Living in Sliema: A Complete Property Guide

Why Sliema?

Sliema is Malta's most popular residential area, especially among expats. Sitting on a peninsula across the harbour from Valletta, it offers a walkable seafront promenade, a dense mix of restaurants, cafes, and shops, and some of the island's best views. It's where a large portion of Malta's iGaming and financial services workforce chooses to live.

The name Sliema comes from the Maltese "Our Lady of Comfort," and the town developed from a quiet seaside hamlet in the 19th century into the commercial hub it is today.

Property Prices

Sliema is one of the most expensive areas in Malta. Prices vary significantly depending on the street, floor level, and whether you have sea views.

Buying (approximate 2026 prices)

• 1-bedroom apartment: €200,000 – €350,000
• 2-bedroom apartment: €300,000 – €550,000
• 3-bedroom apartment: €450,000 – €800,000
• Seafront penthouse: €800,000 – €2,000,000+

Properties on Tower Road, The Strand, and Tigne with sea views command the highest prices. Side-street apartments without views or in older buildings can be significantly cheaper.

Renting (monthly)

• 1-bedroom: €900 – €1,400
• 2-bedroom: €1,200 – €2,000
• 3-bedroom: €1,800 – €3,000

Key Neighbourhoods within Sliema

Tigne Point — The modern development at the tip of the Sliema peninsula. High-end apartments, The Point shopping mall, and stunning harbour views. This is a Special Designated Area, so foreigners can buy without an AIP permit. Tower Road / The Strand — The seafront promenade running from Sliema ferries to St Julian's. Great for joggers and people who want to be right on the water. Can be noisy in summer. Qui-Si-Sana — The area around the small sandy beach. Popular with families and a bit quieter than the main commercial strip. Upper Sliema — The streets behind the Strand heading uphill toward Gzira. More residential, slightly cheaper, and quieter. Still walkable to everything. Sliema Ferries — The area near the Valletta ferry terminal. Bustling, central, with good access to transport. The oldest part of Sliema with some beautiful traditional townhouses.

Lifestyle

Sliema offers arguably the most convenient urban lifestyle in Malta:

• Dining: Dozens of restaurants from budget to fine dining. The Strand and Tower Road are lined with options — Japanese, Italian, Middle Eastern, American, and Maltese cuisine
• Shopping: The Point shopping mall at Tigne, Bisazza Street (the main pedestrian shopping street), plus supermarkets including Scotts, Tower, and Greens
• Fitness: Multiple gyms, the seafront promenade for running (one of the only flat, long running routes on the island), and swimming off the rocks
• Beach: Rocky coastline with swimming ladders and platforms. Qui-Si-Sana has a small sandy beach. Fond Ghadir is popular for swimming. Nothing like sandy Mediterranean beaches, but the water is crystal clear
• Nightlife: Quieter than St Julian's, but plenty of wine bars and restaurants. The action is a 15-minute walk away in Paceville if you want it

Transport

• Bus: Major hub with routes to everywhere on the island
• Ferry: Fast ferry to Valletta (5 minutes, runs every 30 minutes)
• Walking: You can walk to St Julian's in 20 minutes along the scenic promenade, or to Gzira and Msida in 10-15 minutes
• Driving: Parking is the main challenge. Street parking is extremely difficult to find. A garage or parking space is a major asset

Pros

• Walkable to almost everything — shops, restaurants, doctors, pharmacies, gyms
• Excellent public transport connections
• Sea views from many properties
• Safe and well-maintained neighbourhood
• Large expat community — easy to make friends
• Close to Valletta by ferry

Cons

• Expensive — highest rents and prices in Malta outside of Portomaso
• Parking nightmare — unless you have a garage, expect to spend 20+ minutes looking for a spot
• Noisy — especially properties on main roads, near construction, or facing bars. Malta has a lot of ongoing construction
• Crowded in summer — the promenade and beaches get very busy
• Older buildings — many apartments are in 1960s-80s buildings that can have maintenance issues, poor insulation, and outdated wiring
• Construction everywhere — like much of Malta, Sliema is constantly being developed, so your views today may be blocked by a new building tomorrow

Who Is Sliema Best For?

• Young professionals who want to walk to work (many iGaming offices are in Sliema, St Julian's, or nearby)
• Expats who want an easy social life and an English-friendly environment
• Couples who value restaurants, nightlife, and urban amenities
• Investors looking for strong rental yields — the demand for Sliema rentals is consistently high

Sliema may not be ideal for families with young children (limited green spaces, traffic) or anyone seeking quiet, spacious living. For those needs, look further inland to Mosta, Naxxar, or Attard.