Building Malta: Who's really in control—developers or architects?
Malta's urban landscape is shifting fast, but are architects leading the way or merely signing off on a developer's vision? As glass towers rise and open spaces vanish, a crucial debate unfolds: is design integrity being sacrificed at the altar of profitability? Victor Calleja speaks to key players shaping the island's future.
Many feel we have let development go way beyond what is reasonable. Our air quality has been ruined, and our streets are too congested. We have overdeveloped to a degree where the true fabric of village, town, or even city life has been lost.
Urban planning, absolutely vital in a minuscule, overpopulated country like ours, has, from being negligible, slid into near-extinction.
Yet, instead of reacting, we continue developing, building, and shrinking the open spaces available. Because many of us live more comfortably and are richer in material well-being, we move on and let the world, or our tiny patch, not concern us unduly.
Controlled development is good. If we don't move on or develop, we stagnate and quickly transform ourselves into fossils. But it's never too late to retrace, to move on from talking about our environment and take real action to safeguard what we still have and ensure it remains worthy of saving.
What do some of Malta's leading people involved in real estate, development and architecture think? Here are some insights from them. So much more can be said and planned. Let's hope this pushes at least one proper button to get the discussion going and jump to action.
André Pizzuto
President, Kamra tal-Periti
How much of a voice do architects in Malta actually have when shaping development policies and projects?
For decades, architects have had little to no influence in formulating development policies. However, architects, particularly through the Kamra tal-Periti, have consistently advocated for policies that lead to sustainable development—a balance between the economic needs for growth, the need to nurture communities, and the protection of the environment and biodiversity.
Regretfully, these points of view were considered a hindrance to the public policy agendas of successive administrations.
Do you believe Malta's current construction boom compromises design quality and urban aesthetics?
We are no longer in a "boom". The pace of development has dropped slightly since the heights of 2018, which is good for the industry. Nevertheless, boom or not, quality is compromised when regulations do not prioritise it. We are now seeing a shift in public policy, which is beginning to seek higher quality from the industry.
What challenges do architects face when upholding sound design principles in a developer-driven industry?
The challenges are significant as architects are not sufficiently empowered to take greater control of design outcomes. Nevertheless, we are optimistic that things will begin to change with the new Periti Act and envisaged reforms in the planning and building regulations.
Does the Kamra tal-Periti see any progress in pushing for stronger regulations prioritising architectural integrity over profit-driven construction?
The Kamra tal-Periti has been focusing primarily on building and construction regulations over the past five years, given the spate of serious incidents leading to the loss of life of workers and innocent victims. Now that the government has expressed its determination to implement the Sofia Inquiry report recommendations, engaging the Kamra to lead the process, the Council is better positioned to set its sights on raising the quality of architecture and public space.
What would you say to critics who claim architects have been sidelined in Malta's real estate expansion?
I do not agree that architects have been sidelined. They are active participants in the process. The issue we have faced for decades is the level of control and influence on the outcomes. We are determined to change this going forward and have specific policies to propose to the government and its authorities to make this happen.
Claire Bezzina
Senior Partner Architecture at QP
How much creative freedom do architects in Malta really have, or do developers' financial priorities largely dictate designs?
It is fair to say that architects often face constraints on creative freedom due to market demands, developers' financial priorities and regulatory restrictions. In many circumstances, architects' proposals may often be shaped by developers' expectations, planning, or conservation limitations, which in turn can restrict creativity. Despite these challenges, some architects have successfully embraced context-sensitive design, blending contemporary aesthetics with local heritage to create functional and visually interesting spaces. Through collaboration with forward-thinking developers, I am convinced that architects can demonstrate that creative freedom can still lead to commercial success.
Do you feel that architects are sidelined in Malta's real estate boom, with developers and investors taking the lead?
Yes, unfortunately, development is often driven by financial gain rather than architectural integrity, frequently reducing architects to service providers rather than key decision-makers. It is common that architects are involved after major development decisions have been taken, limiting their role to regulatory compliance rather than shaping the project's creative and functional vision.
Architects can reclaim influence by explaining to developers the principles and advantages behind good architectural design. They can also promote sustainable and contextual architecture by engaging in public dialogue to raise awareness, pushing for higher standards, and advocating for policy reform through professional bodies.
