Category Archives: Short Term Rentals in Greece

Ministry of Tourism – New Circular on Short-Term Rental Properties

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The Ministry of Tourism issued circular 19231/19.09.2025, which was also communicated to the Association of Short-Term Rental Property Companies (Stama Greece).
This document specifies the standards that short-term rental properties must meet as of October 1st, 2025, in implementation of Article 3 of Law 5170/2025.

The circular applies both to properties already registered in the Short-Term Rental Property Registry of the Independent Authority for Public Revenue (AADE) (with a Property Registry Number – AMA) and to those that will be registered in the future.

Standards for Short-Term Rental Properties

According to the circular, every property offered for short-term rental must meet the following requirements:

  • Be designated as primary-use spaces and have natural lighting, ventilation, and air conditioning.
  • Have liability insurance against damages or accidents.
  • Provide a valid Electrical Installation Declaration (issued by a licensed electrician), fire extinguishers, smoke detectors, residual current devices (RCDs), and emergency exit signage.
  • Possess a valid pest control and disinfection certificate, a first aid kit, and a guide with emergency phone numbers.

A. Primary-use spaces – Lighting – Ventilation – Air Conditioning

Primary-use spaces (bedrooms, living rooms, kitchens, offices) must:

  • Have a minimum height of 2.50 m.
  • Provide natural lighting (at least 10% of the floor area) and natural ventilation (at least 5% of the floor area).
  • Openings must face a communal space, uncovered area, or semi-outdoor space.
  • Include air conditioning (at least in bedrooms) with cooling-heating systems (split type or portable).
  • Properties located in mountainous areas at altitudes above 600 m are exempt from mandatory AC installation.

B. Liability Insurance

Each property must have a valid liability insurance contract with a legally licensed insurance company, in force during the rental period.
The registry of authorized insurance companies is available on the website of the Bank of Greece.

C. Electrical Safety – Fire Protection – Signage

Each property must include:

  • A valid Electrical Installation Declaration (EID) confirming the presence of an RCD (Residual Current Device).
  • At least one fire extinguisher (6 kg) per 100 m², with extinguishing capacity of 21A-113B-C.
  • Smoke detectors in bedrooms and kitchens.
  • Emergency lights and exit signage at all exits.

D. Pest Control Certificate – First Aid Kit – Emergency Numbers

  • A valid pest control and disinfection certificate from a licensed company.
  • A first aid kit labeled in both Greek and English.
  • The first aid kit must include the following items:
ItemQuantity
Hydrogen PeroxideBottle ≥ 50 cc
Povidone-Iodine 10% SolutionBottle ≥ 30 ml
Sterile Gauze Pads5 pieces (various sizes)
Fabric Adhesive Bandage (≥ 3 cm width)1 box
Elastic Bandage1 piece
Medical Tape1 piece
Pressure Hemostatic Bandage2 pieces (various sizes)
Burn Hydrogel Sachet2 pieces
Ammonia Stick (for insect stings)1 tube
Latex Gloves with Powder, Non-Sterile4 pieces
  • A list of emergency phone numbers must be displayed in a visible location
ServicePhone Number
European Emergency Number112
Hellenic Police100
Fire Department199
National Emergency Aid Centre (Ambulance)166
Poison Control Centre+30 210 7793777
Hellenic Coast Guard108
National SOS Helpline1056
Nearest Hospital(insert local number)
Taxi Service(insert local number)

New Framework for Short-Term Rentals Starting October 1

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As of October 1, a revised framework for short-term rentals will come into effect. Under the new rules, properties that have not been officially classified as “primary use” will no longer be allowed to appear on digital rental platforms. The Minister of Tourism, Olga Kefalogianni, emphasized that no further extensions will be granted, since a nine-month adjustment period has already been provided.

Automatic Removal from Platforms

The Independent Authority for Public Revenue (AADE) will carry out electronic cross-checks for properties registered with a Property Registration Number (AMA). If a property is not listed as “primary use,” its AMA will be canceled. Following the cooperation agreements with major platforms (Airbnb, Booking.com, Expedia/Vrbo), the property will then be automatically removed from their listings.

