions, and some concerns are even nowadays spearheaded by local grassroots NGOs from harbour regions. However, this issue seems very much diluted away from port areas and is coming largely due to a lack of awareness as well as the presence of other more immediate contributing factors that deteriorate air quality, such as vehicular traffic and construction emissions.
Can you tell us more about the 'Together Against Air Pollution from Ships' project and any success stories or milestones achieved since 2016?
'Together Against Air Pollution from Ships' is coordinated by NABU Hamburg (BirdLife Germany) along with several other international partners, such as BirdLife Greece and other NGOs in Italy, Spain, and France. The long-term goal is to establish a network among Mediterranean countries supporting the establishment of Emission Control Areas (ECAS) and sustainable shipping in the Mediterranean Sea.
Another notable success story from the project was implementing the shore-to-ship power system for cruise liners in Valletta. BirdLife Malta was among the first to advocate for this initiative, where docked cruise ships are required to connect to the national electricity grid instead of running their onboard generators and burning fuel. This shift will significantly reduce harmful emissions in the port area by eliminating the discharge of air pollutants such as nitrogen oxides (NOx), sulphur oxides (SOx), and particulate matter while ships are berthed. This system marks a significant step forward in improving air quality for a city like Valletta, which is densely populated and frequently visited by tourists.
Interview with Dr Axel Friedrich air quality expert during a press event with air quality measurements at Grand Harbour (June 2023)
In this MONEY issue, the editor spotlights three defining stories that reveal the fragility of Malta's political, geopolitical, and regulatory reality. From Roberta Metsola's careful avoidance of local leadership to Israel's disastrous gamble with Iran and the collapse of a Paceville building that nearly killed 32 students, these aren't isolated events. They're warnings, and we'd be foolish to ignore them.
CRACKS AT HOME, FIRES ABROAD
Metsola's masterclass in political evasion – and why it's hurting the PN
Bernard Grech's resignation may have unshackled the Nationalist Party from years of stagnation, but also exposed a deeper vacuum.
Hopeful murmurs pointed to one person: Roberta Metsola. The European Parliament President and Malta's most internationally respected political figure was widely seen as the PN's last, best chance at renewal. But as pressure mounted, Metsola did what many feared—she declined the leadership race.
Her official statement, issued in Maltese and wrapped in patriotic sentiment, was detailed yet evasive. She cited her global responsibilities, commitment to her European role, and the need for "undivided attention." She insisted the role of PN leader couldn't be
pursued with "no half measures" and pledged vague support to whoever steps in next.
But let's call it what it is: a refusal to lead when leadership was needed most. It's not just the decision that stings—it's the pattern. Last year, MONEY put forward a series of questions to Metsola, including:
• Does she believe the EU has applied a double standard by sanctioning Russia over Ukraine while refusing to hold Israel to account for its actions in Gaza?
• How does she justify the EU's inaction in the face of alleged war crimes and ICC warrants against Israeli leadership?
• What does she make of Malta's rapidly degrading rule of law and the Nationalist Party's inability to present a credible challenge to Labour?
• And crucially, by refusing to step into local politics, does she not risk becoming part of the PN's problem rather than its solution?
Roberta Metsola
She didn't answer then, and with this latest statement, she still hasn't. There has been no engagement with the tough questions, no honest reckoning with how her political distance continues to damage the party she once helped revitalise.
Instead, she has perfected what MaltaToday aptly called a "Houdini act—dodge, vanish, and leave." This isn't brave politics. It's strategic silence. And while it may preserve her pristine standing in Brussels, it continues to starve the PN of credibility and direction.
And here's the painful truth: since their election defeat 2017, I've consistently argued that the PN must fundamentally reposition and rebrand if it intends to survive—let alone govern.
Malta has changed. The electorate is younger, more economically mobile, and less tolerant of political tribalism. Yet the PN has clung to outdated structures, reheated rhetoric, and leaders who inspire more nostalgia than confidence.
The party doesn't need a saviour but a strategy rooted in modern values, datadriven policy, and bold clarity. Metsola had the opportunity to ignite that shift as a symbol and catalyst. Instead, she's chosen to remain on the periphery, cheering from the sidelines as the party drifts further into irrelevance.
Her European post is significant, and her influence abroad is well reflected in Malta. But this decision wasn't just about duty—it was about comfort. In doing what's safe, Metsola has, perhaps unwittingly, reinforced the culture of caution and detachment that has paralysed the Nationalist Party for decades.
Israel–Iran: When "pre-emptive defence" becomes a
gamble that doesn't pay
Last week's dramatic turn in the Middle East has again upended global stability. On 13 June, Israel launched Operation Rising Lion, a deep pre emptive strike involving over 200 aircraft and drones that devastated Iran's nuclear and military infrastructure, killing scores of senior commanders and scientists.
Israel defended this move as vital to
preventing Iran from acquiring a nuclear weapon. However, a growing chorus of analysts argue that this was not defensive; it was a dangerous provocation dressed up as security. Al Jazeera bluntly stated there was "nothing pre emptive" about the assault on civilian and military targets alike.
both sides, disruptions to Gaza, pressure on European allies, and rising oil prices as markets brace for a regional conflagration.
It's vital to highlight Israel's escalation not just as a military tactic but as a strategic error. Ambiguous "defensive" strikes don't
Within 18 hours, Iran invoked its UN Charter right to self-defence and retaliated with more than 100 ballistic missiles and drones targeting central Israel—including Tel Aviv, Haifa, and Jerusalem. The attacks inflicted civilian casualties, damaged key research infrastructure, and spread fear across the nation. Analysts have suggested that Israel 'may have bitten off more than it can chew,' reflecting growing concerns that the escalation with Iran exceeded its strategic capacity.
That remark is telling. At stake isn't just national security—whether a pre emptive strike, carried out under the guise of "defence", inadvertently ignites a full scale war.
Your framing is powerfully resonant: "Israel has chewed more than it can bite." The damage is tangible: destruction of infrastructure on
deter—they embolden counter attacks, deepen mistrust, and push diplomacy to the brink.
Meanwhile, Iran's justified and legally grounded response is far from irrational. Under Article 51 of the UN Charter, Iran held every right to strike back. This symmetrical exchange signals a dangerous trajectory toward all out war—a trajectory that begins not with a Hamas rocket but with carefully calibrated Israeli aggression. →
Tel Aviv, Israel on June 16, 2025
Malta's own crisis –The Paceville collapse and a broken system
We are left to ask: Who watches the watchers? In Malta's construction free-forall, unregulated developers have outpaced the regulators meant to keep them in check. The result is not just structural risk — it's a dangerous house of cards that threatens public safety, investor confidence, and national credibility.
The collapse of Tania Flats in Paceville wasn't just a construction site gone wrong. It was a systemic failure, long forewarned. In the days leading up to the incident, two separate police reports were filed by architects Chris Mintoff and Michael Formosa Gauci, flagging severe cracking, misalignments, and structural instability. Architect Glenn Zammit, alerted by Mintoff, escalated the matter and insisted on evacuating the building. Meanwhile, Wallace Farrugia, the responsible architect for the site, moved quickly to ensure all 32 student residents were safely removed just hours before the collapse. Their foresight saved lives.
