In general, the following applies to the start of operations:

• Registration in the Registry & AMA
  Every property listed on platforms such as Airbnb must be registered in the Short-Term Rental Property Registry and receive a Property Registration Number (ΑΜΑ), which is publicly displayed in the listings.
  No license from the Greek National Tourism Organization (ΕΟΤ) is required.
• Who is considered an Administrator
  Registration in the Registry is carried out by the person (individual or company) who is considered the Administrator of the property.
  If this person is not the owner, a lease agreement between the owner and the administrator is required. The Manager is required to report each stay to the Registry by the 20th of the month following the guest's departure.
• Requirements for short-term rentals
  From October 2025, minimum requirements will apply for the legal operation of a property under a short-term rental regime, such as civil liability insurance, a regular pest control certificate, electrical installation certificate, basic safety equipment (e.g., fire extinguisher, smoke detector, first aid kit).

Income from short-term rentals is taxed in the same way as income from long-term rentals, according to the applicable tax scale.

At the same time, from January 2024, the following additional charges will apply:

• VAT: 13%
• Climate Change Resilience Fee: €2 or €8 per day of stay, depending on the period

• Property limit per individual
  An individual may own up to two properties for short-term rental.
  For a third and above, it is necessary to start a business or assign the properties to a management company.
• Restrictions for the Municipality of Athens
  From January 2025, it will be prohibited to include new properties in the short-term rental scheme (those that did not receive AMA before 2025) in the 1st, 2nd, and 3rd Municipal Districts of the Municipality of Athens.
  Properties that received an AMA for the first time before 2025 retain the right to be re-registered for short-term rental, even after a break, as well as the right to cancel and reissue a new AMA in the event of a change of manager, tenant, or owner.
• Restrictions that do not apply
  Despite what has been said or written from time to time, there are currently no restrictions on the number of days a property can be operated under a short-term lease (e.g., 90 days) or on the maximum annual income it can generate.

The answer is not the same for everyone and should be given after considering certain key factors, such as the following:

• the location of the property and the actual demand in the area
• the size, layout, and characteristics of the space
• the income it can generate today through long-term leasing compared to short-term leasing
• the current legal and tax framework and the options it offers
• whether you intend to manage the property yourself or entrust it to professionals
• the cost of renovating, equipping, and preparing the spaceth
• e time you consider acceptable for the amortization of your investment

Short-term leasing can be a particularly profitable option when applied correctly and with realistic expectations.

If you need help objectively evaluating your property and its potential, we can review it together and recommend the most appropriate strategy.

The location and size of a property are important factors, but they are not the only ones—nor are they always the decisive ones.

There are specific elements that, when combined correctly, significantly increase the chances of a property standing out and performing well.

For example, the following play a key role:

• he ability to accommodate at least 4 guests, so as to appeal to a wider range of travelers
• the feeling of "newness," either through renovation or through proper maintenance, cleanliness, and equipment renewal
• the necessary amenities, such as proper kitchen equipment, comfortable beds, fast Wi-Fi, and everything else that guests now take for granted
• Decor that does not need to be expensive, but should be cohesive, have character, and include an eye-catching element that stands out in photos
• professional photography, which is crucial for online visibility and often makes the difference between a property that simply "exists" and a property that is chosen
• being part of a recognized host profile, such as a Superhost, 
  which offers greater confidence to visitors from the outset
• correct pricing, adjusted to demand, seasonality, and competition, so that the property remains attractive without being undervalued
• obtaining positive reviews in a short period of time, which enhances the visibility and position of the property in the platform's results.

The goal is not to find the perfect property, but to correctly and combinatively apply the above factors. This is usually the difference between a property that simply participates in short-term rentals and a property that truly stands out.

The collaboration with Diamond Homes is based on a clear and proven model, which ensures transparency, legitimacy, and a clear distribution of roles.

Specifically, a lease agreement is signed, which:

• maintains the percentage model between owner and manager (75%–25%), which is calculated on the net amount after deduction of taxes, platform commissions, and cleaning expenses
• allows our company to receive AMA and operate the property as a Manager, relieving the owner of the relevant bureaucracy and responsibility involved in the daily operation of the property in short-term rentals,
• significantly reduces the owner's tax burden, as the owner is only taxed on the amount received in their bank account each month in the form of rent, and not on the total income from the property.

This model is designed so that the owner knows from the outset how the collaboration works, what the responsibilities of each party are, and how the smooth and legal management of the property is ensured.

For more details, please contact us.

The owner covers the fixed and operating costs related to the property, such as:

• monthly bills (electricity, water, heating, internet, common expenses),
• repair or replacement costs that may be required to maintain the property in the condition in which it was delivered.