With so much focus on maximising space and profits, is there still room for innovation and sustainability in architectural design?
Many developments in Malta prioritise floor area and profitability over design quality, resulting in dense, repetitive architecture where aesthetics and sustainability are secondary. As architects, we should actively challenge this 'build fast, sell fast' mindset by promoting innovative, commercially viable solutions that enhance quality of life. Efficient use of space can coexist with energy-efficient materials, smart technologies, and passive design, lowering costs while appealing to eco-conscious buyers. Internationally, stricter regulations and shifting priorities of the end user are driving the value of sustainable buildings, offering higher returns and green financing incentives. I am a strong believer that embracing sustainability and innovative design is not just an ethical choice but also a smart financial strategy.
What challenges do architects face when pushing for better urban planning and design standards in a highly commercialised market?
More than ever, architects today must navigate a complex environment shaped by multiple challenges. It is worth repeating that profit-driven developments often prioritise short-term financial returns over long-term quality, limiting the role of design in creating meaningful spaces. Sustainable innovation, though crucial, requires higher initial investments that many developers hesitate to make. Bureaucratic and regulatory constraints further hinder progress, restricting creative solutions. Architects must also balance urban density with livability, often facing conflicting stakeholder interests and community resistance. Despite these hurdles, I believe architects can be drivers to improve the built environment, demonstrating the long-term financial benefits of sustainable buildings and influencing industry leaders to adopt innovative building practices.
How can architects play a stronger role in influencing Malta's built environment rather than being perceived as 'bystanders'?
Both at our office and among peers, we often discuss the state of the industry and how our role as architects has shifted—often questioning whether we would encourage the next generation to pursue this profession. Yet, amid these concerns, there remains a strong drive from most to champion excellence, encourage better design standards, and have a more meaningful impact on our built environment.
In this respect, I am privileged to work in an architectural practice promoting this direction. Malta's fast-paced and often controversial development needs strong architectural leadership. Through a proactive and collaborative approach, architects can shift from being perceived as bystanders to becoming key influential players in shaping a more sustainable, qualitative, and aesthetically coherent urban environment. We can still make it happen!
Steve Mercieca
CEO, QuickLets and Zanzi Homes
In Malta's fast-moving property market, do architects have any real influence, or are developers calling all the shots?
Most architects I've worked with have significantly influenced the design and layout of a property. However, at the end of the day, it all comes down to the developer's vision and, of course, the potential financial return on the project. Since developers typically contract architects, their creative input often aligns with the developer's priorities—whether that's maximising units, simplifying facades, or cutting costs. However, there are architects who push for better design and sustainability, and when developers are open to it, you get projects that balance aesthetics, functionality, and commercial viability. The challenge is finding a middle ground where architecture enhances the value of development without compromising financial feasibility.
Are we prioritising quick sales and high returns at the expense of quality and sustainable design?
The market is vast and incredibly diverse. Gone are the days when a select few controlled property development—today, anyone with a plot of land, from business owners to families, might become a developer. Because of this, it's difficult to generalise. Some developers prioritise long-term quality, investing in good design and sustainable materials, while others focus on quick returns. Some take pride in creating lasting, high-end projects; others simply see it as a numbers game. Ultimately, it boils down to the individual agenda of each developer. Some will cut corners to maximise profits, while others are willing to sacrifice short-term gain for a property that will stand the test of time.
Do buyers in Malta care about architectural quality, or are location and price the only deciding factors?
It really depends on who the buyer is. Investors are typically focused on return on investment, meaning size, layout, and price per square metre take precedence over aesthetics. This can make it challenging to incorporate high-quality design features when maximising space is the priority. On the other hand, end users—people buying for themselves—care a lot more about a property's architectural quality, layout, and overall feel. Buyers often choose a well-designed home over something purely functional if it fits within their budget and is in the right location. We've seen a shift in recent years, with more buyers looking beyond price and location, especially in the higher-end market.
Can real estate agencies influence the market by promoting well-designed properties over purely commercial developments?
