Greece now controls short-term rentals through a national registry, minimum property standards, a nightly climate fee and, in the busiest city centres, a freeze on new registrations. For anyone buying a flat in Athens with Airbnb income in mind, these rules decide whether the plan works at all. This guide sets out the Greece short-term rental rules for 2026, what has been announced for 2027, and where sources still disagree.
Last checked: October 2026
At a glance
- Every short-term rental must be registered with the tax authority (AADE) and carry a registry number (AMA), according to AADE.
- New registrations are frozen in Athens municipal districts 1, 2 and 3. Under current rules the freeze runs to 31 December 2026, according to the government’s housing policy portal. The Prime Minister announced at the 2026 Thessaloniki International Fair that the freeze will run to 31 December 2027.
- Central Thessaloniki also has a freeze. Sources give different start dates: 1 March 2026 or 1 July 2026.
- Minimum standards (insurance, fire safety, natural light) apply from 1 October 2025, with fines from €5,000 to €20,000.
- Properties bought for a Golden Visa cannot be let short term. Breaches can lead to administrative fines and the loss of the residence permit.
- Guests pay a climate resilience fee of €8 per night (April to October) or €2 per night (November to March) for a standard short-term rental.
The AMA: Greece’s short-term rental registry
The starting point is the Short-Term Stay Property Registry, run by the Independent Authority for Public Revenue (AADE). An owner registers the property and receives a registry number (Αριθμός Μητρώου Ακινήτου, AMA). According to AADE, the legal basis is Article 111 of Law 4446/2016, as updated by Law 5073/2023.
Registration is not a one-off step. AADE says owners must also file a statement on each short-term stay by the 20th of the month after the guest leaves. Statements can be amended until 28 February of the year the income tax return is filed.
The AMA must appear on listings. AADE cross-checks tax data against records from platforms such as Airbnb, Booking.com and VRBO, Greek media report. It also targets owners who rent more than three properties without registering a business activity.
A non-resident buyer will need a Greek tax number before any of this is possible. Our guide to buying property in Greece as a foreigner covers that first step.
The Athens freeze on new registrations
Which areas are covered
The freeze applies to the 1st, 2nd and 3rd municipal districts of Athens. These include:
- 1st district: Plaka, Monastiraki, Syntagma, Omonia, Kolonaki, Exarcheia, Ilisia, Neapoli, Koukaki.
- 2nd district: Mets, Neos Kosmos, Agios Artemios, Pagrati.
- 3rd district: Petralona, Thiseio, Gazi, Votanikos, Metaxourgeio, Rouf.
The freeze blocks new AMA numbers only. Properties already registered can keep operating, provided they meet the standards described below.
Timeline: 2025, 2026 and the 2027 announcement
- 1 January 2025: the freeze on new registrations in central Athens took effect.
- June 2025: the ban was extended through 2026, with the backing of Finance Minister Kyriakos Pierrakakis.
- September 2026: at the 90th Thessaloniki International Fair (TIF, ΔΕΘ), the Prime Minister announced that restrictions on new registrations in Athens and Thessaloniki will run until 31 December 2027.
The 2027 extension is, at the time of checking, an announcement. We have not found the legal act that puts it into force.
Has it worked?
According to a study reported by Greek media, annual growth in short-term rental units in the affected districts fell from 18-20% (2023-2024) to 1.7-5.4% (2024-2025). The same study counted 18,769 short-term rental units in Athens in 2025.
Thessaloniki and the sale-or-transfer rule
The freeze covers the First Municipal Community of Thessaloniki: the historic centre, Ladadika, the port area and the seafront to the White Tower, plus the Rotunda and Kamara neighbourhoods. Greek media estimate it affects about 4,800 of 7,500 listings in the city.
Sources disagree on the start date:
- Greek media reports in January and February 2026 gave 1 March 2026, with existing registrations due by the end of February 2026.
- Link Consulting, a Greek accounting firm, wrote in June 2026 that the suspension runs “from July 1, 2026, until December 31, 2026”. Later Greek media reports also gave a 1 July 2026 start.
Registrations no longer pass to a buyer
This is the rule that matters most to buyers. In frozen zones, a property’s AMA is removed when ownership changes, and the new owner cannot re-register while the freeze lasts. Link Consulting lists sale, gift, donation and inheritance as triggers.
Not every source agrees on inheritance. Some Greek media reports include inheritance; others report that properties passed on through inheritance are exempt and heirs can keep operating.
In practice, a central Athens flat advertised as a “licensed Airbnb” may lose that status on completion. Factor this into price checks alongside the other costs of buying in Greece.
Minimum standards from 1 October 2025
Law 5170/2025 (articles 3, 5 and 34), passed in January 2025, sets minimum specifications for every short-term rental, according to an AADE message to owners. The requirements are:
- main-use rooms with natural light, ventilation and air conditioning;
- civil liability insurance for damage or accidents;
- an electrician’s declaration, fire extinguishers, smoke detectors, an anti-electrocution relay and escape signs;
- a pest control (disinfestation) certificate;
- a first-aid kit and an emergency contact guide.
