Что такое жилье премиум-класса: разбор для новичков

Money has long crossed borders faster than people. The modern investor is constantly moving in search of new opportunities. However, stable long-term planning, especially in the face of geopolitical instability, requires a solid foundation. What does Maltese citizenship give to an investor? It becomes just such an anchor – not just a formal status, but an effective tool for securing assets, encouraging capital growth and enhancing personal and financial flexibility.

Malta: not an island, but a resource

The map of Europe knows the island as a point between Sicily and North Africa. For the investor, it is not a point, but a crossroads. The country is part of the Schengen area, the EU and the British Commonwealth of Nations, opening the way to dozens of markets. Its citizenship gives the investor direct access to the 27 EU states – without visas, bureaucracy or diplomatic delays.

Infrastructure with figures

The country’s GDP has more than doubled in the last 15 years. Malta is among the top 10 countries with the fastest pace of digitalisation of public services in the EU. E-government, company registration in 48 hours, tax agreements with 70+ jurisdictions – all this makes the island a business hub and Maltese citizenship a strategic platform.

What gives Maltese citizenship to an investor

A tool capable of handling dozens of tasks simultaneously is valuable in an environment where minutes count. The Maltese passport turns complex procedures into straightforward actions without intermediaries and delays.

Malta passport opens doors to 185+ countries including USA, Canada, UK, Japan, Singapore. Visa queues and consular walks disappear. Citizenship status entitles you to act immediately, without logistical delays.

It covers spouse, children under 29 and parents over 55. All family members receive the same rights to health, education, work and social protection.

Conditions of participation: not a purchase, but an investment in stability

The programme is based on a clear and transparent mechanism where each amount is directed to a specific segment of the economy. This approach ensures not just legalisation, but integration of capital into the country’s national interests.

The investment programme requires investments in three areas:

1. Contribution to the National Development Fund – from $648,000.
2. Purchase of property – from $756,000.
3. Rental properties start at $17,280 per year.
4. Charitable contribution is from $10,800.

The total period of receipt is from 12 months. Maltese citizenship is obtained after checks, with a clean history and transparent origin of capital.

Access to European values: medicine, education, security

Maltese healthcare is among the top 5 in the EU in terms of quality (Euro Health Consumer Index). All citizens have access to public and private clinics. Insurance rates are on average 30% lower than in Germany or Belgium.

Public schools are free, teaching is in English. The country’s university is accredited in the EU, UK and USA. Public schools with the British system cost from $7,500 per year.

What gives Maltese citizenship to an investor in this area – access to elite education without visas, without barriers, without deferrals.

Business and taxes

The state offers an income tax, but only on income coming into the country. There is no tax on worldwide income in the absence of residency. Rates:

1. The return for legal entities is 35%, but the effective rate after repayment is from 5%.
2. Personal income tax is a progressive scale, up to 35%.
3. No inheritance and capital gains tax under certain conditions.

Company registration – up to 2 working days. IT, fintech, gamdev, pharmaceuticals, shipping are the main sectors for investment.

What Maltese citizenship gives to an investor in the context of business – the opportunity to open accounts in the EU, to work without restrictions, to participate in European tenders, to protect rights in EU courts.

Real estate: an asset with an upside

The cost per square metre in Valletta has increased by 61% since 2015. The average rental yield is 5.2% per annum. Further growth is expected due to the limited stock of properties and high demand.

Demand is concentrated in Sliema, St Julian’s and Medina. There is a concentration of properties that meet the conditions of Malta’s investment programme. The investor receives not only the status of a citizen, but also an asset with high liquidity.

7 reasons why investors choose Malta

Choosing a country to invest in requires precise calculation, not intuition. The island combines economic logic and personal interests in one legal decision.

What gives civil status to the investor is the possibility of free movement within the EU and Schengen countries. Let’s consider the main reasons for the choice:

1. Stable political system, membership of the EU and Euro-zone.
2. Developed banking system with multi-currency support.
3. A simple and quick onboarding process.
4. Opportunity to pass on civil status to children.
5. Absence of a tax on world income.
6. Legal protection of assets and business in Europe.
7. Access to European education and medicine.

Each of these advantages enhances competitiveness and reduces legal and financial risks. This is the combination that international capital values – not status for prestige’s sake, but a tool for action.

What does Maltese citizenship give to an investor: conclusions

Maltese citizenship is not a document but a tool. A universal key to Europe’s business climate, education system, healthcare, property markets, capital protection and, most importantly, confidence in the future.

The programme works. The data speaks for itself. Everyone who has entered this jurisdiction with investments has received not just a status, but a new quality of life.

The real estate market is traditionally considered a “safe haven” for capital. However, alongside this, a solid layer of misconceptions has formed, hindering investors from making rational decisions. Myths about real estate investments have taken root in the minds of novice players, distorting their perception of risks, profitability, and the very mechanism of working with properties.

Passive income — a common myth about real estate investments

A prevalent myth among many investors is that real estate provides stable passive income without effort. Such a scenario can only work in the case of an ideal combination of circumstances, which are practically non-existent in practice. Managing a rental property requires regular attention: monitoring payments, solving household problems, maintaining the technical condition, and communicating with tenants.

