Airbnb in Greece - What property buyers really need to know today

Regulation with a sense of proportion - why Airbnb is not "banned nationwide"

Before we discuss new rules and restrictions, it is important to make one thing clear:

The current measures are targeted at individual, heavily congested urban neighbourhoods - they do not apply to the whole of Greece.

The majority of the country remains open for short-term rentals, including:

- most of the islands
- Coastal regions and holiday resorts
- Suburbs of larger cities
- smaller communities

Even in large cities, the restrictions only affect clearly defined city centre areas with a particularly high tourist density. Many other neighbourhoods are still permitted as normal - provided the property is correctly registered.

Although highly popular tourist destinations such as Paros, Santorini, Chania and parts of Halkidiki are also under observation, they are currently not subject to a general ban.

The Greek government is thus pursuing a data-based approach: regulation is being introduced in areas where housing pressure is particularly high. In all other regions, the national framework remains in place.

For buyers, this means:

Short-term letting remains a relevant investment model in many parts of Greece - but it is now a micro-location decision, no longer an automatism.

Greece has long been one of the most attractive Airbnb markets in Europe. Many buyers combined holiday property, yield and right of residence in one investment.

Since 2025, however, the regulatory environment has evolved significantly. New laws, regional restrictions and additional rules for Golden Visa properties are changing the rules of the game.

Whoever buys a property today can no longer automatically assume that they can also rent it out for tourism.

Short-term letting (Airbnb & Co.) is still possible - but only within a much more structured framework:

- state registration (AMA)
- Minimum technical requirements per property
- Regional exclusion zones without new Airbnb registrations
- No automatic transfer of existing AMAs upon purchase
- Additional restrictions for Golden Visa properties

This means that the usability of a property is now an investment factor in its own right - equivalent to location and purchase price

Yes, these rules also apply to normal property purchases without a Golden Visa.

Regardless of residence status, the following applies: short-term rentals are only possible with a valid AMA - and in some regions this is no longer reissued or is not transferable in the event of a change of ownership.

The decisive factors today are:

Region - AMA availability - local regulation.

We provide you with structured support from the initial inspection to the purchase decision - including:

- Property-related Airbnb feasibility analysis
- Golden Visa classification (€400,000 / €800,000 depending on the region)
- Market comparison & price expertise
- Utilisation scenarios (own use, long-term rental, hospitality, exit)
- Assessment of the resaleability

A national set of rules for short-term rentals has been in force since 1 October 2025.

Any property that is rented out for tourism must:

- be listed in the AADE register
- have a so-called AMA
- fulfil minimum technical standards (including insurance, electrical and fire protection, natural lighting)

AMA stands for Αριθμός Μητρώου Ακινήτου - translated: state property registration number for short-term rentals.

It is effectively the official basis for every Airbnb rental.

Without AMA:

- no listings on Airbnb & similar platforms
- No legal short-term rentals
- Significant fines possible

Important for buyers: In many regions, the AMA is bound to the current owner. It often expires upon sale - the buyer must reapply

No new registrations are currently being issued in so-called "saturated zones"

.

Particularly affected:

- Central areas of Athens
- Parts of Thessaloniki
- Island hotspots such as Mykonos and Santorini

Regional differences are also evident on Crete - especially in tourist coastal areas.

Consequence: In many places, Airbnb can no longer be re-registered, even when purchased.

The AMA is often personalised.

The following often applies to sales:

- existing AMA expires
- Buyer must apply again
- New application is rejected in restricted zones

An Airbnb property that works today may be unlettable for the buyer tomorrow

Classic Golden Visa residential properties

- Short-term letting mostly no longer permitted
- Owner-occupation or long-term rental remain permitted
- Violations can lead to high penalties and, in extreme cases, revocation of the residence permit

In short: Golden Visa + private Airbnb use can rarely be combined today

Exception: commercially managed hospitality models

(e.g. aparthotels, serviced flats, hotel residences)

✔ Letting via operator licence
✔ Pool or management model
✔ Fixed operator contracts

This is not a classic Airbnb rental, but commercial accommodation.

Airbnb is no longer a standard use, but a special use depending on the property and region.

This is precisely why a serious purchase decision today does not start with the property - but with the usage check.

Before buying, it is essential to check:

- AMA feasibility
- Regional regulation
- Utilisation model
- Exit capability

The market is moving away from the quick holiday yield model towards regulated, sustainable utilisation concepts.

International buyers should check every property legally, fiscally and strategically in advance - location alone is no longer enough.

Is Airbnb still allowed in Greece?
Yes - with AMA and where new registrations are permitted.

Does this also apply without a Golden Visa?
Yes. Non-GV buyers also need an AMA.

Will an existing AMA be transferred with the purchase? No. It often expires when there is a change of ownership.

Airbnb remains possible in Greece - but today it is no longer an automatism, but a conscious, strategic decision.

Regional exclusion zones, personal AMA registrations (Αριθμός Μητρώου Ακινήτου) and new framework conditions for Golden Visa properties have professionalised the market. Spontaneous holiday returns without checks are a thing of the past.

At the same time, it is precisely this development that opens up new opportunities: markets with clear rules are more predictable for structured investors. Those who carry out sound checks today can continue to find attractive properties - with stable demand, sensible utilisation and long-term value retention.</p

The decisive difference no longer lies in the question "Is Airbnb allowed?", but in the question:

• Is this property strategically chosen in this micro-location?
• Is the use legally secured?
• Is the investment viable even without short-term letting?
• Will this investment remain viable in the long term even if market or regulatory conditions change?
  
  

Greece remains one of the most dynamic property markets in Europe - strong in terms of tourism, in demand internationally and undergoing structural change.

Those who invest today do not need speculation - they need structure.
No assumptions, but analysis.
Not hope, but clarity.

The right property is not the one with the best view - but the one with the clearest strategy behind it.

Note: This article was created in February 2026 and is based on the legal and regulatory framework in Greece known at the time of publication. As regulations - especially at regional level - may change, the information provided does not replace individual legal or tax advice. For specific properties, we always recommend an up-to-date case-by-case assessment prior to purchase.