Paul Attard seeks to expand Qajjenza real estate project

Paul Attard, secretary general of the Malta Development Association (MDA) and a well-known figure in Malta’s real estate sector, is pursuing efforts to acquire approximately 1,700 square metres of public land in Birżebbuġa. The acquisition would allow his company, PLAN Group, to complete an extensive residential and elderly care project situated on the former site of an LPG bottling plant in Qajjenza.

Attard’s interest in this site forms part of a broader development strategy that has attracted significant public and political attention. His company, PLAN Group, aims to consolidate multiple adjacent parcels of land — some privately owned and others under government control — to deliver a mixed-use project combining residential blocks with elderly care facilities.

The proposed development, described in a corporate prospectus, underscores Attard’s continued expansion within Malta’s urban property market. However, it also raises questions about access to public land, planning flexibility, and the relationship between private developers and state entities.

Background of the Qajjenza project

The Qajjenza site, located in the coastal town of Birżebbuġa, was formerly occupied by a liquefied petroleum gas (LPG) bottling facility. Following its decommissioning, portions of the site became available for redevelopment, prompting interest from several investors.

In 2023, PLAN Group purchased roughly 13,000 square metres of the area from private owners at a price of €12 million. According to the company’s prospectus, the transaction was financed through a prior bond issue. The developer’s intention was to acquire the entire footprint of the old facility, including sections still held by state entities, primarily Enemalta.

The redevelopment plan envisions transforming the industrial site into three modern residential blocks containing hundreds of apartments, alongside a 240-bed elderly care home designed to meet Malta’s growing demand for long-term care facilities.

The proposed land acquisition

To complete the project as originally envisioned, Attard and PLAN Group are seeking to purchase an additional 1,700 square metres of adjoining public land currently owned by the government. This land is regarded as essential for consolidating the entire site into a cohesive development zone.

According to the company’s 2025 bond prospectus, PLAN Group has entered negotiations with the Lands Authority, the government agency responsible for the management of state-owned properties. The discussions, however, remain ongoing and no formal agreement has been concluded.

The prospectus acknowledges that the outcome of these negotiations will significantly influence the project’s scope. Should the acquisition fail, the company will be compelled to scale down its design, reducing the number of residential units, garages, and associated facilities — thereby impacting projected revenues and investor returns.

Financing through bond issuance

PLAN Group’s latest financial prospectus outlines a €40 million bond offering, aimed at funding the Qajjenza project as well as other ongoing ventures. The total estimated cost of the Qajjenza development stands at approximately €28 million.

A portion of the bond proceeds will also support PLAN Group’s commitments under two state contracts relating to the construction and management of elderly care homes in Baħar iċ-Ċagħaq and Għargħur. These projects form part of the government’s broader initiative to expand public-private partnerships in social care infrastructure.

The company’s approach mirrors a pattern in Malta’s property development sector, where corporate bonds have become a common instrument for raising capital from local investors. Such financing models often attract scrutiny due to the complex intersection of private capital, planning policy, and state land transactions.

Political sensitivity and public criticism

The Qajjenza project has not been without controversy. When the development plans were initially submitted, public concern emerged over the transformation of a waterfront site that had long been considered an industrial buffer zone.

Following media coverage and reporting by investigative outlets, Energy Minister Miriam Dalli, who represents the Birżebbuġa district in Parliament, publicly distanced herself from the proposal. Her statement was interpreted as a response to growing local unease about large-scale coastal developments and their potential impact on community spaces and the environment.

As a result, the developer scaled back the project’s initial design, focusing only on the privately owned section of the land. The revised scheme eventually secured planning permission, aided by an amendment to the local plan that increased the allowable building heights in the area.

Planning amendments and development permissions

The modification of local planning parameters played a decisive role in enabling PLAN Group’s progress. Amendments to the area’s local plan permitted higher building elevations, allowing the developer to increase the density of residential units without expanding the physical footprint of the privately held site.

Critics have expressed concern about how such amendments may influence urban character and planning consistency. However, planning authorities have maintained that the adjustments were made following due procedure and in alignment with urban development policies promoting regeneration of derelict industrial zones.