Absolutely. This is exactly what most estate agents strive for. A well-designed property stands out, and as soon as something unique, high-quality, or traditionally crafted hits the market, agents are eager to promote it. There's a sense of pride in marketing properties that offer great design and thoughtful architecture because they naturally attract more interest. While commercial, high-yield developments will always have their place, agencies can help shape buyer preferences by highlighting quality projects. At the end of the day, well-designed properties sell faster and often at a premium, which benefits everyone involved.
Have you noticed a growing demand for properties with substantial architectural value, sustainability, and better planning?
Yes, absolutely. We've seen a noticeable increase in demand for properties that emphasise style, quality, and sustainability. Buyers are becoming more educated and selective—they don't just want four walls and a roof; they want spaces that feel good to live in. There's also a rising awareness of the long-term value of good design regarding aesthetics and energy efficiency. Properties with sustainable features, smart layouts, and high-quality finishes stand out more than ever, and developers who recognise this are reaping the benefits.
Michael Bonello
President, Estate Agency Section of the Malta Development Association, CEO, Alliance Real Estate Group
In Malta's fast-moving property market, do architects have any real influence, or are developers calling all the shots?
The unfortunate truth we often encounter is that architects have become so bogged down with excessive paperwork and bureaucracy that they cannot focus on their profession as much as you would hope. Of course, they are still very influential in the design and all decisions related to the engineering aspects of new builds, but obviously, it is the clients—be they corporate developers or any other type of property owner—who are ultimately the ones calling the shots.
Are we prioritising quick sales and high returns at the expense of quality and sustainable design?
One cannot generalise, but yes, some short-sighted developers prioritise their profit returns over sustainability, design aesthetics, and user comfort. I think these are a very small minority and are restricted to smaller developments. Nowadays, buyers are much better informed, and things like mandatory EPC audits and certificates are making consumers more aware of aspects like environmental sustainability, which previously went unchecked.
Do buyers in Malta care about architectural quality, or are location and price the only deciding factor?
In the 25 years I've worked in real estate, I have never met a property buyer who would not give architectural quality the attention it deserves. Nobody wants to invest his life savings in a building that is architecturally doubtful. Yes, location and price are the most important aspects one considers first, but much more is being put into the formula today. For example, in large projects, buyers expect features like garbage disposal storage built into the building's infrastructure so that refuse becomes more invisible. This is the sort of feature that makes architectural quality more important than one might think at first glance.
Can real estate agencies influence the market by promoting well-designed properties over purely commercial developments?
We do have that potential, and we practise it nearly automatically. In fact, this is exactly why many sensible developers often consult us on important design aspects at the planning stage. A well-designed property sells faster and at a higher price than one that is less so, and this makes obvious sense. Naturally, we cannot refuse to put a property on our database just based on our opinion of it, and our job is not to judge whether we like the listing or not but to present it in a way that adds value to the buyers and sellers using our services.
Have you noticed a growing demand for properties with substantial architectural value, sustainability, and better planning?
In Malta, we are used to working in a buoyant real estate market that's been up and down for several years. So, really and truly, demand has grown for all types of properties across the board. Yes, buyers are definitely becoming more discerning, and we see many second-time buyers with more disposable income who recognise what is more important for them when investing. Sustainability is a priority for many, and the imposition of mandatory EPC certificates will support this shift and help make it more mainstream soon.
Ian Casolani
Managing Director, Belair Property
In Malta's fast-moving property market, do architects have any real influence, or are developers calling all the shots?
Just as in many other countries, there are those architects who insist on their influence being reflected in the project if they are to put their name to it and others who simply go along with developers' intentions and are not too insistent on their ideas and beliefs. Likewise, some developers insist on the architect having a free hand at creating something special that really reflects their influence, and those who simply use the architect to see the planning application process through. Good developers are conscious of the fact that the architect's design and influence can make their project stand out from the rest but will balance that with the fact that the overall project needs to be sustainable.
Are we prioritising quick sales and high returns at the expense of quality and sustainable design?
I believe that, in general, nowadays, developers are trying to put more effort into quality and design; however, in many cases, mainly because the cost of a development site in Malta has become so ridiculously high, they are somewhat restricted in being able to do so. Ultimately, the developer usually tries to come up with something attractive and sustainable, yet at a price that will still fall within the market parameters of the type of property they are developing. The fact that they are generally already starting at a disadvantage by overpaying for the land sadly limits how much they can invest in design and quality while remaining accessible to buyers.