But the fact they had to resort to police reports to be taken seriously says everything about the current enforcement state. When building safety relies more on the moral courage of individuals than on the competence of the authorities, we are in deep trouble.
This isn't just about one building collapsing in Paceville—it's about a broader pattern becoming disturbingly familiar across Malta. Behind the cranes and concrete lies a dangerous reality: unsafe developments, regulators paralysed by bureaucracy, and developers exploiting loopholes faster than authorities can react. It's a system where risk is often ignored until it becomes rubble.
The consequences go far beyond a single address. Malta's reputation as a safe Mediterranean destination depends on the premise that buildings won't collapse on residents or tourists. That promise is wearing thin. A Paceville flat crumbling to the ground just metres from hotels and nightclubs isn't just a local incident—it's a story that travels. And when it does, it tells potential investors and visitors that safety here is not guaranteed.
The environmental cost is no less severe.
What should be hubs of leisure and lifestyle— Paceville, Sliema, St. Julian's—are increasingly becoming chaotic construction zones. Noise pollution drowns out daily life, dust clouds taint the air, and heritage neighbourhoods are slowly being chipped away, literally and metaphorically.
Most critically, this is a matter of public safety. The 32 students evacuated from Tania Flats were fortunate—thanks only to the swift action of architects who refused to stay silent. But we shouldn't have to rely on last-minute heroism. The real question is not how this disaster was avoided but how many more
on developer records, inspection results, and violations. If a developer has multiple infractions, the public should know.
• Whistleblower protections for architects, engineers, or concerned professionals who report unsafe practices.
• A national registry of high-risk structures made accessible to residents, buyers, and local councils.
• A digital complaints system where citizens can report safety concerns, tracking response times publicly to ensure accountability.
Other countries manage to protect lives
are quietly building up, brick by brick, behind closed permit offices and unfinished site inspections.
There is no ambiguity: Malta must urgently enact a legally binding National Building Code that is regularly enforced, transparent, and updated. The code should include:
• Mandatory structural risk assessments are required for all buildings over 30 years old and for any property adjacent to demolition or excavation works.
• Pre-construction certifications for any proposed demolition or excavation project, with sign-off required by licensed structural engineers—not just architects or contractors.
• Immediate cease-work orders are enforceable by OHSA and BCA officials onsite, with stiff daily penalties for breach.
• Transparent, real-time public reporting
without suffocating growth. Malta can do the same, but only if we stop treating safety as an inconvenience and start treating it as a nonnegotiable development foundation.
Let's be clear: Chris Mintoff, Glenn Zammit, and Wallace Farrugia did what the system failed to. They assessed the risks, took immediate action, and spoke up — even when the institutions they reported to were sluggish. Their professionalism turned what could have been a mass casualty event into a story of near-miss and accountability.
But we may not be so lucky next time. If these men had hesitated, we'd write about funerals, not failures.
Their actions must be applauded and enshrined in how this country reforms its building sector. It's time we stopped relying on heroes and started building systems.
Paceville building collapse
LIVEABILITY BY DESIGN
Economist Orlanda Grech explores emerging indicators, the growing price tags, and the need for collaborative planning and business-led innovation as keys to building fast-growing islands that are economically, environmentally, and socially resilient.
Malta's economy has benefitted from sustained development, with the construction sector contributing significantly to GDP and employment. But as urbanisation intensifies, we ask a timely and strategic question: how can the country ensure that growth enhances, rather than undermines, long-term liveability? Are we building faster than we can live?
Rapid growth has sparked meaningful conversations about better aligning development with long-term quality of life. Malta's developers and the broader construction sector have played a central role in modernising the country's infrastructure
and driving economic growth.
Large-scale investment in residential, commercial, and tourism-related projects has reshaped the urban landscape, created employment, and contributed substantially to GDP. From new road networks and high-rise developments to the regeneration of derelict areas, the sector has been at the forefront of transforming Malta into what we know today.
As the country evolves, there is growing momentum within the sector itself to adopt models that enhance liveability. Indeed, the next chapter of development will be about building more and building smarter. This shift
requires leadership from developers who prioritise long-term quality over short-term gain, architects who integrate sustainability into design, and policymakers who enforce standards and incentivise innovation. The opportunity lies in a shared vision that places community wellbeing at the heart of urban transformation.
Emerging indicators and hidden price tags
We often see urbanisation as a sign of progress, but we don't always count the costs. Data-driven indicators reveal some of the social, environmental, and economic tradeoffs that accumulate beneath the surface of rapid development.
Environmental indicators
• Malta has undergone significant land use changes in recent decades. As of 2018, 27.5% of land was classified as artificial, the highest in the EU. Agricultural land has declined sharply, from 180 km² in 1961 to 87.5 km² in 2021. Urban planning applications surged in the past 10 years,
reflecting the construction boom. Malta also has one of the most fragmented landscapes in Europe, averaging 17 landscape objects per km² compared to an EU average of 2.7 – 5.5 as of 2021 [1]
• Tree loss and Air quality pressures: Malta's tree cover decreased by 11ha (12%) from 2000 to 2020 [2]. Dust and particulate matter from construction contribute to air quality issues, with PM10 levels frequently rated as "Poor" or "Fair" [3]
• Construction and Demolition Waste (CDW) makes up around 80% of Malta's total waste, compared to 30% in the EU. In 2023, total waste rose to 2.9 million tonnes, a 7% increase from the previous year, mainly due to non-hazardous mineral waste [4]
Economic indicators
• More than 60% of first-time buyers are individual buyers [5] , and the majority of the population (around 80%) own their house rather than rent [6]. Yet, the price-toincome ratio stood at 14.2 in 2024, down slightly from 14.8 in 2023 but still above 2017 levels. Median apartment prices →
increased by over 40% in 7 years, from €200,326 in 2017 to €285,000 in 2024 [7] Renters at market rates spend an average of 24.8% of their income on housing, with nearly a third overburdened [8]. A growing affordability gap for specific segments of society, particularly low-income earners and younger generations, coupled with changing lifestyles and priorities, is becoming tangible.
• Urban sprawl also raises the cost of delivering public services. According to OECD estimates, a dispersed development pattern can triple the cost of infrastructure like water, electricity, and waste management [9]
Social indicators
• Dense construction is changing some of Malta's traditional villages and quiet neighbourhoods, impacting community identity. Old buildings are replaced by generic blocks, local shops are displaced, and a growing diverse population can strain existing social networks, leading to a diminished sense of belonging and identity. A 2023 local perception study found that overdevelopment has led to a loss of Malta's traditional social landscape, its sense of social cohesion and community connectedness [10]
• Another growing issue is mental stress linked to noise, visual pollution, traffic, and overcrowding. Rising costs, fewer quiet spaces, and reduced recreational areas contribute to a sense of unease. Increasingly accessible public green and open spaces create physical activity, play, and community interaction opportunities.