These electronic audits will be complemented by on-site inspections, either by joint AADE and Ministry of Tourism teams or triggered by formal complaints. Any violation will result in a €5,000 fine, with significantly higher penalties in cases of repeated offenses.

Technical and Operational Standards

From October 1, 2025, all properties offered as short-term rentals will be required to meet specific technical and operational criteria, including:

  • Designation as primary use, with adequate natural lighting and ventilation,

  • Heating and air conditioning in all main living areas,

  • Installation of residual current devices (RCDs), fire extinguishers, and smoke detectors,

  • Clearly marked emergency exits,

  • Electrical safety certification from a licensed electrician,

  • Liability insurance for accidents and damages,

  • Pest control certificates, first aid kits, and emergency guides for guests.

Owners will be notified ten days prior to inspections. Fines start at €5,000 for a first violation, rise to €10,000 for a second within 12 months, and reach €20,000 for each subsequent offense. If not settled promptly, fines will be enforced through the tax authorities.

Expansion of Restriction Zones

Beyond the technical requirements, the government is also considering expanding restrictions on the issuance of new AMAs. The current freeze in Athens’ 1st, 2nd, and 3rd municipal districts may be extended to additional locations facing intense tourism pressure and housing shortages.

The Minister clarified that a nationwide restriction is not under consideration, as in some areas short-term rentals contribute positively to tourism. However, potential new restriction zones include Thessaloniki, Santorini, Chania, Paros, and Halkidiki. Final decisions are expected by the end of the year.

Addressing the Housing Issue

The Minister also acknowledged that restrictions alone cannot resolve the housing crisis. For this reason, the new framework introduces incentives for long-term rentals alongside disincentives for short-term use. Additionally, short-term rentals have been incorporated into the country’s Special Spatial Framework for Tourism.

Finally, international practices are being reviewed as models. One such example is the “French model,” which sets an annual cap of 90 days for the rental of primary residences.

Short-Term Rentals: Myths and Reality

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Short-term rentals have been at the center of heated debates in recent years. They are often blamed for distorting the housing market, putting pressure on infrastructure, or creating “unfair competition” against hotels. However, the picture presented does not fully reflect reality. Below are the key arguments and available data.

The Myth of “Thousands of Properties”

Public discourse often cites exaggerated numbers regarding the scale of short-term rentals. These estimates are usually based on the registration of property IDs (known as AMAs in Greece), without considering that:

  • A single property may have two or more IDs (for example, one issued by the owner and another by the manager).

  • Many IDs remain inactive because the properties are used for long-term rentals, owner occupation, or simply remain vacant.

A study by the Athens University of Economics and Business (ELTRUN, 2025) shows that short-term rentals represent only 3% of the total housing stock in Greece, while just 0.4% of dwellings are used exclusively for this purpose. Thus, presenting raw figures without distinguishing between active and inactive listings creates misleading impressions.

Housing Crisis: The Real Causes

The housing crisis is indeed a pressing issue, but it cannot be attributed solely to short-term rentals.

  • According to ELSTAT, 2.2 million dwellings (33% of the total stock) remain vacant or underutilized in Greece.

  • Of these, more than 900,000 properties are inactive, with half tied up by banks and loan servicers due to debts.

  • Around 180,000 properties remain unused because their owners lack the resources to renovate them.

Many of the properties currently used in short-term rentals were once abandoned or unsuitable for habitation. Thousands of small owners invested savings or loans to renovate them, improving not only their own income but also the overall housing stock. By contrast, large hotel complexes are often renovated or built with subsidies from European funds.

It is also important to note that the student housing crisis long predates the rise of short-term rentals. Today, a significant number of short-term rental properties are offered to students or teachers during the winter season, directly easing the pressure. Expanding such practices more broadly could provide meaningful support to social housing needs.