Do buyers in Malta care about architectural quality, or are location and price the only deciding factor?
Here again, on the flip side, and regarding what I was explaining above, buyers typically care about architectural quality and design; however, when it comes to the trade-off and having to still fit within their budget and their desired locations, many are sadly constrained to give up the quality and design. As I stated earlier, a clever developer manages to add a level of quality and design to their project while still trying to make the project sustainable in all aspects, including affordability.
Can real estate agencies influence the market by promoting well-designed properties over purely commercial developments?
A good agent can quickly recognise and appreciate a well-designed property or project over a purely commercial one. In most cases, a property with exceptional design and quality will inspire the agent, prompting them to put more effort into marketing it. This enthusiasm will naturally influence how the agent presents the property to the market. Passionate developers who invest thoughtful effort into their projects stand out and provide a refreshing change for real estate agencies. This passion drives agents to promote the property more effectively, ultimately shaping the market's perception.
Have you noticed a growing demand for properties with substantial architectural value, sustainability, and better planning?
Yes, there is a growing demand for properties emphasising architectural value, sustainability, and thoughtful planning. Buyers clearly recognise and appreciate these attributes when a property has them, and, more importantly, we are seeing more and more developers proud to be associated with this type of project. Ultimately, this is what the market needs more of: a developer who is proud to be creating something more special and a buyer who is willing to appreciate that.
Denise Xuereb
Director of Construction & Development, AX Group
In Malta's booming real estate market, how much do you consider architectural design when planning new projects, or is the focus primarily on maximising space and profitability?
There is no one-size-fits-all approach, as each project is unique and influenced by various factors, including location, target market and, most importantly, the long-term vision. In many cases, we have seen projects that are meticulously designed with the end user in mind, where architectural considerations take precedence. However, there have also been instances where the primary driver was a financial return, sometimes at the expense of design, quality and sustainability.
I believe that architects play a pivotal role in striking the right balance, ensuring that projects are profitable and add value to Malta's urban fabric.
A prime example is the Verdala project, where architectural design was key in shaping the development. We aimed to create a space that connects naturally with the urban surroundings and the landscape. The destination fits well into Rabat's townscape, reflecting the nearby hills and valleys' natural rock formations and contours. The Verdala Terraces were designed with longevity in mind, balancing design with a high-quality living experience.
Critics argue that developers influence Malta's urban landscape too much, often sidelining architects. Do you think this is a fair assessment?
I believe this is an oversimplification of a complex issue. Developers operate within the framework of established policies and regulations, which define what can and cannot be built. On the other hand, architects are integral to the process as they submit applications and translate ideas into functional designs.
With increasing concerns about overdevelopment, do you see a shift in buyer preferences towards better-designed, sustainable properties?
Yes, definitely. There is a noticeable shift in buyer expectations, with a growing demand for high-quality, well-designed, and sustainable properties. People are more conscious of factors such as energy efficiency, natural light, ventilation and the integration of green spaces. Buyers, particularly those looking for long-term investments, place greater importance on lifestyle, outdoor spaces and environmental impact. This shift is gradually influencing the market.
How do you balance the need for profitability with maintaining high construction and design standards, especially given the pressure to build quickly?
This is a constant balancing act. On one hand, development must be financially viable, as any project requires substantial investment. On the other, cutting corners regarding design or construction quality is not a sustainable long-term strategy. The key lies in strategic planning, understanding market demand, optimising construction timelines without compromising quality, and investing in durable materials and innovative building techniques. Working closely with architects, engineers and project managers from the outset makes it possible to achieve a balance where profitability does not come at the cost of quality.
What role should developers play in shaping Malta's future urban environment beyond just constructing buildings?
Developers are key stakeholders in shaping the country's urban landscape but are only one part of a broader ecosystem.
Good urban development requires a collaborative effort between policymakers, architects, the Planning Authority, and the communities that will ultimately live in these spaces. All stakeholders are responsible for shaping Malta's future environment, so collaboration is essential. While developers bring investment and vision to projects, the focus should be on creating functional spaces that add overall quality to a neighbourhood, are sustainable, and add long-term value. Ultimately, development should ensure a better quality of life for residents and future generations—quality vs. quantity.