Going forward
Addressing Malta's development challenges requires more than reactive fixes. Several forward-looking pathways can offer some food for thought and considerations towards a more liveable urban future:
1. Addressing speculative investment trends and ensuring housing serves as a home, not just an asset for rapid capital gain, especially given the limited local investment alternatives. For instance, implementing higher progressive taxes on vacant properties, especially those left empty for extended periods, could encourage properties back onto the rental
Development must be measured not just in square metres, but in wellbeing.
[1] European Environment Agency (EEA). (2021). Land take in Functional Urban Areas, 2012–2018. Retrieved from https://www.eea.europa.eu/en/analysis/maps-andcharts/land-take-in-functional-urban-data-viewers
[2] Global Forest Watch (GFW). (2024). Malta Deforestation Rates & Statistics. Retrieved from https:// www.globalforestwatch.org/dashboards/country/MLT/ [3] Environment and Resources Authority (ERA). (2023). Air Quality Plan for Malta 2023. Retrieved from https://sustainabledevelopment.gov.mt/wp-content/ uploads/2024/10/Air-Quality-Plan-for-Malta-2023.pdf
[4] Ministry for the Environment, Climate Change and Planning. (2021). Construction and Demolition Waste Strategy for Malta 2021–2030. Retrieved from https://sustainabledevelopment.gov.mt/wp-content/ uploads/2024/10/Construction-and-Demolition-WasteStrategy-for-Malta-2021-2030.pdf
[5] Housing Authority. (2025). Boosting the Purchasing Power of Homeowners. Retrieved from https:// housingauthority.gov.mt/wp-content/uploads/2025/03/ Boosting-the-Purchasing-Power-of-Homeowners.pdf
or sale market. Also, revisiting capital gains tax policies to discourage quick flips of properties (e.g., higher taxes on properties sold within a short timeframe after purchase) could curb speculative buying.
2. Providing genuinely affordable and stable community-controlled housing options radically departs from the purely private market model. For instance, Community Land Trusts (CLTs) can acquire and hold land permanently for the benefit of the community, leasing it to homeowners (who own the building but not the land) at affordable rates. Housing Cooperatives are another option where residents collectively own and manage their housing units, pooling resources to reduce costs and foster community. Public-
private-community partnerships also see the government provide land or seed funding, and the private sector builds, with community organisations managing the long-term affordability and tenant selection.
3. Comprehensive design and policy solutions are essential to proactively mitigate the Urban Heat Island (UHI) effect and bolster resident resilience against heatwaves in densely built environments. Making cool roofs and façades mandatory and using reflective materials on building exteriors will significantly reduce heat absorption, lower indoor temperatures, and reduce UHI. Implementing Permeable Paving and Water Features—replacing impermeable asphalt with permeable materials and
The next chapter isn't about building more—it's about building smarter.
introducing urban water elements like fountains—will facilitate ground cooling and offer localised relief. Furthermore, enacting Passive Design Requirements for new constructions, including optimised window placement for cross-ventilation, external shading, and high-performance insulation, will lessen reliance on air conditioning and promote natural cooling.
4. Challenging the assumption that density must mean high rise. While high-density, low-rise urban forms might have a comparable or slightly larger building footprint per person than high-rise developments, their overall urban land consumption is significantly less due to reduced sprawl. They offer substantial environmental benefits, lower embodied carbon emissions from construction materials and complex engineering, and improved operational energy efficiency through shared walls. Promoting designs that maximise internal green spaces, natural light, and ventilation within multiunit dwellings is often achievable with 3-5-storey buildings. Shared gardens, rooftop spaces, and integrated retail also enhance the liveability of the mid-rise to strengthen the community feel.
[6] Housing Authority. (2024). The Housing Authority's Homeownership Schemes. Retrieved from https:// housingauthority.gov.mt/wp-content/uploads/2024/09/ The-Housing-Authoritys-Homeownership-Schemes.pdf
[7] KPMG Malta. (2024). Construction Industry and Property Market Report 2024. Retrieved from https:// www.kpmg.com.mt/
[8] Eurostat. (2023). Share of housing costs in disposable household income by type of household and income group. Retrieved from https://ec.europa.eu/eurostat/ databrowser/view/ILC_MDED01/default/table
[9] Organisation for Economic Co-operation and Development (OECD). (2018). Rethinking Urban Sprawl: Moving Towards Sustainable Cities. Retrieved from https://www.oecd.org/en/publications/rethinkingurban-sprawl_9789264189881-en.html
[10] Environment and Resources Authority (ERA). (2023). Improving Wellbeing in Malta's Towns and Villages. Retrieved from https://era.org.mt/pressreleases/era-concludes-study-aimed-at-improvingwellbeing-in-maltas-towns-and-villages/
5. Blue urbanism for Malta integrates water management, coastal resilience, and sustainable marine resource use into urban planning. This means mandating integrated water management in developments (rainwater harvesting, greywater recycling, sustainable urban drainage systems - SUDS) to manage stormwater, reduce desalination use, and recharge groundwater. Coastal projects must also incorporate setbacks and natural defences against sea-level rise and storm surges. Nationally, Water-Sensitive Urban Design (WSUD) is key to creating public spaces that manage water as an asset, including features like rain gardens and permeable pavements.
A smarter, more liveable Malta is within reach — but it will require joined-up thinking, timely planning, and courage from public and private actors: industry, policymakers, environmental stewards, and individual citizens alike. Balancing economic dynamism with environmental sustainability and social wellbeing remains vital.
BUILDING THE FUTURE(S)
What will Malta look like in 2050? Engineer Dr Jeanelle Arpa and Perit Alannah Xuereb explore four climate futures—from collapse to transformation—through EY Malta's futurology experience. Their analysis reveals how today's decisions will shape our built environment's resilience, equity, and liveability for future generations.
Imagine if you could look 10, 20, or even 50 years into the future – what would you see, and how would you react if the visions you saw were less than appealing? These questions are at the heart of EY's Four Futures experience, an immersive exercise in the field of futurology pioneered by famed American professor Jim Dator. Leveraging scientific research, scenario analysis, and disruption map techniques, the experience merges compelling storytelling with impactful AI visuals to transport viewers into different climate alternatives of the world in 2050.
The exercise follows the observance that most future trajectories typically align with one of four recurring archetypical scenarios, and climate change is no different.
The first scenario, Business as Usual, depicts a future of unchanged behaviours. Persistent emissions, poor planning, and situational firefighting result in 3 degrees of warming by 2100. Some regions suffer disproportionate ramifications, especially those with fragile governments, inadequate resources, and vulnerable geographies.
The Collapse scenario foresees a dire future of irreversible climatic chaos that triggers drought, famine, disease, and violent conflict. Multiple climate tipping points are crossed, and the world bakes under a projected 4 degrees of warming by 2100.
In the Constrain scenario, countries experience strict authoritarian control as the world attempts to limit warming to 2 degrees by 2100. Rationing, surveillance, and erasure of freedom have become standard parts of everyday life.
Finally, the Transform future envisions a radical shift where individuals and businesses are empowered to reshape the trajectory of climate change, limiting warming to just 1.5 degrees by 2100.
