29.10.2026
Living in Corfu Year-Round: The Basics Before Buying a House
Corfu is a well-known island in Greece, particularly popular as a vacation destination, but it’s much more than that.
Regional Guides
Thessaloniki has a real case for short-term lets, and it's a different one from the islands. Demand here doesn't disappear in winter: a large student population, a busy conference and business calendar, and year-round city tourism keep visitors coming across the seasons. That steadiness is the city's main appeal for this kind of investment. There's an important catch, though, that you need to know before you buy. New rules are restricting fresh short-term rental registrations in the central core, which changes where, and whether, an Airbnb plan makes sense. Here's the honest picture.
The Genuine Appeal
Unlike a summer-only island, Thessaloniki has demand all year round. It's home to Aristotle University, Greece's largest, with tens of thousands of students and staff who need accommodation. The city's exhibition centre and business calendar bring a steady stream of conference and work visitors. And as a cultural destination, with the White Tower, Byzantine and Roman monuments, UNESCO-listed churches, and one of the best food scenes in Greece, it draws tourists in every season. The upshot is steadier occupancy than island destinations, even if nightly rates are more modest. Halkidiki's beaches are close too, which widens the appeal for visitors.
The Catch You Must Know About
Greece is tightening the rules on short-term rentals, and Thessaloniki is directly affected. A freeze on new short-term rental registrations is being introduced in the city's central First Municipal Community. The restricted area covers much of the tourist and commercial core: the waterfront up to the White Tower, Aristotelous Square, the main streets of Egnatia and Tsimiski, and the Ladadika and port district. The exact dates and boundaries have been set by recent legislation and are still settling, so the current position has to be checked for any specific address.
The Wider Rules
A few national rules apply wherever you buy. Every short-term rental must be registered with the tax authority, and the registration number has to appear on your listings. Operating without it brings significant fines. Individuals are limited to two short-term rental properties. Run three or more and you're treated as a business, with the heavier tax and compliance that brings. Properties must meet safety and insurance requirements, and a nightly climate-resilience fee applies, varying by season and property type. Rental income is taxed on a progressive scale, and the booking platforms now report directly to the tax authority, so income needs to be declared accurately. An accountant should run the numbers for your situation.
So Where Does It Still Work?
The key is to look beyond the restricted central core. The measures are targeted, not a blanket ban. Most of Greece, including many suburbs and outer neighbourhoods, is unaffected, so a short-term rental plan can still make sense, just not in the frozen central zone. Residential areas away from the core, such as the Kalamaria district by the sea, are the kind of places to consider, provided you confirm the rules for that exact location first. The honest takeaway: Thessaloniki can work for short-term lets, but the where matters more than ever, and you need to check the current rules against the specific property before you commit. This is not something to assume.
Managing From Abroad
If the numbers work, running a let remotely is very doable. Most owners rely on a local team: a cleaner, a maintenance contact, and often a management company that handles guests and changeovers. Smart locks and online platforms cover check-ins and communication, while a trusted local contact deals with anything urgent. Good legal and accounting support keeps you compliant as the rules evolve, which, as above, they are doing.
Why Elxis?
Thessaloniki is home for us; our head office is here, and we've been guiding international property buyers to find their ideal house in Greece since 1991. For a short-term rental plan, that local knowledge matters. With Elxis, you get:
An in-house team of 10 lawyers, not outsourced work
Full due diligence on every property: titles, the National Cadastre, tax, and any outstanding obligations
A clear check of the current short-term rental rules for a specific property and location, before you buy
Contract drafting and management of the whole transaction
Everything explained in your own language: English, Dutch, German, French, or Greek
A trusted network across Greece: notaries, surveyors, viewing teams, and technical specialists
Conclusion
Thessaloniki has genuine year-round demand that suits short-term lets better than a seasonal island. The opportunity is real, but you need to check the current rules for the exact property. Get that right, and Thessaloniki can be a steady, sensible choice.
Disclaimer: This content is for informational purposes only and does not constitute legal or tax advice. Short-term rental rules in Greece are changing and vary by location, so for any specific property we strongly recommend confirming the current position with a lawyer and an accountant.
