Short-Term Rental Rules in Athens (2026): What Owners Must Know

Yes, you can still run a short-term rental in Athens, but not everywhere and not without paperwork. In the centre of Athens (the 1st, 2nd and 3rd municipal districts), no new properties can be registered for short-term rental until 31 December 2026. Everywhere else, the property must be registered with the Greek tax authority (AADE), meet safety rules, and report every stay. Here is what owners from abroad need to know.

1. The central Athens freeze on new registrations

Greek law (Article 111 of Law 4446/2016, as amended in December 2024) stopped first-time registrations of short-term rental properties in the 1st, 2nd and 3rd municipal districts of the Municipality of Athens from 1 January 2025. A joint ministerial decision in December 2025 extended this freeze until 31 December 2026. This is set out in an official reply from AADE to the Greek Parliament, dated 25 May 2026.

These districts cover much of central Athens. Press reports list neighbourhoods such as Plaka, Kolonaki, Monastiraki, Exarchia, Metaxourgeio, Gazi and Petralona.

The penalties are heavy. According to the same official reply, breaking the rule can cost 50% of the short-term rental income, with a minimum of €20,000, and up to €40,000 for a repeat breach.

What this means for a buyer: if you buy an apartment in central Athens planning to list it for short stays, check first whether it already holds a registration. Ask your lawyer to confirm its status and whether it stays valid after the sale. If it has no registration, plan for long-term renting instead, at least until the freeze ends.

2. Registering with AADE

Every short-term rental must be entered in AADE's Short-Term Stay Property Registry. Registration gives the property a registry number, often called the AMA. The registration and all later reporting are done online through AADE's short-term rental application.

3. Reporting every stay

Registration is not a one-off step. According to AADE:

• After each guest leaves, the owner submits a Short-Term Stay Statement, by the 20th of the following month.
• The registry for each year must be finalised by 28 February of the year in which income tax returns are filed.

4. The climate resilience fee

Short-term rentals also collect a climate crisis resilience fee from guests. AADE says the fee is paid to the tax authority through monthly declarations, due by the last day of the month after the month in which it was collected. The amount per night depends on the season. Check AADE's current guidance for the rates.

5. Safety and quality requirements

Since 1 October 2025, short-term rental properties must meet minimum standards under Law 5170/2025, set out in a Ministry of Tourism circular. Trade press reports the main requirements as:

Ask your property manager or lawyer to confirm the full official list before you take bookings.

6. New EU rules on data sharing

The EU's Regulation (EU) 2024/1028 on short-term rental data, adopted in April 2024, applies from May 2026. It sets common EU rules on registration and on sharing data between platforms and public authorities.

7. Tax on the income

Short-term rental income must be declared in Greece. How it is taxed depends on your situation, including where you are tax resident and how many properties you rent. Speak to a Greek accountant before your first booking.

Frequently asked questions

Can I buy an apartment in Kolonaki and rent it on Airbnb?

Only if the apartment already holds a valid short-term rental registration. Kolonaki is reported to fall within the frozen districts, so a property without a registration cannot be newly registered there until at least 31 December 2026. Ask your lawyer to check the registration before you sign.

What happens after December 2026?

That is not yet known. The law allowed the freeze to be extended up to 31 December 2026, and it was. Any further change would need a new decision. Until one is published, plan on the basis of the rules in force today.

Does the freeze apply outside central Athens?

The freeze described above applies to the 1st, 2nd and 3rd municipal districts of the Municipality of Athens. Elsewhere, the registration, reporting and safety rules in this guide still apply. Always confirm which district a specific address belongs to.

Is long-term renting a simpler option?

Often, yes. A long-term lease avoids the short-term registry, the monthly fee declarations and the guest-by-guest reporting. You still need to declare the lease and the income to AADE. See our guide on renting out an apartment in Athens long term.

Your checklist

• Check whether the property is in Athens' 1st, 2nd or 3rd municipal district
• If it is, confirm with a lawyer whether it already holds a valid registration
• Get a Greek tax number (AFM)
• Register the property in AADE's Short-Term Stay Property Registry
• Meet the safety and quality requirements, including insurance
• Submit a stay statement by the 20th of the month after each departure
• Declare the climate resilience fee every month
• Declare the income with help from a Greek accountant

Prefer a hands-off investment?

If you are new to Athens, read our guide on buying property in Athens as a foreigner first. To see what MLG Greece has on the market now, start with Solonos 105 or Skouze 4.

Contact us to ask a question or book a viewing.

This guide is general information, not legal or tax advice. Short-term rental rules in Greece change often. Confirm the current position with a licensed Greek lawyer and accountant before you buy or list a property.