In April 2025, EY Malta partnered with the Climate Action Authority and the Malta Chamber to adapt these global climate scenarios to the island's unique geographic, economic, and cultural realities. The exercise explored pertinent themes such as food, water, and energy security, the robustness of our healthcare system, economic resilience, and disaster preparedness, amongst many others. Malta offers a vibrant ground for scenario analysis, each path defined by its distinct quirks, complexities, and opportunities.
As a practising structural engineer focusing on ESG, Alannah draws on her perspective to reflect on the implications of these scenarios for the local built environment. Like many Mediterranean nations, Malta faces particular vulnerabilities to climate change, with its buildings and infrastructure both significant contributors to environmental degradation and highly exposed to climate-related risks. How we plan, construct, retrofit, and inhabit our buildings will shape our environmental footprint, resilience, and quality of life.
The scenarios presented below paint four potential pictures of Malta's architectural and infrastructural landscape, urging the reader to imagine what the future might hold for our beloved homes and places of work, learning, culture, and leisure.
First scenario: Business as Usual (+3°C by 2100)
Collapse is not inevitable. But neither is transformation. The difference lies in how we act now.
By the 2070s, Malta's unrelenting summers stretch from April to October, with daytime temperatures frequently soaring above 43°C. Air conditioning is no longer a matter of convenience but of survival. The traditional sun-kissed houses of character, once designed for cool Mediterranean breezes with inwardfacing courtyards and thick limestone walls, now trap heat like ovens and retain the day's warmth deep into the night.
As midday heat becomes hazardous, labourers are increasingly forced to adjust their working hours, retreating from the sun to avoid dangerous ambient conditions. Construction crews pour concrete under floodlights. Waste collection shifts to cooler hours. The sounds of heavy machinery and delivery trucks echo through narrow streets, keeping neighbours awake throughout the night. Productivity drops as exhausted workers cannot rest, and their wages stagnate.
At the same time, flash floods become more frequent and violent, and the overwhelming streets and infrastructure were never designed for such intensity. Coastal properties, once the jewels of Maltese real estate, are worn down by storm surges and salt-induced corrosion. Flooded basements destroy irreplaceable belongings, spreading mould and dampness throughout entire homes, escalating health risks for its occupants. With energy demand surpassing supply and insurance premiums through the roof, the ability to adapt becomes a privilege. Wealthier residents retrofit their homes against the changing climate, while the rest face overheating, water scarcity and structural risks as housing inequality worsens. It is a fragile comfort, unequally distributed.
Second scenario: Collapse (+4°C by 2100)
By 2090, Malta is barely recognisable. Heatwaves regularly spike past 48°C, and nightfall offers no relief, with temperatures lingering above 30°C. The absence of natural cooling fuels a vicious cycle of heat retention. Urban centres are deserted during daylight hours, labelling the once lively neighbourhoods as "unliveable zones". The summer tourist season, once a cornerstone of the economy, has all but disappeared as Mediterranean summers are now too dangerous to enjoy. Malta's tourism economy collapsed and, with it, is a significant pillar of national income.
The built environment begins to fail. Thermal expansion and contraction fatigue concrete structures, accelerating their degradation exponentially. Steel reinforcement expands, corrodes, and cracks under stress. Along the coasts, the damage intensifies: saline intrusion creeps into foundations, accelerating deterioration and compromising entire seaside villages. Sea levels have risen close to a metre—Sliema, Gzira, and Msida areas are partially submerged. Inland, informal settlements sprout up as people flee the coast and urban overheating.
Power outages occur daily, and water is scarce. Imports are irregular. Emergency retrofits become the only growth sector in construction. Heritage buildings, churches and limestone fortifications are lost, too costly to save and too brittle to withstand the combined forces of heat and salt. Regulations buckle under the urgency of improvisation. Social tensions grow. Meanwhile, climate refugees arrive from the worsening conditions abroad, increasing demand for shelter and placing further pressure on the already failing infrastructure.
The physical landscape is one of decay and retreat. The crisis lies in temperature and the cascading breakdown of systems we once trusted to protect us.
Third scenario: Constrain (+2°C by 2100)
It is the year 2060, and Malta has stabilised its trajectory. The country has implemented aggressive regulatory action while coping with considerable environmental stress. The transformation began in the 2030s when the EU enforced net-zero construction and stringent building codes in response to rising risks and cumulative climatic tragedies. Retrofitting existing stock is not optional – subsidies exist, but so do penalties for
non-compliance. All new buildings must meet high-performance standards: thick insulation, ventilated façades and durable construction materials.
Public buildings have taken on dual roles: schools and churches double as daytime cooling centres, clinics operate off-grid during crises, and solar farms are rising. The visual identity of Maltese towns has inevitably shifted to include overhangs, green roofs and white façades. Coastal defences are functional but expensive, while permeable pavements and bioswales manage flash flooding. While summer tourism declines, the country adapts by shifting activity to spring and autumn.
Still, this future is not without tension. Cooling is rationed; consumption is measured. Developers who fail to meet climate standards face hefty fines or are denied permits. Large landowners must comply or sell. Affordability remains challenging: not everyone benefits equally, and debates emerge over state property acquisitions and private sector involvement. There is discomfort in the controls, but also security. Throughout, innovation blooms and digital infrastructure management advances rapidly. The island has become a model of managed resilience, proving that adaptation through governance and design is possible – but only with sustained political will and communal restraint. Society adjusts to new norms, and while not everyone thrives, collapse is avoided.
Fourth scenario: Transform (+1.5°C by 2100)
Welcome to the year 2080. Malta is no longer defined by what it escaped but by what it chose to embrace. As early as the 2030s, the country initiated a profound transformation— not just of its infrastructure but also its social priorities, economic direction, and national identity. In confronting risk, opportunities for innovation emerged. Today, it stands as a shining example of what climate resilience and low-carbon development can look like.
As temperatures rose and sea levels threatened each passing year, Malta swiftly adapted. The gas-fired plants that once powered the island were gradually sidelined in favour of offshore renewables, solar technologies and stronger energy links with mainland Europe. A smart, decentralised grid supported by batteries now delivers
uninterrupted energy, even during extreme weather. Power cuts are a relic of the past.
Renovation policies became the backbone of the built environment. Shaded terraces, botanical streetscapes and living façades now characterise towns and villages. New buildings integrate digital twin models into their operations: optimising performance, flagging real-time maintenance, and producing more energy than consumed. Tourists visit not for the beach alone but to experience climate-responsive architecture and cultural reinvention.
This future was neither immediate nor effortless. It required cultural shifts, long-term planning and collective effort. Citizens became collaborators of change while schools, local councils and businesses worked together, united under one shared vision. In the face of climate risk, Malta chose governance, equity and imagination. Now, it lives in respectful coexistence, not in fear of the climate. While other countries struggled to stay afloat, Malta chose to lead.
Each of these futures is a version of Malta shaped by climate and today's choices. Rooted in scientific consensus, each pathway could reshape our physical experience of urban life: the heat we feel indoors, the integrity of our structures, the air we breathe, the spaces we occupy, and the stresses our infrastructure bears. The built environment is our frontline: our shelter, legacy, and reflection of foresight or failure. Most importantly, we must understand that these are not distant fictions… they are lived possibilities. Let's choose the narrative we want to live in.
