Short-term rentals in Athens have in recent years been at the center of discussions regarding restrictions, new regulations, and changes to the legal framework. Publications, announcements, and rumors often create confusion among property owners and hosts who try to understand what actually applies and what does not.

In practice, the operational framework of Airbnb in Athens has indeed evolved; however, much of the information circulating does not fully reflect reality. Below is a concise overview of the main rules currently in force for short-term rentals in Athens and the operation of Airbnb in the city.

Restrictions on short-term rentals in the Municipality of Athens

Since January 2025, a restriction has been applied on the registration of new properties under the short-term rental regime in specific areas of the Municipality of Athens.

Specifically:

• The issuance of a new Property Registration Number (AMA) is prohibited for properties that had not obtained an AMA before 2025 in the 1st, 2nd, and 3rd Municipal Districts.
• Properties that had already obtained an AMA before 2025 may continue operating normally.
• The right to re-enter the short-term rental regime is maintained even after a suspension of operation.
• The cancellation and reissuance of an AMA is permitted in the case of a change of manager, tenant, or owner.

The restriction concerns only new properties and not the continued operation of those already active in the market.

Mandatory registration in the Registry and relative obligations

Every property offered through platforms such as Airbnb must be registered in the Short-Term Stay Property Registry and must have a Property Registration Number (AMA), which is publicly displayed in the listing.

The person responsible for the process is the property Manager, who:

• registers the property in the Registry
• declares each stay
• submits the relevant declarations within the prescribed deadlines

If the manager is not the owner, a lease agreement between the two parties is required.

New operating requirements for properties

Since 2025, minimum requirements have been established for the lawful operation of a property in short-term rentals, with the aim of ensuring guest safety and maintaining basic operational standards.

The main requirements include:

• liability insurance
• electrical installation certificate
• regular pest control certificate
• basic safety equipment, such as a fire extinguisher, smoke detector, and first aid kit

These requirements now form part of the standard operation of a property and are no longer optional.

Property limit for individuals

Under the current framework, a private individual may offer up to two properties for short-term rental. Offering more properties requires the commencement of business activity or the assignment of management to a company.

Taxation and financial charges

Income from short-term rentals is taxed according to the property income tax scale, as in long-term leases.

In addition:

• 13% VAT applies when the short-term rental is conducted by a business
• An Environmental Fee applies, determined according to the period of stay (€2 per day from November through March and €8 per day from April through October)

Other tax obligations depend on the operating model and the form of property management.

Restrictions that do not apply (despite frequent claims)

Despite frequent references to restrictions, certain measures have not been established.

Currently, there are no:

• operational day limits (e.g., 90 days per year)
• maximum income limits from short-term rentals

The market is regulated mainly through tax and operational obligations rather than time-based restrictions.

A framework that continues to evolve

The operational framework of short-term rentals in Athens is continuously evolving, and realizing it is essential for anyone operating or considering operating in the market.

Beyond discussions and estimates about the future, what matters is a clear understanding of the rules currently in force and the ability to adapt to an environment that is gradually becoming more regulated and more demanding.