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Formule Studio
Valletta's fortification walls and seafront at blue hour, lit from the side

Malta · Since 2020

Malta's first and only AI-native real estate marketing agency. Since 2020.

We build the lead engine, the sales automation and the messaging behind it — for the agencies, developers and agents selling Maltese property. Photo and video stay with production partners; the system that converts is ours.

Analyse my marketingStart a brief
  • Valletta
  • Sliema
  • St Julian's
  • Portomaso
  • Tigné Point
  • Mdina
  • Gozo

5yrs

Operating in Malta

40+

Lead engines and campaigns wired

<3min

Median automated lead response

3

Audiences served end to end

The problem

Maltese agencies still market like it's 2015.

Enquiries that sit unanswered until Monday. A CRM nobody trusts. Spend that goes out the door with no attribution behind it. Messaging that could belong to any of the other four hundred agencies. The listings are good. The machine around them is not.

  • Photography that changes standard depending on who held the listing
  • Enquiries that arrive on a Sunday and get answered on Tuesday
  • Monthly spend renewed because it was spent last month
A Maltese gallarija balcony catching low golden light on a Valletta street

The mechanism

AI lead engines, sales automation, messaging that lands.

We wire the system that turns an enquiry into a viewing: instant multi-channel response, AI qualification before an agent picks up, a CRM that stays clean, and the positioning lines and scripts your team says out loud. Tuned to how Malta property actually transacts — WhatsApp-first, referral-heavy, increasingly bought from abroad. We don't shoot photos or cut video; production partners do that under our brief.

WhatsApp-first

Because that is where the enquiry actually arrives, whatever your website form says.

Referral-heavy

Reputation still out-performs every paid channel here. Marketing has to protect it, not shout over it.

International buyers

A meaningful share of buyers will reserve without ever standing in the property.

Who we build for

Three businesses, three different problems.

  • Agencies & franchises

    Twenty agents answering enquiries however they feel like it, and no way to tell which portal actually produced the one that closed.

    One response and qualification standard across every enquiry, plus attribution you can act on.

    Start this brief

  • Property developers

    A launch window that can't slip, buyers split between local and overseas, and a story that has to sell off-plan.

    A launch-grade lead engine and a message that reserves units before completion.

    Start this brief

  • Individual top agents

    You out-sell your office but follow up by hand, and your positioning is whatever the office hands you.

    A positioning line and an automated follow-up system that runs without you touching it daily.

    Start this brief

What we do

Four disciplines, one revenue system.

  • Marketing systems

    01

    The operating layer around a portfolio: positioning, distribution, follow-up, attribution.

    Detail

  • AI & automation

    02

    The lead engine: instant response, AI qualification, CRM hygiene, escalation.

    Detail

  • Messaging & taglines

    03

    Positioning lines, development naming, ad and WhatsApp copy, sales scripts that close.

    Detail

  • Paid acquisition & attribution

    04

    Meta and Google spend measured to cost per qualified enquiry, local and overseas.

    Detail

The proof

Work, named where the client approved it.

Some of our clients let us use their name. Others compete in a market of a few hundred thousand people and would rather we didn't. Both are here — the numbers are the same either way.

  • Agency

    Anonymised

    A leading Sliema agency

    Eighteen agents, eighteen ways of answering an enquiry. We replaced all of them with one lead engine and put attribution behind it.

    <3 min

    Median first response, from 9 hrs

    Read the study

  • Developer

    Anonymised

    A Portomaso-tier developer

    A 46-unit off-plan launch with a fixed window and two buyer markets that needed to be run as two campaigns.

    46

    Units in the launch cohort

    Read the study

  • Agent

    Named

    Independent agent, Gozo

    A top-producing agent following up by hand. We gave them a message system and automated follow-up that runs without daily input.

    4 wks

    Follow-up running unattended

    Read the study

The ask

Score your marketing, or tell us about your project.

Ten questions gives you a Marketing Health Score across five pillars, and you see it before we ask for anything. If you already know what you need, skip straight to a brief.

≈60 seconds

AI Marketing Analyzer

Give us your website and social handles. We read what's publicly visible and score it across five pillars — messaging, cross-channel consistency, conversion path, proof, and automation readiness. The score appears before we ask for anything.

Analyse my marketing

≈90 seconds

Tell us about your project

Three or four questions, one screen at a time. Ends where you choose: a call in the diary, or a WhatsApp thread with your answers already in it.

Start a brief

Prefer to just talk? Book twenty minutes or email giovanni@formule.io.