VISION MIRAGE? OR
Malta's GDP has more than doubled in a decade, but has the nation truly prospered? Manuel Delia dissects Vision 2050's hopeful narrative, exposing the uncomfortable truth behind Malta's economic miracle: rising inequality, unsustainable growth, and policies fuelled by numbers rather than people. Is our national "success" just a mirage?
Despite Malta's significant economic and social gains, global shifts—such as climate change, technological advances, and demographic changes—require a unified and forward-looking response to secure long-term sustainability and competitiveness."
That's the unimpeachable inspiration, as they call it, behind the government's proposed vision for Malta in 2050. They say we've done very well for ourselves, but not everything is under our control. Some factors may harm us, and some opportunities may pass us by unless we act quickly to seize them. Let's devise a plan to prevent that.
That is worth examining. Evaluating the basic assumptions, including the initial inspiration, is an excellent starting point for any analysis.
Let's start with the bit about having done well for ourselves. Really?
If we apply the classical measure of gross domestic product, Malta has been a little short of a miracle. In the last ten years alone, GDP shot up by 153%. We've more than doubled the country's productivity over the last decade, and that's with COVID in the middle. In today's prices, we produced 10.8 billion US dollars in 2013. We produced 22.3 billion US dollars in 2023. Are we more than twice as rich as we were a decade ago? Most people aren't.
There are now many more of us than there were ten years ago. We have increased by about a third, rising from around 400,000 people to nearly 600,000. During these ten years, the share of foreign nationals living in Malta rose from just over 5% to more than 25% of the population residing here. →
More people doesn't mean more prosperity — just more pressure.
That means 100,000 more people are working, earning salaries, driving consumption, and contributing to our gross production. Consider that more than half of our GDP comes from household consumption. The more people we have, the larger the production numbers.
There's good news and bad news. The good news is that the foreign resident population primarily comprises people who work and, therefore, contribute to the rising costs of supporting those who don't. The dependency ratio calculates the number of individuals over 65 for every 100 working-age people (between 20 and 64). If we were to exclude foreign labour, the dependency ratio increased from 28.2 to 41.8 over the last 10 years. However, the dependency ratio for the foreign population living here decreased from 17.0 to 4.4 in the same period. This indicates that more individuals are coming here to work rather than to retire, alleviating the pension crisis.
The bad news? More than 60% of foreigners here are men, which challenges integration and happiness. Speaking of integration, consider the turnover of foreigners residing here: 42,000 people arrive each year to start working, while 21,000 leave annually. Most of them are individuals from outside the EU, and alone, they constitute a quarter of our workforce.
This rapid increase in population accounts for nearly all the GDP growth we have registered in the last 10 years. There has been no material impact on most people's wealth. Isolate all other considerations: background shifts in the economy, external forces, etc. To do this, compare Malta to Cyprus, a country with a similar economic profile that has been exposed to EU membership for as long as we have. It is very
likely that anything outside the country that will help or hurt us will also help or hurt them. However, while our population increased by 31%, theirs increased by only 8%. Ten years ago, Cyprus's GDP per capita was around 2,500 euros higher than Malta's. Ten years later, it's 3,000 euros higher.
There are more of us now; some have done very well for themselves. However, on average, we're all poorer. So poor, in fact, that nearly 50,000 people among us cannot afford to pay for even the most basic living needs. Another 160,000 cannot afford to take a week off each year. If, for a moment, we exclude the foreign population boosting our numbers, half of us will be struggling, and one-eighth of us will be truly impoverished.
Our economic and social gains are undoubtedly significant. However, our failure to share the wealth is equally considerable.
We are not entering the next thirty years with a clean slate. Some decisions regarding our economic future have already been made for us based on the priorities established over the last ten years. Some of those decisions are truly perplexing. Consider tourism, which has been a cornerstone of our economic development for the better part of the last sixty years. Ten years ago, 1.6 million tourists visited us, which felt like a substantial number. That figure has now risen to 3.6 million visitors a year. However, new hotels are either under construction or in the
planning stages. If we are to maintain current occupancy levels, we will soon need nearly 5 million tourists a year.
The patterns that emerge from tourism are similar to our wider economic profile. To maintain revenue and wealth at their current levels, we need more people all the time. Vision 2050 acknowledges that we need more space as well. We will not invade Poland to acquire more land for our people, but we seem determined to smother the seabed to build new islands to accommodate all those newly imported labourers and tourists. We need to spend, waste, and consume more merely to stay exactly where we are.
That is the complete opposite of sustainability.
Sustainability is doubtful as it stands. It's not just that we have more people on our roads; most have cars. Over the last 10 years, vehicles have increased by 100,000, now totalling nearly half a million. More than 55,000 people in Malta own more than one car. That's one-tenth of Malta's population, including foreigners. This is one of the highest numbers of vehicles per capita in the world. You know what hasn't grown much in the last ten years? The roads those cars are driving on. More labour and tourists will increase pressure on the same clogged roads.
Where are all those new imported labourers going to live? It seems
GDP is growing. Our wealth? Not so much.
we're set for that. For the first time in living memory, new housing units coming onto the market have, since COVID, exceeded demand. That's about 26,000 new housing units in short two-year bursts. How many more of that can we possibly have?
Now consider the inspiration for Vision 2050 and its entirely reasonable focus on climate change. We can expect less rainfall, even though we know that more people will need water to drink. This means we will need to desalinate more water, increasing pressure on space and our energy demand. As the construction of buildings and roads encroaches upon open space, there will be fewer opportunities to harvest rainwater. We'll also need more treatment plants to process the ever-increasing waste.
There's talk in the Vision 2025 document that GDP alone is no longer a sufficient measure of our success. I hope that when you read this, you can join the chorus of damn right. The document is not specific about what we should be measuring instead. We can adjust GDP for income distribution, but those poverty figures may dampen spirits somewhat. On the positive side, we should start measuring volunteer work, but against that, we'd have to subtract the cost of crime and corruption. You'd have to wonder how that would impact statistics from the financial and gaming industries. Not to mention government spending.
The cost of pollution would also need to be subtracted. We wouldn't be so eager to build new offshore islands with more hotels and cars to clog them, would we?
Perhaps we should reevaluate what inspires us before we continue to wallow in this unsustainable, self-destructive mess.
EPIC SWITCH
Driving the future with Muscats Motors' all-electric fleet
In a move that accelerates environmental responsibility and brand visibility,
Epic Malta has rolled out a new fleet of fully electric vehicles supplied by Muscats Motors, marking another milestone in the shift toward sustainable corporate mobility.
The fleet, cloaked in Epic's signature yellow, features a brilliant mix of MINI Cooper 3-Door Electric models and the much-lauded MG4 Electric. The result? A punchy blend of style, performance and green credentials.
Compact yet bold, the MINI Cooper Electric delivers up to 234 km of WLTP range. Its small footprint, premium interior and iconic handling make it tailor-made for Malta's urban sprawl — and an instant win for companies seeking a zero-emission edge without compromising on identity.