Pressure on Infrastructure

Short-term rentals are frequently accused of putting excessive strain on infrastructure. In reality, the greatest pressure comes from oversized tourist complexes that concentrate large numbers of visitors in areas with insufficient water, sewage, or traffic planning.

Short-term rentals, being smaller in scale and dispersed across neighborhoods, have a far lower per-unit impact. Importantly, since January 1, 2024, an increased environmental levy also applies to short-term rentals, rising from €1.50 to €8 or even €15 per night, thus directly contributing to infrastructure financing and environmental protection.

Unfair Competition?

The notion that short-term rentals constitute “unfair competition” against hotels does not hold up under scrutiny:

  • They operate under a strict regulatory framework (property IDs, mandatory declarations to the tax authority, and taxation). From October 2025, additional obligations will come into force, including certifications, insurance, and inspections.

  • According to the study “The Economic & Housing Impact of STR in Greece” (AUEB, 2025), short-term rentals contribute 4.5% – 5.4% to GDP and support over 100,000 jobs.

  • They account for just 0.4% of the total housing stock, making them a marginal factor in housing shortages.

  • Their impact on rent increases was only 1.8% of the total rise during the period 2019–2023.

  • Revenues remain within the Greek economy and are taxed locally, unlike many hotel chains owned by foreign funds, where profits often flow abroad.

  • Visitors in short-term rentals spend money at local taverns, cafes, groceries, and neighborhood businesses. By contrast, 47% of hotel bookings are all-inclusive packages, which largely trap spending within the hotel and reduce the spread of tourism income into the community.

Conclusion

Short-term rentals are now a regulated and integral part of the tourism market. They contribute significantly to GDP, support thousands of small property owners, upgrade previously unused housing stock, and spread the benefits of tourism across wider sections of society.

Targeting the sector with misleading numbers and exaggerated claims does not help shape effective policy. Balanced regulation, transparency, and cooperation among all stakeholders are the real path toward sustainable tourism development that benefits the economy and society as a whole.

Unfair and Contradictory: The €600 Annual Levy on Short-Term Rentals

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The Association of Short-Term Rental Property Companies (Stama Greece) has strongly opposed the recent legislative proposal imposing a €600 annual fee per property on short-term rental management companies. The measure is described as unjust, illogical, and legally questionable, as it creates a new financial burden on the sector at a time when other professionals are seeing tax relief.

Tax Relief for Some, New Burdens for Others

While the government has announced the abolition of the “special business levy” for individuals and is considering extending this relief to legal entities, the short-term rental industry faces a targeted surcharge.
Article 248 of the draft law “National Customs Code and Other Provisions” introduces a €600 charge per property, by classifying each unit as a “branch.”

Why the Measure Is Considered Unfair

According to Stama, this approach:

  • Misinterprets the concept of a branch, as defined by law.
  • Conflicts with a recent ruling of the Council of State (Decision 602/2025), which, even if not final, judged that such an interpretation should be annulled.
  • Ignores the actual nature of the sector, where properties operate without staff or hotel-like services, aside from the legal obligation to provide bed linen.

Inequality Within the Market

The new fee creates an uneven playing field:

  • Similar businesses, such as real estate agencies or condominium managers, are not subject to such charges.
  • Short-term rental operators are penalized simply because of their business model.
  • Instead of recognizing short-term rentals as a decentralized and modern service, the law treats them as if they were scattered “branches,” which is not the case.

A Call for Revision

Stama urges policymakers to reconsider, stressing that this is not merely another tax but a structural contradiction, as it clashes with both established jurisprudence and the very nature of the sector.

The Association’s Key Demands:

  • The immediate withdrawal or substantial amendment of Article 248.
  • The implementation of transparent and uniform rules for all property management professionals.
  • Respect for the Council of State’s ruling—or at least awaiting the final decision expected in December.

Conclusion

Short-term rental professionals are calling for equal treatment. Since the measure has not yet entered into force, there is still time for reason and fairness to prevail, and for policymakers to adopt a more balanced solution that does not single out an entire industry.