Short-term rentals in Greece: A Complete Guide for Property Owners

Why Choose Short-Term Rentals in Greece?

The extremely high number of visitors to Greece, with over 30 million people visiting annually, especially during the summer months, makes it a place where investing in short-term rental properties is worthwhile and can generate income. The short-term rental market in Greece is showing strong growth in 2025, with a significant rise in both the number of available accommodations and beds in the first half of the year. This continues the positive momentum seen since 2023 and accelerated in 2024. Data from the Institute of the Association of Greek Tourism Enterprises (INSETE) show that the second quarter of 2025, April through June, experienced remarkable year-over-year increases in listings and bed availability, highlighting the ongoing expansion of Greece’s short-term rental sector. Compared to traditional long-term leases, short-term rentals can deliver higher returns on investment, especially in tourist-heavy locations such as Athens or the Greek islands. Short-term renting also offers flexibility to the owner. You can rent your property when you want and use it yourself when needed. Even if you don’t own a property in Greece, there is the option to sublet another property for short-term rentals, with the owner’s official consent. All you need is the official consent of the owner, who must give you the right to rent it out.

Best locations for short-term rentals in Greece

The most profitable locations for short-term rentals in Greece include Crete, Corfu, Lefkada, central Athens, Santorini, Mykonos, while emerging destinations such as Paros and Naxos are gaining popularity among travellers. For 2025, the issuance of a Property Registration Number (ΑΜΑ) has been prohibited in the first three districts of the Municipality of Athens, which means that no new accommodation can be added (nor can a lease from a private individual to a short-term accommodation manager be renewed). This restriction applies to all popular areas in central Athens, such as Plaka, Kolonaki, Koukaki, Syntagma, Monastiraki, Exarchia, Ilisia, Neapoli, Mets, Neos Kosmos, Agios Artemios, Pagrati, Votanikos, Metaxourgeio, Gazi, Petralona, and Rouf.

Legal Requirements for Short-Term Rentals in Greece

According to Greek law, a property for short-term rental is defined as:

• - an apartment

• - a detached house

• - any other form of building with structural and functional independence

• - rooms within apartments or detached houses.

Before launching your short-term rental in Greece, it’s essential to understand the legal framework:

• - Registration with AADE: Property owners must register their property with the Independent Authority for Public Revenue (AADE) and obtain a Property Registration Number (AMA). Once you have received your AMA, you will need to complete Short-Term Stay Declarations for each tenant and declare your income on your tax return. The declaration must be submitted by the end of the month following the start of the lease or its amendment.

• - Taxation: Income from short-term rentals is subject to income tax in Greece (Check the next chapter for the exact percentages).

• - Licensing for Multiple Units: If you operate more than two properties, you may need a tourism license through the Greek National Tourism Organisation. In that case, the tax authorities might ask you to run your rental activities as a business.

• - Safety Standards: Properties must comply with basic safety standards, including fire safety equipment and emergency exits.

Additional costs, taxes and regulations

If you list your home on a platform such as Booking.com or Airbnb, you are required to pay a commission.

Airbnb charges service fees to cover costs, including payment processing, marketing, and customer support. Right now, there are two types of fee structures: Split-fee and single-fee systems. Under the split-fee system, hosts pay around 3% of the booking subtotal, while guests are charged an additional 14–16% on top of the nightly rate. For hosts using the host-only fee model, which is common for hotels, serviced apartments, or those managing multiple properties through software, the host pays the full service fee, typically between 14% and 16%, with guests paying the exact price set by the host. In both cases, a 24% VAT applies to the service fees. It’s essential to note that starting October 27, 2025, Airbnb will implement a simplified structure for PMS-connected hosts, where the split-fee system is being phased out. Independent hosts not using PMS will be transitioned to this model on December 1, 2025. Hosts will pay a flat 15.5% service fee on the total booking amount, and guests will no longer incur any additional service fees, providing clearer pricing and greater control for property owners. For instance, if you set your listing price at €100, Airbnb will deduct €15.50 (15.5% fee), and you will receive €84.50. The 24% VAT on service fees remains applicable, and hosts should review their pricing to optimise earnings under this new system.