The MG4 Electric brings a different kind of muscle to the road. With a range of up to 450 km on a single charge, it offers more space, tech, and practicality for longer drives or heavier usage. Thanks to its futuristic design, agile performance, and excellent value proposition, it's fast becoming a corporate favourite.
For Epic, this transition isn't just about swapping petrol for power sockets. It forms part of a wider sustainability roadmap that aligns operational needs with climateconscious thinking. It's a signal that progress doesn't just happen through connectivity but also through responsible infrastructure choices. Muscats Motors's collaboration reinforces its position at the forefront of Malta's electric vehicle market. Its growing
EV portfolio, bespoke advisory approach, and strong after-sales support continue to make it a go-to partner for businesses looking to electrify intelligently.
Innovation meets intention. With bold colours,
clean energy, and strategic foresight, Epic and Muscats Motors aren't just keeping up — they're charging ahead.
To explore the EV lineup, contact info@mml.mizzi.com.mt.
MALTA, ASSEMBLE!
Restoring what matters, reimagining what's next
Malta Vision 2050 charts a bold new path rooted not in relentless expansion but in meaningful regeneration. JP Fabri makes the case for transforming abandoned buildings into vibrant spaces that honour our past, revitalise communities, and shape a more sustainable, inclusive, and resilient Malta for future generations.
With the launch of Malta Vision 2050, the country has embraced a bold, forward-looking blueprint to secure a higher quality of life for all citizens. At the core of this vision is an innovative and sustainable approach to land use, prioritising regeneration over relentless expansion. As Malta confronts pressing challenges such as overdevelopment, urban sprawl, and infrastructure strain, it is time to make the regeneration of old and abandoned buildings a national priority. Real estate regeneration is a planning tool and a social, economic, and environmental imperative that aligns perfectly with Malta's aspirations for resilience, heritage preservation, and inclusive growth.
Malta's limited landmass demands that every square metre be used thoughtfully. Vision 2050 explicitly acknowledges this through its strategic pillar of "Smart Land and Sea Usage," which promotes compact, livable communities and calls for a shift toward renovation and sustainable spatial planning. The potential of regeneration
lies not just in rehabilitating derelict structures but in reviving the soul of communities, creating affordable housing, and supporting local economies. Across Europe, regeneration has proven to be a powerful catalyst for urban renewal, economic vitality, and cultural vibrancy.
A compelling case study is the regeneration of Bilbao, Spain.
Regeneration is not just about buildings — it's about belonging.
Once a declining industrial city, Bilbao's transformation was anchored by rejuvenating its derelict riverfront and industrial sites. At its heart was the Guggenheim Museum, but the project went far beyond iconic architecture. It involved social housing, green spaces, and integrated public transport, making Bilbao a symbol of successful regeneration and a magnet for investment and
tourism. Closer to Malta's context, Lisbon has harnessed its architectural heritage by restoring old buildings into modern housing, creative hubs, and co-working spaces, all while preserving the city's charm. This renaissance, supported by publicprivate partnerships (PPPs), has energised neighbourhoods once written off as beyond repair.
The National Planning Framework
of Ireland offers another instructive model. Under Project Ireland 2040, a dedicated €3 billion Regeneration and Development Fund was created to drive compact growth and support the reuse of brownfield and infill sites, especially in city and town centres. The goal was not merely urban beautification but to generate jobs, provide housing, and reduce car dependence, all by leveraging existing assets. Notably, the Irish model emphasised the strategic use of public lands and created a national development agency to coordinate efforts, a model Malta could emulate.
For Malta, regeneration offers a pathway to correct past planning mistakes. Too often, we've witnessed the destruction of characterful urban cores in favour of anonymous high-rises that fracture communities and overwhelm infrastructure. Many of Malta's abandoned buildings, particularly in urban and village cores, are architecturally rich and structurally sound. They carry stories, memories, and a distinct sense of place. Restoring these structures, we conserve
our cultural heritage and create spaces supporting modern living, affordable housing, artist studios, start-up hubs, or senior living facilities.
But for this to happen, a shift in mindset is needed. Regeneration must be elevated from a niche policy to a cornerstone of Malta's planning philosophy. This begins with a strategic inventory of underutilised and abandoned island buildings. An openaccess national registry could help identify priority sites for regeneration, supported by clear incentives for private developers and social enterprises willing to take on complex rehabilitation projects. This should be coupled with the streamlining of planning processes for redevelopment, especially where sustainability and heritage protection are embedded into the design.
Crucially, regeneration should not be left to the government alone. Public-private partnerships are essential to unlocking capital,
expertise, and speed. PPPs can bridge the gap between Malta's planning vision and market reality. For instance, developers can be incentivised through tax credits or density bonuses to redevelop listed buildings into affordable or
mixed-use spaces, provided they maintain architectural integrity and meet energy efficiency standards. Meanwhile, the state can contribute land or offer cofinancing mechanisms to de-risk projects that may otherwise be commercially marginal.
Malta Vision 2050 emphasises governance, digital
projects. It also stimulates growth in sectors like construction, heritage tourism, and the creative economy, aligned with Malta's ambition to prioritise quality over quantity in its development model.
Beyond economics and sustainability, regeneration is about people. It is about giving
Derelict does not mean worthless. It means waiting to be reimagined.
transformation, and sustainable economic growth as key enablers. Regeneration touches on all three. It requires adaptive regulatory frameworks that reward rather than punish good design. It benefits from digital tools such as building information modelling (BIM), which can reduce costs and improve accuracy in restoration
residents renewed pride in their neighbourhoods, fostering social cohesion, and ensuring that Malta's progress is not measured in new builds alone but in the life and vitality of its communities. The opportunity is palpable as one walks through the neglected parts of the three cities, Marsa and other localities. These are not
zones of decay; they are zones of potential.
If implemented boldly and collaboratively, a national regeneration agenda can be one of the defining legacies of Malta Vision 2050. It aligns with the country's core identity as a place where history and modernity can coexist. It speaks to a generation that values authenticity, sustainability, and innovation. It answers the growing public sentiment that the country must find a new development model rooted not in expansion at all costs but in stewardship, creativity, and renewal.
The time has come to look not outward but inward to restore what we have, reimagine what's possible, and regenerate the spaces that will define Malta's next chapter. Real estate regeneration is not just a technical fix. It is a moral and strategic choice that must sit at the heart of Malta's journey to 2050.
Hastings area regeneration proposal AP Valletta
THE ILLUSION OF SUSTAINABILITY
In a world quick to label actions as "sustainable," Ed Muscat Azzopardi urges us to dig deeper. True sustainability demands more than doing "less harm"—it calls for a radical, long-term rethink of how we build, consume, and value our surroundings. Anything less is just an illusion we can't afford.
We throw the word 'sustainable' around and hardly ever stop to consider the full reach of its meaning. It has come to be associated with any activity, resource use, or process that negatively impacts the environment less than a comparable equivalent.
That isn't really sustainable. Neither does it encapsulate the whole meaning of sustainability.
