🏠 Can I rent out my property short-term without registration?

With conditions

Quick answer

Not without registration: short-term rental requires an AMA number. Any let up to 59 days is a short-term rental and requires a Property Registry Number (AMA) from the AADE registry (via gov.gr). The AMA must appear in every listing (Airbnb, Booking.com, Vrbo etc.). A let of 60+ days falls under ordinary residential rules (no AMA). Note — Athens: a freeze on new AMA registrations applies in central districts (e.g. Plaka, Koukaki, Kolonaki), extended to the end of 2026, with possible expansion to other high-pressure areas (Thessaloniki, Santorini, Chania, Paros, Halkidiki). Income is taxed, and the property must meet basic safety requirements. In short: yes, but with AMA registration and observing the rules.

📋 The rules

Let up to 59 days: short-term, with an AMA
The AMA appears in every listing
Registration in the AADE registry (via gov.gr)
Central Athens: freeze on new AMAs until end of 2026
Income is taxed; basic safety requirements

🔓 Exceptions

Let of 60+ days: ordinary residential rules, no AMA
Areas with a freeze: no new AMAs issued
Possible expansion of restrictions to islands/Thessaloniki

⚠️ Penalties & fines

Without an AMA, or without showing it in listings, the owner risks fines — amounts of around €5,000–€20,000 are cited for non-registration or failure to display the AMA, and platforms must check the number and can remove listings. Besides registration, you must declare and tax the income and observe guest safety rules. In areas with a freeze (central Athens), no new AMAs are issued — confirm whether your property is allowed. To stay compliant: get an AMA before advertising, show it in every listing, declare the income to the AADE and check the local restrictions.

📎 Official sources

Last verified: 2026-06-20

❓ Frequently asked

Must I register a short-term rental property?

Yes. Every property let short-term (up to 59 days) must obtain a Property Registry Number (AMA) from AADE and show it in every listing on the platforms. Without an AMA, the listing can be removed and fines apply.

What does short-term rental mean?

Short-term means a let of up to 59 days. A let of 60 days or more falls under ordinary residential rules and needs no AMA. The distinction sets the owner's registration and taxation duties.

What is the AMA number?

It's the unique Property Registry Number every short-term rental property must obtain from AADE and state in listings. Platforms like Airbnb and Booking must check it, and without it offers can't be lawfully shown.

Do restrictions apply in Athens?

Yes. Central Athens has a freeze on new AMA registrations in central districts, extended to the end of 2026, due to housing pressure. A possible expansion of restrictions to other areas, such as islands and Thessaloniki, is planned. Check whether your property is affected.

Must I tax the income?

Yes. Regardless of registration, short-term rental income is declared and taxed. There may be additional duties depending on the number of properties and the activity. It's advisable to consult an accountant for the details.

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