ORA Residences: reviews and facts
What is published about ORA Residences in St George's Bay, St Julian's / Pembroke, Malta, what official registers and other sources say, and what changed over time. Facts only, each with its source.
In short
- ORA Residences is listed as under construction in St George's Bay, St Julian's / Pembroke, Malta, by db Group. ora.mt
- The handover date on record is July 2026. ora.mt
- A permit or licence number is published. ora.mt
- Of 10 developer claims we checked, 7 are confirmed by a register or an independent source, 2 are not yet verified and 1 are contradicted by another source. Open data record
- According to our records the handover date on record passed 2 months ago. promise tracker
What is promised
As published by the developer or on listing pages, in the wording of the source.
- Price from: EUR 550,000 - 2,800,000 ora.mt
- Units: 179 ora.mt
- Unit sizes: 78.8 - 246.8 m² ora.mt
- Unit types: 1BR, 2BR, 3BR, sky villa ora.mt
- Payment plan: 10% promise of sale, 20% structural milestone, 70% completion ora.mt
- Ownership: Freehold in a Special Designated Area, no AIP permit needed for non-EU buyers ora.mt
- Service charge: Additional yearly five-figure sum for hotel services membership (Times of Malta) ora.mt
- Brand or operator: Hard Rock Hotel (adjacent services) ora.mt
- Permit authority: Planning Authority (Malta) ora.mt
- Deposit: 10% ora.mt
- Handover promised: Q3 2026 ora.mt
- Original handover date: mid-2026 ora.mt
- floor plans by floor for East and West towers ora.mt
- unit availability list with sizes ora.mt
- payment terms 10% / 20% / 70% (agent page) ora.mt
- SDA status for non-EU buyers ora.mt
- sales team named ora.mt
Delivery and delay record
Every dated promise we found, how it changed and whether the date has passed. Status rules: promise tracker.
- Handover or completion: July 2026 date passed, not done · moved 1 times, 1 months in total
our research record of 31 Oct 2026 · Earlier dates on record: Q2 2026 (31 Oct 2026) ora.mt - Structure finished: November 2025 date passed, no evidence either way
our research record of 31 Oct 2026 ora.mt - Handover date on record passed 2 months ago (our overdue watcher). promise tracker
Permits and licences
- Number published: PA/03807/17 (extension PA/03218/25). ora.mt
- Developer and agent pages publish no permit number; PA 3807/17 and PA 3218/25 are reported by Times of Malta and confirmed by court rulings ora.mt
Live check in the official registers
Queries the official registers we can reach for this country now and shows what each returns. Each answer is hashed (SHA-256); nothing is invented, a register with no data says so.
The six buyer checks
Public means the information is published. The level says who confirms it. Method: how we score.
| Check | Public | Who confirms it | What we found |
|---|---|---|---|
| Permit or licence number | yes | confirmed by an independent source | Developer and agent pages publish no permit number; PA 3807/17 and PA 3218/25 are reported by Times of Malta and confirmed by court rulings ora.mt |
| Deposit protection | no | not published | No escrow or bank guarantee for deposits published; Malta has no mandatory off-plan escrow and payments go via promise of sale ora.mt |
| Construction progress | yes | confirmed by an independent source | Times of Malta Oct 2025: towers in shell form by Nov 2025, keys target July 2026; Sep 2026 press: residential delivery including ORA Tower East delayed; agent page lists structural milestone dates ora.mt |
| Floor or site plans | yes | stated only by the developer | ora.mt/floorplans lists every floor with residences and areas; ora.mt/availability lists units with sizes ora.mt |
| Developer track record | yes | confirmed by an independent source | db Group is an established hotel group with bonds via SD Finance plc; Hard Rock Hotel in same project opened Sep 2026 ora.mt |
| No guaranteed returns | yes | not published | No guaranteed rental returns advertised on ora.mt or agent pages ora.mt |
Developer claims we tested
| Claim (source wording) | Result | Checked against | Source |
|---|---|---|---|
| Planning permit PA 3807/17 approved 2021 for 179 residences, hotel and towers | verified | independent | tvmnews.mt |
| Permit survived appeals (Court of Appeal 2023, retrial refused 2024) | verified | independent | timesofmalta.com |
| Extra floors approved under PA 3218/25 (231 units total) | verified | independent | independent.com.mt |
| Completion mid-2026 | contradicted | independent | maltabusinessjournal.com |
| Hard Rock Hotel in the scheme opened | verified | independent | maltainvest.mt |
| Almost all units sold on plan | verified | independent | thebusinesspicture.com |
| Prices from EUR 550,000 up to EUR 2.8m | verified | independent | timesofmalta.com |
| SDA status lets non-EU buyers purchase without AIP permit | verified | independent | thebusinesspicture.com |
| Deposit protection via escrow | not verified yet | ora.mt | |
| LEED certified green development | not verified yet | dbgroupmalta.com |
What changed, with dates
- No dated change recorded yet.