For something to be sustainable, it must be upheld over time without causing harm or depletion to its environment, society, and the economic ecosystem it forms part of. It implies that our actions today do not impede future generations from meeting their own needs.
The starting point
Let's start from the most essential point of departure - our point of view. We depart from a grossly anthropocentric view of everything we do, which is crucial when discussing sustainability. While we are the species we are concerned about most, we are but one link in an intricately
interconnected ecosystem. What might sustain us at the expense of any other species is not, in fact, sustainable for the entire ecosystem. From there, we build upwards and consider the multiple ways in which our activities can be sustainable.
If we are to leave an inhabitable planet for our progeny, we cannot leave the old "do a little less harm" definition of sustainability on the table. We must wrap it in recycled paper and deposit it in the recycling bin. Even a neutral stance is unsustainable. Unless we look at our constructed environment with a view to reverse the staggering amount of harm that we are causing to the natural environment, we are neglecting our duties towards future generations.
Let's consider that global cement production is accountable for 8% of our CO2 emissions. We can see that the construction industry is a major contributor to the sustained environmental damage. And that is simply the view of one side-effect of a single material (before we even consider the impact of its transport costs).
Even a neutral stance is unsustainable.
Beyond the environment
But sustainability is not just about the environment. A sustainable practice is one that can continue to exist from an economic standpoint. If I decide to spend 10% more than what I earn every year, it is easy to see that there will come a time when my spending becomes completely unsustainable.
As we continue to construct the world around us in a way that is decoupled from the realities of those who inhabit it, we know that we are heading towards an inevitable inflexion point. When the supply side outstrips demand - mainly for affordability - the market finds a way of selfregulating. An easier way of saying this is that there is a product on the market, but no one wants to purchase →
The hanging gardens in Milan
or rent it at unreasonable rates. The fact that we're still keeping the two sides balanced does not mean the situation will remain as is indefinitely.
What goes up
A long-term view of everything we do is essential. We've built, torn down, and rebuilt so much of what's around us -
We've gained density and lost beauty.
especially when we were forced to look at what we'd built in a hurry.
Sometimes, there is a very good reason to do so. Look at Rotterdam. The city was flattened during the Second World War and rebuilt quickly. The haste was an absolute necessity. Since then, a large majority of the 'panic' buildings have been torn down to be rebuilt in a more practical and beautiful way.
After all, we are an ostensibly intelligent species. We want our surroundings to be aesthetically pleasing, functional, and practical. While war may justify building a city twice within five decades, we don't have too many other excuses to waste time, materials, money, and energy. Concrete is devilishly hard to repurpose and recycle, so it usually ends
up relegated to the mountains of construction waste that will endure beyond the expected lifespan of our species.
For good, in both senses
Building with a very long-term view in mind is sensible and admirable. We are lost in admiration for the structures that have endured since ancient times - Mayans, Romans,
Egyptians, Greeks, etc. - all built for posterity, and the results of their efforts stand today as proud reminders of what happens when a long-term view is the primary focus of any endeavour worth embarking on.
Buildings that look beautiful and last a long time benefit absolutely everyone. As Le Corbusier claimed, those who could not afford to live in buildings he designed ought to be able to benefit from their beauty as they passed by.
Aesthetics and longevity can and should be intertwined notions. We should build to last and build for beauty. There is no reason to walk through a street and be assaulted by
Timeless architecture: Balluta Buildings
Repurposed building: Lombard Bank in Sliema
ugly. It's a challenge to be anywhere around a built-up area of our tiny islands, look around you, and be solely captivated by the beauty of the surrounding buildings.
When accountants design the majority of new builds, it is no surprise that they have the aesthetic appeal of a spreadsheet. We've gained density and lost beauty. The Greeks, Romans, and the rest of our global civilisationbuilding ancestors would be appalled to know how we've perverted the example they left us a few millennia ago.
Beyond brick-and-mortar
The principles of sustainable construction extend far beyond cement and steel. Organisations can be built with either short-term expediency or long-term resilience. Just as we wouldn't want our buildings designed primarily by accountants, we shouldn't let our business models be dictated solely by quarterly results. Whether constructing physical spaces or building brands and companies, the foundation matters. That foundation begins with the narratives and values we design in our organisations from day one. Truly sustainable businesses, like truly sustainable buildings, require thoughtful architecture, with systems and structures designed to weather challenges while creating lasting value for all stakeholders.
We are actually in control
When we consider what we're about to do next, we know that sustainability will be expected of us. It is up to us to define the word meaningfully for those who come next. Luckily, there is plenty at our disposal to help us construct the world around us in a way that future generations will be proud of.
We have techniques, materials, and best practices developed over the years and are there for us to use
wisely as we design and build the spaces we need. There is also plenty we can do to use existing buildings wherever possible. The notions of adaptive reuse, retrofitting, infill
Sustainability isn't a badge—it's a responsibility to the future.
development, and even what the Italians call the 'albergo diffuso'. This involves using existing buildings spread around the town as a hotel - not only does it preserve the architectural vernacular, but it saves on the material and energy costs of constructing a new hotel building.
Of course, pursuing these ideals comes with practical challenges. Initial costs for quality materials and thoughtful design are often higher, even if they pay dividends over many decades to come. From planning permissions to heritage preservation requirements, Malta's dense regulatory landscape can make adaptive reuse projects complex undertakings. Finding architects and construction contractors with experience in sustainable retrofitting or preservation-minded construction presents another hurdle.
Repurposed building: Malta Stock Exchange (located within the former Garrison Chapel Building)
Repurposed building: Bank of Valletta offices (located within a previous residence known as the House of Four Winds)
GREEN IS GOLD
From compliance to competitive advantage
Malta is at a tipping point as the global property sector pivots towards greener benchmarks. Stephen Mallia explores how sustainability is not just a moral imperative but a competitive necessity, reshaping the island's real estate future.
The property sector in Malta stands at a critical crossroads, where sustainability is no longer merely an optional consideration but an essential component of business strategy. Both regulatory pressures and market demands are increasingly pushing real estate professionals to adopt more environmentally conscious practices. This report explores the responsibilities of Maltese business persons about sustainability in real estate, with particular focus on certification and labelling systems that, while not always mandatory, offer significant advantages in today's evolving market.
The current landscape of sustainability in Maltese real estate
Malta's position in sustainability rankings reveals considerable room for improvement. According to PwC's contribution to the Jones Lang LaSalle Global Real Estate Transparency Index, Malta currently falls in the "Low Transparency" category, ranking 62nd out of 94 countries. This classification primarily stems from the limited adoption of sustainability reporting and certification frameworks within the real estate sector. Despite
this current standing, the landscape is rapidly changing, with sustainability becoming a growing priority among property developers, investors, and consumers.
A landmark development in this evolving narrative is the recent achievement of Quad Central, which became the first building in Malta to receive LEED Platinum certification from the U.S. Green Building Council. This prestigious recognition positions Quad Central alongside global landmarks in sustainable construction and establishes a new benchmark for environmental excellence in Malta's property sector. Such pioneering initiatives signal a shift in the market and highlight the potential for Malta to improve its sustainability credentials.