For properties rented out on a daily basis (for example, through “Yandex.Travel” or Sutochno.ru), the volume of tasks increases significantly. With an occupancy rate of 70–80% and an average rate of 4,000 ₽ per night in St. Petersburg, a property can generate around 90,000 ₽ per month but will require 15–20 hours of work monthly: communication, cleaning, updating listings, and monitoring competition. Passive income in this segment is only possible when using a property management company, which reduces the margin by 15–30%. The investor pays for delegation, losing a portion of the profit but gaining in time.

Real estate prices always rise: the illusion of perpetual growth

One of the most dangerous myths about real estate investments is the belief that any property appreciates over time. Statistics indicate the opposite. In Moscow in 2023, over 22% of properties on the secondary market were sold for less than the purchase price in 2019–2020. The reasons include changes in macroeconomic conditions, an increase in the key rate, a decrease in demand, and building depreciation.

Looking at new developments, the dependence on the construction stage can be observed. Buying at the excavation stage is often seen as a guarantee of price appreciation. However, after receiving the keys, the price growth slows down or even reverses. A flat in the “Seligor City” residential complex, purchased in 2021 for 12.4 million ₽, may lose up to 8% in value by mid-2024 due to high competition and the launch of new phases at a discount. Price appreciation is a variable factor depending on location, market conditions, macroeconomics, and the developer’s policies. There is no automatic price increase.

Any apartment is suitable for investment: the myth of real estate universality

One typical myth about real estate investments is the belief that any apartment can generate income if rented out. This mistaken belief leads to the purchase of inefficient properties: either too expensive for tenants or impractical in terms of operation. Real case studies show that studios ranging from 24 to 28 m² with finishes and easy access to the metro provide the best returns.

For example, a studio in the “Mikhailova, 31” residential complex (Moscow), purchased for 7.5 million ₽, generates 48,000 ₽ per month with long-term leasing, resulting in a 6.8% annual return. In comparison, a three-bedroom apartment in the same area priced at 14.2 million ₽ yields only 65,000 ₽ in rent — a 5.5% annual return. Universality does not exist. Each property requires a precise calculation of profitability, assessment of infrastructure, tenant profile, and maintenance costs.

The larger the area, the higher the income: unreliable logic

A common misconception links the area of a property to its income. In reality, the yield coefficient often decreases with an increase in the property’s size. For a one-bedroom apartment in Yekaterinburg (40 m², 5.8 million ₽), the average rental rate is 22,000 ₽. A 25 m² studio for 3.9 million ₽ generates 19,000 ₽. The annual return is 4.5% compared to 5.8%. The reason lies in lower taxes, maintenance, furniture, and the liquidity of smaller formats. Additionally, larger properties are harder to sell or rent out quickly, especially during seasonal demand declines. Smaller formats offer more flexibility and are easier to sell on the secondary market.

New construction is always more profitable than resale: a common investment mistake at the start

Novices often opt for new developments only, believing in their “investment purity.” However, in some cases, the secondary market offers better returns. For instance, apartments in Soviet-era buildings near the “Novokosino” metro station. A resale property for 6.2 million ₽ generates 38,000 ₽ per month, while a new apartment in the “Reut” residential complex for 7.4 million ₽ yields only 35,000 ₽.

Reasons include the lack of waiting time for delivery in the secondary market, the ability to enter the market instantly, and avoiding the marketing markups of developers. Moreover, the secondary market is easier to evaluate in terms of property management company fees, utilities payments, and future major repairs.

Real estate profitability exceeds deposits and bonds: the illusion of profit

Myths about real estate investments are often based on outdated comparisons. As of July 2025, deposits in the top 5 banks offer up to 13.2% annual returns with capitalization. Federal bond yields are at 11.9%. Meanwhile, the average long-term rental yield in new developments in major cities ranges from 5.2% to 6.5%.

The actual profitability is lower when considering:

1. Depreciation and repairs — around 45,000 ₽ per year.
2. Vacant months — on average 1.5 months per year.
3. Property management company commission — 10–25% depending on the format.

Thus, the final yield can decrease to 3.5–4.2% — below inflation. Only with a smart choice of property and active management can one approach the target of 7–8%.

Key Considerations Before Buying

Prior to investing in real estate, a comprehensive assessment of the property is essential, including:

1. The current rental rate in the area (data from CIAN, DomClick).
2. The building’s completion timeline and status under the shared construction participation agreement (if it’s a new development).
3. Potential expenses for repairs, furniture, appliances.
4. Neighborhood infrastructure: schools, metro, transportation, parks.
5. Monthly maintenance costs and utility expenses.
6. Income tax rate (13% personal income tax) and cadastral valuation.
7. Possibility of re-planning and its legalization.
8. Rental market demand: trends, competition, seasonality.
9. Legal clarity of the transaction, encumbrances, arrests.

Conclusion

Myths about real estate investments create a distorted picture, fostering the illusion of easy profitability, ignoring variables, and underestimating risks. Treating the asset as a strategic project is the only way to achieve stable income. Real analysis, calculations, evaluation of neighborhood prospects, ownership format, and property oversight determine success. Only by dispelling myths can a sustainable investment model be formed, independent of market sentiments.