Why Choose Short-Term Rentals in Greece?
Greece draws a very high number of visitors, over 30 million a year, especially in summer, which makes short-term rental property a worthwhile way to earn income. The short-term rental market has grown strongly in recent years, with more listings and beds becoming available. Data from INSETE, the research body of the Greek tourism enterprises association, shows continued year-on-year increases in listings and bed availability. Compared with long-term leases, short-term rentals can offer higher returns in tourist-heavy areas such as Athens and the islands, though this varies with the location and the season. Short-term renting is also flexible: you can let the property when you want and use it yourself when you need it. You do not even need to own a property to do it, as you can sublet another owner's property for short-term rental with their official written consent.
Best Locations for Short-Term Rentals in Greece
Popular and profitable areas include Crete, Corfu, Lefkada, Santorini, and Mykonos, while emerging destinations such as Paros and Naxos are gaining popularity. Central Athens has been a strong short-term rental market too, but there is an important restriction. New AMA (Property Registration Number) registrations are currently banned in the first three districts of the Municipality of Athens, in force until the end of 2026. This means no new accommodation can be added there, and a lease from a private owner to a short-term rental manager cannot be renewed. So new short-term lets are not possible for now in the central areas covered, which include 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
Under Greek law, a short-term rental property is defined as:
Before you start, it is essential to understand the framework:
Registration with AADE. You must register the property with the Independent Authority for Public Revenue (AADE) and obtain a Property Registration Number (AMA), which must appear in every listing. Once you have your AMA, you file a Short-Term Stay Declaration for each booking and declare the income on your tax return. The Short-Term Stay Declaration is due by the 20th of the month following the guest's departure.
Taxation. Income from short-term rentals is subject to income tax (see the rates below).
Licensing for multiple units. If you operate more than two properties, you may need a tourism licence through the Greek National Tourism Organisation, and the tax authorities may require you to run the activity as a business.
Safety standards. Properties must meet basic safety standards, including fire safety equipment and emergency exits.
Additional Costs, Taxes, and Regulations
If you list on a platform such as Booking.com or Airbnb, you pay a commission.
Platform fees. If you list on a platform such as Airbnb or Booking.com, you pay a commission or service fee. The exact rate and structure differ between platforms and change from time to time, and VAT applies on top, so check the current terms directly with each platform before setting your prices. As a general point, Booking.com's commission is usually borne by the owner rather than the guest.
Income tax. Short-term rental income is taxed per owner. From 2026, the bands are:
Up to €12,000: 15%
€12,001 to €24,000: 25%
€24,001 to €36,000: 35%
Over €36,000: 45%
The 25% band, for income between €12,001 and €24,000, was introduced for 2026 and replaced the previous 35% rate on that range.
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