The regulatory environment is also exerting pressure for change. In 2022, Malta received a reasoned opinion from the European Commission regarding its failure to fully transpose EU rules on renewable energy resources. The directive mandates that each Member State reach 32% of their energy supply from renewable sources by 2030, with specific measures to facilitate investment in renewable
energy and simplify related administrative processes. This regulatory pressure will inevitably impact the real estate sector, which accounts for a significant portion of energy consumption.
Energy Performance Certificates (EPCs) are one of Malta's property market's most fundamental sustainability labelling requirements. These certificates provide information about a building's energy efficiency, typically rating properties from A (most efficient) to G (least efficient). EPCs are mandatory for properties sold or rented in Malta, ensuring potential buyers or tenants are informed about a building's energy performance.
However, forward-thinking businesspeople should consider going beyond the minimum requirements of EPCs. International certification frameworks such as LEED (Leadership in Energy and Environmental Design) and BREEAM (Building Research Establishment Environmental Assessment Method) offer more comprehensive assessments of a property's environmental impact. While these certifications are currently voluntary in Malta, they provide significant market differentiation and demonstrate
dioxide emissions and primary energy usage. This methodology is essential for preparing accurate Energy Performance Certificates and ensuring consistent building performance assessment. Understanding and utilising this methodology is becoming increasingly important for real estate professionals seeking to accurately represent the sustainability credentials of their properties.
reputation and demonstrate corporate social responsibility. Frank Salt Real Estate, for example, has established a "Let's Go Environmental" initiative with its environmental policy, which includes tree planting, sponsoring irrigation, maintaining green areas, and installing solar panels at charitable organisations. Such initiatives benefit the environment and enhance the company's standing with increasingly ecoconscious consumers.
building practices. While voluntary, these certifications are increasingly valued by international tenants and investors.
and renovation histories. Such tools will become crucial for demonstrating compliance with regulations and marketing property sustainability credentials.
Several practical strategies can be considered for businesspeople looking to enhance sustainability in their real estate operations. Firstly, conducting comprehensive energy audits of existing properties provides a baseline understanding of current performance and identifies opportunities for improvement. The results of these audits can inform the development of tailored renovation roadmaps that prioritise interventions with the greatest environmental and financial return.
Secondly, incorporating sustainability considerations into new developments from the outset is essential. This requires embedding ESG (Environmental, Social, and Governance) principles into overarching business strategies, influencing decisions about project selection, location targeting, construction methods, and design features. Properties designed with sustainability in mind typically achieve better performance outcomes than those retrofitted later.
Finally, communicating sustainability features effectively to potential buyers and tenants is crucial. This involves highlighting technical specifications and emphasising the tangible benefits of sustainable features, such as reduced energy bills, improved indoor air quality, and enhanced comfort. Real estate agents are responsible for ensuring that sustainability preferences are considered when showcasing properties.
Looking forward, several trends are likely to shape the future of sustainability in Malta's real estate sector. The EU's increasing focus on building energy performance, as evidenced by the recast EPBD 2024/31/EU, will continue to drive regulatory changes. This directive introduces new requirements for solar energy generation potential, life-cycle Global Warming Potential (GWP) disclosure, and other measures to promote nearly zero-energy buildings (NZEBs).
Consumer preferences are also evolving rapidly. A growing awareness of environmental issues influences purchasing decisions, with buyers increasingly willing to pay premiums for sustainable properties. This trend is expected to accelerate as the impacts of climate change become more apparent and energy costs continue to rise.
For Maltese business persons in the real estate sector, sustainability represents both a responsibility and an opportunity. While some aspects of sustainability labelling and certification remain voluntary in Malta, market forces and regulatory trends point toward a future where such measures will be increasingly expected, if not required. By proactively embracing sustainability principles and practices, businesses can contribute to environmental protection and position themselves advantageously in an evolving marketplace.
The path toward a more sustainable real estate sector in Malta requires engagement from all stakeholders. As Minister of Public Works and Planning, Stefan Zrinzo Azzopardi noted, "Everyone can and should be involved in the policy changes that need to happen." By taking leadership roles in this transition, businesspeople can help elevate Malta's global sustainability rankings while capitalising on the growing demand for environmentally responsible properties.
attract environmentally conscious
Thirdly, pursuing voluntary certifications like LEED can provide market differentiation and demonstrate commitment to sustainability. As Quad Central demonstrated, achieving such certifications positions properties as leaders in environmental management and sustainable
Digital innovation is facilitating better management and reporting of sustainability performance. Building logbooks, which serve as digital repositories for property information, enable more effective tracking of energy usage, maintenance activities,
The choice facing Maltese real estate professionals is not whether to embrace sustainability, but how quickly and comprehensively to do so. Those who act decisively now to adopt sustainable practices and pursue relevant certifications will likely find themselves at a significant advantage as the market continues to evolve toward greater environmental consciousness.
SUMMER LUXE ESSENTIALS
A refined curation to elevate your wardrobe with sophisticated summer statements from sleek beachwear to luxury accessories. [All items available from mrporter.com, unless otherwise specified]
1. OLIVER PEOPLES
+ Roger Federer R-2 aviator-style gold-tone sunglasses
Edwards Lowell turns 100 –and it's still ticking stronger than ever.
One hundred years after its founding, familyrun Edwards Lowell stands as a benchmark in luxury watches and jewellery. What began in Valletta in 1925 has grown into Malta's leading name in high-end timepieces. The Lowell family, now in its third generation, still owns and operates the company.
From textiles and foodstuffs to timeless craftsmanship, the business pivoted in the 1940s when founder Charles Lowell became Malta's official distributor for Rolex. His son, Malcolm Lowell Snr, took this vision further in the 1970s, steering the company toward prestige watchmaking and later expanding into global jewellery brands.
Malcolm Snr credits his wife Isabelle with helping drive this bold transition. "She was key to shifting from wholesale goods—hindered by import restrictions—into a business we loved: quality watches and jewellery," he recalls. Control, consistency, and positioning were always paramount. "We chose prominent retail spots and kept everything in the family."
That family now includes the third generation. Annabelle and Malcolm R. Lowell lead dayto-day operations, driving the brand into the modern era while holding onto the pillars of detail, heritage, and service. "The market has evolved dramatically," says managing director Malcolm R. Lowell. Social media turned top names into megabrands. Niche became an icon. We were lucky—and strategic—enough to invest at just the right time."
Today, the brand represents 16 high-end names from Rolex and Patek Philippe to Cartier, Breitling, Pomellato and Assouline. Its seven boutiques cater to a loyal and growing clientele from Zachary Street to Portomaso and, most recently, Mercury Towers.
The company also holds a long-standing diplomatic connection with Switzerland. Since 1937, Lowell has served as the Honorary Consul of Switzerland in Malta—first Charles, then Malcolm Snr, and now Annabelle.
Centenary celebrations include a gala dinner in June and curated exhibitions across its
boutiques. "It's a tribute to everything we've built: style, service, legacy and love for what we do," says the family.
One hundred years. One family.
One unmistakable mark on Malta's luxury landscape.
