Property management in Athens means hiring a local firm to find tenants or guests, collect rent, handle repairs and keep the paperwork moving while you live abroad. The manager does the work, but the legal duties stay with you as owner: lease declarations to the tax authority, the short-term rental register and tax on the rent. This guide explains what managers do, how fees are usually structured and what to check in a contract.
Last checked: October 2026
At a glance
- Long-term leases must be declared to AADE, the tax authority, by the end of the month after the lease starts.
- Every short-term rental needs a number (AMA) from AADE’s Short-Term Residence Property Registry, shown on every listing.
- From tax year 2026, rental income is taxed at 15% up to €12,000, 25% to €24,000, 35% to €36,000 and 45% above, according to PwC.
- New short-term rental registrations are frozen in districts 1 to 3 of central Athens until 31 December 2026, with an extension announced.
- Management fees are not regulated. They vary by firm, service and type of letting.
What a property manager in Athens does for an owner abroad
A property manager acts as your local hands. The firm deals with tenants or guests, suppliers and the building, and reports back to you.
A typical service scope includes:
- Letting: pricing, photos, listings, viewings and tenant or guest screening.
- Contracts and handover: preparing the lease, check-in and check-out, inventories and keys.
- Money: collecting rent, holding deposits, paying bills and sending statements.
- Maintenance: routine repairs, emergency call-outs and getting quotes for larger works.
- The building: dealing with the building administrator and paying shared charges.
- Admin support: help with filings, if the owner authorises it, and coordination with the owner’s accountant.
Athens is a city of apartment blocks, so the building matters. Shared heating, lifts and repairs are decided and charged at building level, and a manager on the spot can follow them.
Long-term vs short-term letting management
Long-term and short-term letting follow different legal regimes in Greece, so the manager’s work is different too. Choose the model before you choose the firm.
According to AADE’s short-term rental guidance of September 2025, a short-term rental lasts up to 59 days per stay and comes furnished, with no services beyond bed linen. A rental of 60 days or more is a long-term lease and must be declared as one.
| Point | Long-term letting | Short-term letting |
|---|---|---|
| Length of stay | 60 days or more | Up to 59 days per stay |
| Tax filing | Lease declaration to AADE | AMA registration and a declaration for each stay |
| Manager’s main work | Finding a tenant, collecting rent, repairs | Listings, guest messages, cleaning, linen, check-ins |
| Workload | Lower, steady | High, seasonal |
| Local restrictions | Few | New registrations frozen in central Athens districts 1 to 3 |
For rent levels, Spitogatos puts average asking rents in Q2 2026 at €12.0 per m² a month in the centre of Athens and €13.3 in the south suburbs. Kolonaki–Lycabettus was at €17.9. These are asking rents, not achieved rents. See our rent in Athens data page.
How property management fees are structured
Fees for property management in Athens are not regulated and vary between firms. The structure matters as much as the headline rate.
Common structures include:
- A percentage of rent collected, common for both long-term and short-term management.
- A letting or set-up fee for finding a tenant or preparing a property for guests.
- A fixed monthly fee for basic oversight of an empty or owner-used property.
- Charges passed on at cost, such as cleaning, linen, repairs and platform commissions.
Ask for every charge in writing, including VAT at 24% where it applies. Then compare total cost on the same rent, not headline percentages.
Legal obligations the owner keeps
A manager can file and pay on your behalf, but the tax obligations remain the owner’s. If a filing is late or wrong, the owner answers for it.
Lease declarations to AADE
Every long-term lease must be declared through AADE’s online service. According to AADE, the declaration is filed by the end of the month after the lease starts or is amended.
Since 2 June 2025, tenants and co-owners have 30 days from notification to accept or reject the declaration. If they do nothing, it counts as accepted, according to an AADE announcement.
The short-term register (AMA)
Each short-term rental property must be registered in the Short-Term Residence Property Registry on myAADE and receive a registry number (AMA). The AMA must be displayed on every platform and advert, and each stay must be declared by the 20th of the month after the guest leaves.
AADE’s guidance limits who can register as manager. It can be the owner, a usufructuary, a sub-lessor or certain legal representatives. A management firm that is none of these does not register in its own name. It either works under a service contract for the registered owner or becomes a sub-lessor under a declaration from the owner. Ask which model the firm uses.
The guidance also says an individual with up to two short-term properties is exempt from VAT on the rentals. With three or more, the income counts as business income and 13% VAT applies. The full rules are in our short-term rental rules guide.
Tax on rental income
Rent from Greek property is taxed in Greece, whether or not you live there. From tax year 2026, the scale for rental income is:
| Annual rental income | Rate |
|---|---|
| Up to €12,000 | 15% |
| €12,001 to €24,000 | 25% |
| €24,001 to €36,000 | 35% |
| Above €36,000 | 45% |
The source is PwC’s Greece tax summary, last reviewed on 8 September 2026. Owners file an annual Greek tax return. See rental income tax for owners abroad and ENFIA for non-resident owners.
What to check in a property management contract
A good contract sets out exactly what the manager does, what it costs and how you get out. Read these points before you sign.
- Scope: a written list of included services and what counts as extra.
- Fees: every charge, its basis, and whether VAT is included.
- Authority: what the manager may sign or spend without asking you, with a spending limit for repairs.
- Client money: which account rent and deposits go into, and when they are paid to you.
- Reporting: monthly statements, invoices and receipts, and access to booking or rent records.
- Tax filings: who files lease declarations or stay declarations, and who checks them.
- Short-term model: whether you stay the registered manager under your AMA or the firm sublets.
- Insurance: the firm’s professional cover and your own building and contents policy.
- Termination: notice period, handover of keys and records, and fees on exit.
- Registration: the firm’s GEMI number and tax number on the contract.
If you give the manager a power of attorney, keep it narrow and time-limited. Our power of attorney guide explains how they work.
Frequently asked questions
How much does property management cost in Athens?
Costs vary by firm, service and type of letting, and there is no regulated rate. Compare written quotes on the same rent, including VAT and charges passed on at cost.
Can a property manager register my Airbnb for me?
Not in its own name, unless it becomes a sub-lessor. AADE’s guidance says the registered manager is the owner, a usufructuary, a sub-lessor or certain legal representatives.
Who declares a long-term lease to the tax authority?
The landlord declares the lease to AADE, by the end of the month after it starts. A manager or accountant can file it for you, but the obligation stays with the owner.
Can I start a new short-term rental in central Athens?
Not in districts 1 to 3 of the municipality of Athens until 31 December 2026, where new registrations are frozen. An extension has been announced.
Do I pay Greek tax on rent if I live abroad?
Yes. Rental income from Greek property is taxed in Greece, at 15% to 45% from tax year 2026. A tax treaty may affect how your home country treats it.
Is long-term or short-term letting better for an owner abroad?
It depends on the property, the area and how much work you want to pay for. Short-term letting needs more management and faces local limits, while long-term letting is simpler to run.
Thinking about buying in Athens? Give your brief to an independent buyer’s agency. It can search the market for exactly what you are looking for and advise you through the purchase.
Owners should confirm how this applies to them with a Greek lawyer or accountant.
