In brief
In Greece, every property let short term through an online platform must have a registration number (AMA) from the tax authority. An individual holding up to two properties operates under a relatively simple track, and from the third property a business registration is required. In sought-after areas there are limits on rental days and, in some cases, a freeze on licences, and the licence does not pass to the buyer, so the status of the area and of the licence should be checked before signing.
Key takeaways
- 1Advertising a property for rent without a valid AMA registration number exposes the owner to fines, and checking the AMA is part of due diligence.
- 2An individual with up to two properties operates under a simple track, subject to an annual income ceiling. From the third property, or above a certain income ceiling, a business registration is required.
- 3In areas such as Mykonos and Santorini and in large city centres there are limits on rental days and on the issue of licences, and in some of them a full freeze.
- 4In areas under a freeze, an existing registration number may be cancelled on sale and does not pass automatically to the buyer, so historical Airbnb yield cannot be relied upon.
- 5Enforcement is tightening and is based on cross-checking platform data with on-site inspections, and there is also a per-night levy (the “climate resilience” levy) that the property owner collects and remits.
For many years Greece was considered one of the most open markets in Europe for short-term property rentals through platforms such as Airbnb and Booking. Anyone who bought an apartment in Athens or on a Greek island could rent it out almost without restriction, and in most cases without giving much thought to licensing. That picture has changed quickly in recent years: the country has moved to a much stricter regulatory regime, with direct implications for the yield an Israeli investor can expect from a property purchased for short-term rental.
What is an AMA number and why is it a condition for short-term rental in Greece?
Every property let short term through an online platform must have a registration number, known as an AMA number. The number is issued through the Greek tax authority and is connected directly to the system that supervises income from the property. Advertising a property for rent without a valid registration number exposes the owner to fines.
For an investor, this means that checking whether the property you want to buy already has a valid AMA number, or whether a new one can be issued, is an integral part of due diligence. It is not a technical detail that can be dealt with after the purchase.
An individual with up to two properties operates under a simple track, subject to an annual income ceiling. From the third property, or above a certain income ceiling, a business registration is required.
How many properties may an individual hold before having to open a business?
Up to two properties. The regulation distinguishes between a private investor and business activity: an individual holding up to two properties for short-term rental operates under the relatively simple track, subject to an annual income ceiling. From the third property onwards, and also above a certain income ceiling, a full business registration is required, with all the administrative and tax implications that follow.
An investor who plans to expand gradually from one property to a portfolio of several units should take into account in advance the moment at which he or she will cross this threshold, rather than discovering it after already exceeding it.
Does the limit on rental days vary by area?
Yes. One of the most significant changes in the past two years is the distinction between areas according to the level of tourist demand. In the most sought-after destinations, islands such as Mykonos and Santorini and the large city centres, the authorities are acting to limit the number of rental days permitted per year and the pace at which new licences are issued, and in some cases even to freeze completely the issue of new licences in defined areas. In less sought-after areas the restrictions are considerably lighter.
The implication for an investor: a yield based on past data in a particular area may be irrelevant if that area becomes a “restricted area” after the purchase. Checking the specific regulatory status of the area, and not only of the country as a whole, is therefore critical.
Does the rental licence pass with the property to the new buyer?
Not always. This is perhaps the most important, and least well known, point for an investor buying an apartment that is “ready to rent” with a proven Airbnb income history. In a number of areas where a freeze has been imposed on the issue of new licences, the existing registration number does not pass automatically to the new buyer when the property is sold. It is cancelled, and the buyer cannot obtain a new registration for as long as the freeze is in force.
In other words: an impressive Airbnb yield presented to a potential buyer as the basis for valuing the investment may be impossible to reproduce once the deal closes. An explicit check of the status of the licence, and of whether it is transferable in the specific area, must be carried out before signing, and one should not rely on what the seller or the broker presents.
What is the municipal levy added to every night?
Beyond ordinary income tax, in recent years an additional per-night levy (known as the “climate resilience” levy) has been imposed on every night of accommodation, in an amount that varies with the size of the property: a relatively low amount for small properties and a higher one for large properties.
The levy is in practice paid by the guest, but it is the property owner's responsibility to collect it, issue a receipt and remit it to the authorities. This is another layer of reporting added to the monthly obligation to report guest details to the tax authorities (name, nationality and passport number), which already exists.
How strict is enforcement, and how does it affect those who comply with the law?
The Greek tax authority is expanding its inspection programme for short-term rental properties, including cross-checking digital data from the platforms with actual on-site inspections, and not only reviewing declarations on paper. Fines for non-compliance can reach significant amounts.
For an investor who complies with the law, the implication is not merely “I have nothing to worry about”, but a greater need for administrative order: organized documentation, a valid registration number and compliance with the technical and safety requirements that accompany the licence, because inspections are becoming more frequent and more precise.
What should be checked before buying a short-term rental property in Greece?
An investor interested in a short-term rental property in Greece should check three specific questions before signing, not after:
- What is the current regulatory status of the exact area where the property is located?
- Is there a valid licence (AMA number) on the property, and is it transferable to a new buyer?
- What is the ceiling on rental days or income that applies to the specific case?
The yield shown in the property listing usually reflects the regulatory situation as it was when the property was previously acquired, and not necessarily what will be permitted to the new buyer. Legal accompaniment that checks these points before the purchase, and not only the ownership and the rights in the property, is the difference between an investment that performs as expected and an unpleasant surprise in the first year.
What is stated in this article is general information only and does not constitute legal advice, tax advice or an investment recommendation. Regulation in Greece in the area of short-term rental is changing quickly (the article is current as of July 2026). Before any decision or legal action, it is advisable to obtain individual advice tailored to your circumstances.
Frequently asked questions
Is it permitted to rent out an apartment in Greece on Airbnb?
Yes, but a property let short term through a platform must have a registration number (AMA) from the Greek tax authority. Advertising a property without a valid number exposes the owner to fines.
How many properties can an individual rent out short term in Greece?
Up to two properties under the relatively simple track, subject to an annual income ceiling. From the third property onwards, or above a certain income ceiling, a business registration is required.
Does the AMA number pass to the buyer when the property is sold?
Not always. In areas where there is a freeze on new licences, the existing number may be cancelled on sale, and the buyer cannot obtain a new one for as long as the freeze is in force. The status of the licence should therefore be checked before signing.
What is the “climate resilience” levy on rentals in Greece?
A per-night levy paid by the guest, in an amount that varies with the size of the property. The property owner is responsible for collecting it, issuing a receipt and remitting it to the authorities.
Are there restrictions on short-term rental in Mykonos and Santorini?
Yes. In the sought-after destinations, including Mykonos, Santorini and large city centres, the authorities limit the number of rental days and the pace at which licences are issued, and in some cases freeze the issue of new licences in defined areas.
Read next · 9 min readSelling Property in Greece as an Israeli Investor: Capital Gains Tax and Its Suspension, Required Documents and the Sale ProcessSelling property in Greece as an Israeli resident: capital gains tax suspended to end-2026, Article 13 of the tax treaty, seller documents and remote sale.Read the guideThe information in this guide is general in nature and does not constitute legal or tax advice on any specific transaction. Every transaction is assessed on its own facts.