22.10.2026
Best Islands to Retire in Greece
Based on recent data of ours, almost one in three buyers (30.8%), mainly retirees, from abroad are looking for a property in Greece for a permanent residence.
Market Insights
You are probably familiar with the star rating on hotels, which signals the level of facilities, service, and comfort you can expect. What many people do not realise is that Greece also has a parallel system for smaller accommodation, including furnished apartments and villas, using "keys" rather than stars. Here is how it works, and whether it is worth pursuing if you own a property you intend to let.
Stars Versus Keys
Greece classifies tourist accommodation in two ways, depending on the type of property. Hotels, integrated tourist resorts, hotels in traditional buildings, and organised camping sites are treated as main tourist accommodation and are rated on the familiar star scale. Furnished rooms and apartments, the smaller-scale accommodation that includes many holiday villas, are treated as secondary tourist accommodation and are rated on the key scale instead. In both cases, the classification certificate is issued by the Hellenic Chamber of Hotels, based on an inspection carried out by an accredited certification body. This sits alongside the operating side of letting a property, which involves registration with the tourism authorities.
How the Ratings Work
Both systems are points-based. A property earns points for its facilities, amenities, and services, and must reach a set threshold to qualify for each category. In broad terms, the more and better the facilities, the higher the rating. Hotels are rated from one to five stars, with five reserved for luxury properties offering the fullest range of services. Furnished rooms and apartments are classified from two keys at the lower end up to four keys at the top. The detailed point requirements are technical and are assessed during the inspection, so the practical question for most owners is less about the exact scoring and more about whether classification is worth pursuing at all.
What Classification Can Offer You
For an owner, a key rating allows you to offer services such as breakfast or a reception, much as a small hotel would. Because the classification comes through an official framework, it can add credibility, and you may display it in your marketing. If your property is classified or registered as tourist accommodation, you are required by law to display its registration number, known as the MHTE number, on any listing or promotional material.
Is Classification Worth It?
It is possible to have your own villa classified, but most owners of a single rental property choose not to, for a few reasons.
It is a long and demanding process. Classification involves working with engineers and accredited inspectors, preparing architectural and structural documentation, and meeting fire and health-safety requirements. Much of it is conducted in Greek.
Typical documents include a tax number (AFM), a tax-clearance certificate showing no outstanding debts, a copy of your passport, a copy of your criminal record, a fire safety study, and a study of the drainage and sewerage system.
There is no tax break. Classification does not bring a tax advantage in itself. It is worth knowing that serviced or classified accommodation and ordinary short-term lets are taxed differently, on their VAT and income treatment, so this is a question for a tax professional rather than a benefit of classification.
The rules change. The framework is periodically updated, which makes the process harder to plan around.
What You Actually Need to Let Short-Term
For most owners letting a holiday home, formal star or key classification is not the priority. The essential step is the AMA, the Property Registration Number issued by the Independent Authority for Public Revenue (AADE). You must hold an AMA before listing a property on platforms such as Airbnb or Booking.com. Since October 2025, short-term rentals must also meet minimum safety and insurance standards, covering things like liability insurance, electrical safety, fire safety, and basic habitability. Our dedicated article on the short-term rental rules sets out the full checklist. This is not a quality rating in the way stars and keys are, but it is the registration that actually allows you to let your home legally, and it is far simpler to obtain.
Our Recommendation
Formal classification by stars or keys is possible, but for a single holiday rental it is rarely necessary and often not worth the effort and cost. For most owners, registering for an AMA and meeting the current short-term rental standards is what matters. If you have questions about letting your property in Greece, or help with obtaining an AMA, you are welcome to reach us at contact@elxis.com.
Disclaimer: This article is for general information only. Tourism and rental regulations in Greece change regularly, and individual situations vary. We recommend consulting qualified professionals before making any decisions.
