Short-term rental in Greece: rules and advice for owners

The AMA number comes first

In Greece, a flat or house let for stays of under 60 days, with bed linen as the only service, is a short-term rental and must be entered in the Short-Term Residence Registry run by the tax authority AADE. The registry issues an AMA number that must be shown on every listing and promotional medium, including your own website; leaving it out can cost 50% of gross income, with a €5,000 minimum. Since 1 October 2025 properties must also meet safety rules: civil liability insurance, a certified electrical installation with residual-current protection, fire extinguishers, smoke detectors, emergency signage, pest control and a first-aid kit.

Freezes decided by the State

Restrictions come from central government rather than city councils, enforced through the AADE registry. In central Athens, the 1st, 2nd and 3rd municipal districts stay closed to new registrations throughout 2026. In Thessaloniki, the First Municipal Community, which covers the historic centre and the waterfront, has been closed since 1 March 2026. Inside these zones a registration no longer passes automatically to a buyer or heir.

Our Greek cities

• Frozen in the centre, open further out: Athens and Thessaloniki.
• Open with an AMA and the new safety standards: Heraklion, Piraeus, Chania, Corfu and Rhodes.

How the income is taxed

Rental income earned from 2026 is taxed on a progressive scale that starts at 15% on the first €12,000. An owner who reaches three short-term rental properties must register a business within 30 days of the third AMA, which brings VAT on stays into play. A climate resilience fee is also charged per night, at a rate that depends on the type of accommodation and the season.

Before you commit

If you are buying in central Athens or Thessaloniki, assume the seller's registration will not follow you and value the flat as a long-term let or a home. Elsewhere, budget for the safety works and insurance before the first guest arrives, and check the AMA appears everywhere you advertise. Share the address with us; we study every request and tell you honestly whether and how we can help.