For the above, there is always cooperation and timely communication on our part, with the aim of finding the optimal solution and facilitating its implementation.

The cost of cleaning supplies and items required for guest stays is covered by Diamond Homes.

Not every property is suitable for short-term rentals, nor is every property suitable for the way we operate at Diamond Homes.

Before we take on management, we examine specific basic criteria to ensure the proper functioning and sustainability of the partnership.

For example, the property should:

• be located in an area with real demand for short-term rentals
• have a functional layout and the capacity to accommodate at least 4 guests
• be a clean, modern space with good aesthetics
• have the amenities we consider necessary, which can be discussed in detail during our meeting

Each property is evaluated individually, based on its specific characteristics and prospects.

Our goal is not quantity, but to create partnerships that are meaningful for both the owner and us. 

Diamond Homes' operating philosophy is based on comprehensive and integrated property management.

The way we have organized our processes requires unified control at all key stages of operation.

For this reason, we do not undertake individual services (such as cleaning only, reservations only, or communication only), nor do we enter into partnerships where responsibility is shared operationally between the owner and the manager.

Our experience has shown that fragmented management:

• creates operational inefficiencies,
• affects the guest experience,
• and ultimately serves neither the owner nor the property.

Taking on full management allows us to operate consistently, control the outcome, and ensure the level of quality that characterizes a Diamond Home.

Proper and clear communication with the people we work with is our fundamental principle.

At the same time, when we take on the management of a property, we do so in a comprehensive and unified manner.

This means that Diamond Homes is solely responsible for:

• the online promotion and presence of the property
• reservations and communication with guests
• taking care of stays and cleaning the space

Our policies and way of operating are the result of many years of experience and study and are based on three firm principles: reliability and transparency, professionalism, and maximizing benefits for everyone.

Our partners have a clear and complete picture of how their property is being managed and can check up on us at any time to make sure we're sticking to the above.

At the same time, the essence of our partnership is trust: they entrust us with the management and leave the work they have chosen us for to us.

No, we do not operate in this manner.

However, owners have a complete overview of the progress and performance of their property.

On a monthly basis, we send detailed reports, which include:

• detailed records from the platform,
• financial data and income,
• a summary of bookings and performance.

At the same time, we are immediately available for communication and clarification whenever needed.

After studying and gaining many years of experience in short-term rentals, we have concluded that it is sufficient and preferable to work exclusively with the Airbnb platform.

There is often a perception that the simultaneous presence of a property on multiple platforms automatically leads to a larger audience and higher revenues. In practice, however, this is rarely the case.

The fragmentation of bookings across multiple channels:

• breaks down the property's momentum,
• delays the accumulation of reviews,
• and weakens its overall performance on each platform separately.

Airbnb, in particular, operates with an algorithmic logic that favors consistency and exclusive focus. Properties that gather bookings, reviews, and activity in a single profile are significantly boosted in their visibility, while a fragmented presence across multiple channels often works to their detriment.

At the same time, Airbnb now offers stronger protection for hosts, much lower commission rates, more mature management tools, and—especially in Athens—is the dominant platform in terms of demand and reliability.

It is important to us that you feel confident and free in our collaboration. If at any stage you wish to terminate the collaboration, this will be fully respected.

However, please note that reservations already made for future dates cannot be canceled. In such cases, the collaboration will end after the last scheduled stay has taken place.

Where possible, we try to transfer guests to other available properties, although this cannot be guaranteed in every case. However, it is worth noting that our property calendar is usually kept open for a period of up to 6-8 months.

In any case, through timely communication, honesty, and good intentions, our goal is to avoid difficult situations and find solutions that serve both sides.

Starting a collaboration with Diamond Homes is a simple and quick process.

First, we make initial contact to discuss the basic characteristics of the property and the owner's expectations, followed by an evaluation of the space.

If there is mutual interest, we proceed with the conclusion of the relevant agreement and then declare the lease in the relevant system so that our company can obtain an AMA for the property.

In the following days, we check the final details of the space, take professional photographs, and complete the registration so that the property can start accepting reservations.

At Diamond Homes, our approach to property management can be summed up in three words:

Experience. Reliability. Success.

Experience, because behind every decision and every process there are decades of experience in short-term rentals and in-depth knowledge of the market, even from the owner's perspective. We do not operate experimentally, but with a methodology that has been tested in practice.

Reliability, because we work with a clear framework of cooperation, transparency, and consistency. We take full responsibility for managing the properties entrusted to us and are accountable to both owners and guests.

Success, because our goal is not simply to operate a property, but to ensure its effective performance and the maximum possible profit for all parties. Every property that joins Diamond Homes is treated with care, attention to detail, and continuous monitoring.

If you see your property as a diamond, then this is the partnership for you.