Basement and semi-basement units without adequate natural light cannot operate, Greek media report. Inspections are carried out by the Ministry of Tourism, with joint teams that can include AADE staff. Owners receive at least 10 days’ notice to show compliance.
Fines
There are two separate penalty regimes, and sources describe them differently.
Breaching the minimum standards
According to AADE’s message and Greek media reports, the fine is €5,000 for a first violation, €10,000 for a second within one year and €20,000 for further violations. Refusing inspectors entry also triggers a fine. Fines are collected under the Public Revenue Collection Code (KEDE), and non-payment can lead to seizure.
Renting without being eligible for registration
Link Consulting reports that letting a property short term “without being eligible for registration in the registry” can bring a fine of 50% of the income generated, with a minimum of €20,000. Repeat violations carry a minimum of €40,000.
Greek media have described an earlier regime, in force from 1 January 2024, for failing to register: 50% of gross rental income for the year, with a minimum of €5,000, doubling for repeat offenders. The two descriptions may cover different breaches or different versions of the law.
AADE identified 593 taxpayers who concealed €8.9 million of short-term rental income in 2024, Greek media report.
Golden Visa properties and the climate fee
No short-term letting for Golden Visa property
Under Law 5100/2024, property used for a Golden Visa cannot be let short term through the sharing economy. The Ministry of Migration and Asylum’s Golden Visa circular states that breaches can lead to revocation or non-renewal of the residence permit and administrative fines, and that the ban does not cover long-term letting.
Climate resilience fee
Since 1 January 2025, guests in short-term rentals pay a climate crisis resilience fee (ΤΑΚΚ). The same rates apply in 2026. The owner collects it and declares it monthly.
| Property type | April to October | November to March |
|---|---|---|
| Standard short-term rental | €8 per night | €2 per night |
| Detached house over 80 m² | €15 per night | €4 per night |
Worked example
The figures below apply the source rates to simple assumptions. They are illustrations, not estimates of any real property.
| Scenario | Assumption | Calculation | Result |
|---|---|---|---|
| Climate fee, flat, summer | 5 nights in July | 5 × €8 | €40 |
| Climate fee, flat, winter | 5 nights in January | 5 × €2 | €10 |
| Climate fee, detached house over 80 m², summer | 7 nights in August | 7 × €15 | €105 |
| Ineligible letting fine (Link Consulting rule) | €30,000 income from the activity | 50% = €15,000, below the €20,000 minimum | €20,000 |
| Same case under the 2024 rule | €30,000 gross rental income | 50% = €15,000, above the €5,000 minimum | €15,000 |
| Ineligible letting fine (Link Consulting rule) | €60,000 income from the activity | 50% = €30,000, above the €20,000 minimum | €30,000 |
On tax, AADE’s registry statements feed into the owner’s annual income tax return. Short-term rental tax revenues reached €973 million in 2025, according to Greek media reports. This guide does not cover income tax rates. See also our guide to capital gains tax on Greek property.
Common mistakes
- Assuming a registered Airbnb flat in a frozen zone keeps its AMA after purchase. Sources state the AMA is removed on sale or gift.
- Buying a Golden Visa property with a short-term rental plan. Law 5100/2024 prohibits it.
- Operating a basement or semi-basement unit without adequate natural light. These are prohibited.
Frequently asked questions
Can I still get a new AMA in central Athens?
No, not in municipal districts 1, 2 or 3. The freeze has applied since 1 January 2025 and is legislated to 31 December 2026. In September 2026 the government announced an extension to 31 December 2027. Areas outside these districts are not covered by this freeze.
Is the extension to 2027 law yet?
At the time of checking, it was an announcement by the Prime Minister at the 2026 Thessaloniki International Fair. We have not confirmed the legal act that enacts it.
If I buy a flat that already has an AMA, can I keep renting it short term?
Not in a frozen zone. Sources report the AMA is deleted when ownership changes by sale or gift, and the new owner cannot re-register during the freeze. Outside frozen zones, this rule does not apply.
What happens if I let a Golden Visa property on Airbnb?
Law 5100/2024 prohibits it. According to the Ministry of Migration and Asylum’s circular, breaches can lead to administrative fines and revocation or non-renewal of the residence permit. Long-term letting is not covered by the ban.
Who pays the climate resilience fee?
The guest pays it. The owner collects it and declares it monthly to the tax authority.
Do I need insurance for a short-term rental?
Yes. Civil liability insurance is one of the minimum standards under Law 5170/2025.
This guide explains the rules as reported by the sources below. It is not legal or tax advice. Buyers should confirm how these rules apply to them with a Greek lawyer or accountant.