- Fingerprint of the developer page text on 5 Nov 2026: SHA-256
796d54ca3aefb384.... Anyone can check it on kolaboro.com/verify. kolaboro.com/verify
Public reports
What public sources report, with the link. We list reports; we do not judge the developer.
- No reports of disputes, regulator action, stoppages or financial difficulty found in the sources we read.
About the developer
- Head office: Mellieha, Malta ora.mt
- Legal entity: db San Gorg Property Limited (group entity listed by db Group); financing arm SD Finance plc ora.mt
- Listed or audited: Group financial analysis summary published by SD Finance plc (bond issuer); total assets EUR 750m at Mar 2026 ora.mt
- db Group is an established hotel group with bonds via SD Finance plc; Hard Rock Hotel in same project opened Sep 2026 ora.mt
Similar projects
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- Salib Residences Malta · off-plan
- Palm Jebel Ali - Frond A Villas Dubai · under construction
Market context: Malta
- We track 6 projects in Malta. 33% publish a permit or licence number and 0% state deposit protection. kolaboro.com/m
Buyer reviews
There are no verified buyer reviews of ORA Residences yet. We publish a review only from a buyer who proves the purchase (fingerprint of the contract or receipt, signed with a passkey) and only after a moderator has read it.
Reviews waiting for moderation are not shown.
Right of reply
Are you the developer? Send documents and we add your reply to this page. Found a wrong fact? Tell us and we correct it with a dated note.
Reply as the developer Report a correction Questions to ask the developer
Before you pay
Paste the project link for a free live check of what official registers say. For a full desk review and a site visit by a local agent, order the pre-purchase check.
Questions buyers ask
Is ORA Residences legit?
Kolaboro does not label projects or developers. What the public record shows: A permit or licence number is published. Of 10 developer claims we checked, 7 are confirmed by a register or an independent source, 2 are not yet verified and 1 are contradicted by another source. The handover date on record is July 2026. According to our records the handover date on record passed 2 months ago. No reports of disputes, regulator action, stoppages or financial difficulty found in the sources we read. Check the sources on this page and ask the developer for documents before paying.
When will ORA Residences be delivered?
The handover date on record is July 2026. The handover date moved 1 times in our records, by 1 months in total. According to our records the handover date on record passed 2 months ago.
Who is the developer of ORA Residences?
db Group, according to the sources listed on this page.
Does ORA Residences have a permit or licence?
A permit or licence number is published: PA/03807/17 (extension PA/03218/25).
Are there reviews of ORA Residences?
There are no verified buyer reviews yet. Buyers who prove their purchase can submit one; it is published after moderation.
Sources
Every fact on this page links to its source. Pages we read are fingerprinted and kept by date.
- ora.mt https://www.ora.mt/
- ora.mt https://www.ora.mt/floorplans
- afrealestate.eu https://afrealestate.eu/property/ora-st-julians-apartments-malta/
- maltainvest.mt https://maltainvest.mt/hard-rock-hotel-malta-opens-in-st-georges-bay-after-e350-million-in...
- thebusinesspicture.com https://thebusinesspicture.com/2026/09/28/pembroke-project-now-accounts-for-more-than-a-th...
- timesofmalta.com https://timesofmalta.com/article/court-gives-db-goahead-complete-massive-pembroke-project....
- timesofmalta.com https://timesofmalta.com/article/db-group-given-goahead-expand-st-george-bay-towers.112026...
- timesofmalta.com https://timesofmalta.com/article/highend-24-million-residences-st-george-bay-sold.1117800
- tvmnews.mt https://tvmnews.mt/en/news/court-confirms-permit-for-db-project-in-st-georges-bay/
- dbgroupmalta.com https://www.dbgroupmalta.com/brands/property-development/
- independent.com.mt https://www.independent.com.mt/articles/2025-11-27/local-news/Planning-Authority-grants-pe...
- independent.com.mt https://www.independent.com.mt/articles/2026-09-30/business-news/db-Group-forecasts-104-mi...
- maltabusinessjournal.com https://www.maltabusinessjournal.com/articles/db-group-cuts-revenue-forecast-to-237m-on-st...
- ora.mt https://www.ora.mt/availability
Last checked 5 Nov 2026. How we collect data: data policy. Facts quoted from sources are shown in the language of the source.