Booking.com does not charge the customer a commission; the cost is borne exclusively by the owner/accommodation and is usually 15% of each booking, although it can be higher depending on the agreement and the accommodation's visibility.

In terms of taxation for short-term rental income, rates vary from 15% for a rental income under €12,000, 35% for a rental income between €12,001 and €35,000, to 45% for an income greater than €35,000.

At the 89th Thessaloniki International Fair in September 2025, the Greek Prime Minister announced a new rate of 25% for rental income from €12,000 to €24,000. This rate will take effect on January 1, 2026, after passing through the Greek Parliament. A climate crisis resilience fee is also imposed, in favour of the State, per day of use and per room or apartment in properties available for short-term rental. It is typically paid monthly by the owner or the host company, but it is usually included in the price of the overnight stay. The cost varies from €1.50 to €8 per day during the period April-October and from €0.50 to €2 per day during the period November-March. For detached houses larger than 80 square meters, the fee will be €15 from April to October and €4 from November to March.

It is important to note that the new rules will come into effect on October 1, 2025, regarding short-term property rentals. Failure to comply may result in fines ranging from €5,000 to €20,000.

How to Rent Your Home Short-Term in Greece: Step-by-Step Guide

• - Register your property legally with AADE and obtain your AMA number.

• - Choose platforms like Airbnb, Booking.com, and/or your own website for listings. Such platforms usually provide detailed instructions for registering your house.

• - Prepare your property with comfortable furnishings, Wi-Fi, air conditioning, and essential amenities.

• - Optimise your listing with professional photos and SEO-friendly descriptions to attract more bookings.

• - Set your pricing strategy, adjusting rates according to season and demand. How much you can earn from renting out a home in Greece really depends on where it’s located. Things like sea views, proximity to tourist hotspots, stores and restaurants within walking distance, distance from the airport, age of property, and, of course, extra amenities like outdoor space or a pool, all affect the rental price you can set.

Challenges of Short-term Rentals in Greece

While short-term rentals in Greece can be highly profitable, property owners should seriously consider several challenges. One of the main challenges of short-term rentals in Greece is seasonality. Demand peaks in summer but slows in winter, especially on Greek islands; in general, the smaller the island, the smaller the renting season will be.  It’s also helpful to know that short-term rentals can have a lot of competition. It is not easy to enter the Greek real estate market without the necessary guidance, knowledge, and experience. Taxation and bureaucracy can prove to be significant obstacles if you don’t adjust to them from the outset, and navigating Greek regulations can be complex without proper guidance. The good news is that in popular Greek destinations, numerous professional companies offer property and short-term rental management services. In less tourist-heavy areas, however, finding experienced professionals to handle maintenance, guest check-ins, and overall property management can be more challenging.

Useful Tips for Renting Your Home Short-Term in Greece

In a previous Elxis Blog article, we highlighted some key dos and donts for anyone looking to rent out their home in Greece. Common mistakes to avoid include setting the price too low, not providing enough information, neglecting property checks, using amateur photos, and relying on limited or ineffective advertising.

For a comprehensive overview of the top amenities you can provide to your tenants, you can consult our relevant list. If you live outside Greece or don't have enough time to manage all this, you can always hire a property management company to take care of your home. If you own property in Crete, you could consider hiring Notos Estate Management.

Is Short-Term Rentals in Greece Worth It?

Renting your home short-term in Greece can be an excellent way to generate income, especially given the country’s prosperous tourism and strong real estate market. Properties in prime locations, with the right amenities and legal compliance, can deliver solid returns. After all, profits in this sector have been growing rapidly in recent years.

At the same time, short-term rentals in Greece come with challenges. Seasonality, competition in popular areas, navigating Greek bureaucracy and taxation are factors every property owner should weigh carefully.