For Attard and PLAN Group, the planning flexibility represented an opportunity to move forward despite the uncertainty surrounding the acquisition of adjacent public land. Nevertheless, the company continues to pursue full consolidation, suggesting that the integrated development model remains central to its long-term commercial and architectural vision.

Economic implications and projected benefits

Should the company succeed in obtaining the additional land, the completed project is expected to comprise around 200 residential apartments alongside a comprehensive elderly care facility.

From an economic perspective, the project could generate significant activity in Malta’s construction and service sectors. Employment would be created during both the building and operational phases, particularly within healthcare, property management, and support services.

PLAN Group has positioned the development as a socially beneficial investment, citing Malta’s ageing population and the rising demand for elderly care infrastructure. The inclusion of a 240-bed care home aligns with national policy objectives to expand the provision of long-term care through collaboration between private operators and public institutions.

Developer’s broader portfolio and influence

Paul Attard is regarded as one of Malta’s most active and influential developers, with a portfolio that spans residential, commercial, and institutional projects. In addition to his business interests, his role as secretary general of the Malta Development Association places him at the centre of discussions surrounding housing policy, urban planning, and the regulation of the construction industry.

Attard’s involvement in state-linked projects has occasionally attracted scrutiny, reflecting wider debates about transparency and the balance between private enterprise and public accountability in Malta’s property market. However, PLAN Group maintains that its operations adhere to all applicable legal and regulatory frameworks.

Potential risks and investor outlook

While PLAN Group’s bond prospectus highlights strong potential returns, it also identifies several risk factors that could affect the project’s financial outcomes. Chief among them is the uncertainty surrounding the acquisition of public land.

The company has indicated that the project can still proceed, albeit in a scaled-down form, should negotiations with the Lands Authority not succeed. However, a reduced project scope would naturally diminish potential revenue from apartment sales and rental income.

Investors are also advised to consider market volatility, regulatory changes, and construction cost inflation — all of which can affect large-scale property ventures in Malta’s competitive real estate environment.

Conclusion

Paul Attard’s pursuit of the remaining 1,700 square metres of public land in Birżebbuġa represents a critical juncture for the Qajjenza development project. If successful, the acquisition would enable the full realization of a €40 million mixed-use complex combining residential and elderly care facilities.

The proposal encapsulates broader themes shaping Malta’s real estate sector: the repurposing of industrial land, the role of private developers in social infrastructure, and the evolving dynamics between government entities and business interests.

While negotiations with the Lands Authority continue, the outcome will determine whether PLAN Group’s ambitious vision for Qajjenza is realized in its entirety or adjusted to fit the constraints of its existing landholding. Regardless of the result, the development stands as a case study in how Malta’s planning, political, and investment systems intersect in shaping the nation’s built environment.

FAQs

What is the Qajjenza development project?
It is a large-scale real estate and elderly care project planned on the site of a former LPG bottling plant in Birżebbuġa, developed by PLAN Group.

Who is Paul Attard?
Paul Attard is a prominent Maltese developer and the secretary general of the Malta Development Association (MDA).

How much land has PLAN Group already acquired?
The company has purchased approximately 13,000 square metres of land in Qajjenza from private owners.

What is the purpose of the additional 1,700 square metres of public land?
PLAN Group aims to acquire this adjoining land to consolidate the development area and execute its full project design.

What is the estimated cost of the project?
The total development cost is projected at around €28 million, funded through a new €40 million bond issue.

Has the company received government approval for the land purchase?
Negotiations with the Lands Authority are ongoing, and no final agreement has yet been reached.

Why did the project face public criticism?
The project initially drew concern over the redevelopment of coastal industrial land and its potential environmental and community impact.

How did the government respond to public concern?
Energy Minister Miriam Dalli publicly distanced herself from the project following public outcry and local opposition.

What happens if PLAN Group fails to acquire the public land?
The company has indicated it would scale back the project, reducing the number of apartments and related facilities.

What impact could the project have on Malta’s economy?
If completed, it could create jobs, support the construction sector, and expand Malta’s elderly care capacity through private investment.