Short-term rentals in Greece entered a new regulatory era this year. The government froze new property registrations in central Athens through the end of the year and extended similar restrictions to Thessaloniki, Santorini, Chania, Paros and Halkidiki. Properties already registered continue operating as usual, and most of the country, including South Evia, remains open for new registrations. This article sorts out what actually changed, what you need to rent legally, and how much tax you really pay.
Where Can You No Longer Register a New Short-Term Rental?
The freeze is valid for the central part of Athens, municipal districts 1 through 3, through December 31, 2026. For central Thessaloniki, the restriction has been active from July 1 until the end of the year. The same limits have been imposed on Santorini, Chania, Paros and Halkidiki simultaneously. It’s worth understanding clearly: there is no nationwide ban. These are defined tourist-pressure zones, nothing more.
In practice, anyone dreaming of opening an Airbnb in Plaka or Kolonaki will need to wait, or buy a property that’s already registered. The freeze applies only to new registrations, and a registered property keeps operating as long as ownership doesn’t change hands. The government’s stated goal is to slow rising rents in city centers. The prevailing view in the market is that restrictions on short-term rentals in Greece in these pressure zones are here to stay, and may even expand in the coming years.
What You Need to Rent Legally, and What Is an AMA Number
Every property intended for short-term rentals in Greece needs a registration number called an AMA, issued by the Greek tax authority. That number has to appear on every listing, on Airbnb, on Booking, and on any other platform. Renting without registration brings serious fines, so this isn’t a step worth skipping.
Two more details worth knowing. A rental longer than 60 days to the same tenant falls outside the definition of “short-term” and counts as a standard lease instead. Guests are also charged a nightly climate fee. And since May 2026, the platforms themselves are required to report host identity, income and number of nights to EU authorities in real time. The era when you could rent under the radar is effectively over.
How Much Tax Do You Actually Pay on Short-Term Rental Income
Rental income in Greece is taxed on a progressive scale. Here are the brackets as they stand for 2026:
| Annual Rental Income | Tax Rate |
| Up to €12,000 | 15% |
| €12,001 to €24,000 | 25% |
| €24,001 to €35,000 | 35% |
| Above €35,000 | 45% |
Anyone managing three or more properties is classified as a professional operator and must register for VAT at 13%. There’s a tax treaty between Israel and Greece that prevents double taxation, but how it applies depends on each investor’s personal circumstances, so the actual planning should be done with a professional. We’re not tax advisors, and the figures here reflect a general picture as of August 2026.
What This Means If You’re Looking at South Evia
As of August 2026, South Evia doesn’t appear on any of the restriction lists. An area like the Karystos region, ninety minutes by ferry from Rafina, offers exactly the combination the new regulation is reinforcing: genuine proximity to Athens, healthy summer demand, and no competition against tens of thousands of apartments in a saturated city center. Anyone building a villa with a pool, designed from the start for rental, enters the market from the open side of the regulatory map.
It’s worth saying honestly: regulation is dynamic, and what’s open today could change tomorrow. That’s why, even in an open area, it still makes sense to register legally, keep your AMA current, and follow the updates. That’s exactly why we stay with our clients even after the keys are handed over. You’re welcome to read more in our articles South Evia Is Waking Up and What’s Happening in Central and South Evia.
Frequently Asked Questions About Short-Term Rentals in Greece
Can you open a new Airbnb in Athens in 2026? In central districts 1 through 3 of Athens, no, at least through December 31, 2026. Properties already registered continue operating, and buying a property with an existing registration is a viable route for anyone who wants to operate in the area.
What happens if you rent without an AMA number? Expect serious fines, and the platforms are required to report every host to the authorities regardless. There’s currently no legal way to run a short-term rental without proper registration.
Do the restrictions apply to all of Greece? No. The restrictions are limited to specific pressure zones: central Athens, central Thessaloniki, Santorini, Chania, Paros and Halkidiki. Most of the country remains open for new registration.
Is South Evia restricted? As of August 2026, no. The area doesn’t appear on any restriction list, and short-term rentals in Greece in this region operate as normal, subject of course to proper AMA registration.
