Greece is a dream destination for tourists—and a lucrative market for short-term rental operators. But with new regulations taking full effect on October 1, 2025, property owners need to be aware of the rules to ensure compliance and protect their investments.
At NΞXT, we help landlords navigate these changes so they can enjoy the benefits of short-term rentals without the headaches.
What You Need to Know About Compliance
The new rules are designed to improve safety, fairness, and sustainability in the short-term rental market. Here are the key requirements:
- Property Standards
- Your property must meet primary-use criteria, with natural light, ventilation, and proper safety installations.
- Basements or semi-basements that fail to meet these standards cannot be rented out.
- Liability Insurance
- Civil liability insurance is mandatory to cover damages or accidents involving guests.
- Safety Equipment and Certificates
- Properties must have a licensed electrician’s certificate, fire extinguishers, smoke detectors, residual-current devices (RCDs), and clearly marked emergency exits.
- Health and Emergency Preparedness
- A valid pest control certificate, first aid kit, and emergency contact guide are required.
- Inspections and Enforcement
- Inspectors from the Ministry of Tourism and the Independent Revenue Authority (AADE) will conduct checks. Obstructing inspections can trigger fines of €5,000 for the first offense, up to €20,000 or more for repeated violations.
Tax and Licensing Considerations
- Daily accommodation tax: €8 per night during peak season, €2 per night in winter.
- Central Athens freeze: New short-term rental registrations are banned in neighborhoods like Plaka, Kolonaki, Exarchia, Pagrati, and Neos Kosmos. Violations can result in fines starting at €20,000.
- Long-term lease incentives: Properties converted to long-term rentals may benefit from full income tax exemption under certain conditions.
Do’s and Don’ts for Short-Term Rental Operators
Do:
- Register your property properly in the AADE short-term rental registry.
- Maintain all safety and health documentation.
- Pay your accommodation taxes on time.
- Consider long-term leasing if your area has a registration freeze.
Don’t:
- Rent out non-compliant spaces.
- Obstruct inspections or misrepresent property type.
- Delay taxes or ignore fines.
- Operate in prohibited areas without proper authorization.
Why Compliance Matters
Following these regulations ensures:
- Guest safety and satisfaction
- Fair competition with traditional hospitality services
- Protection of housing for locals
- Avoidance of heavy fines and legal consequences
How NΞXT Can Help
Navigating the new short-term rental landscape in Greece can be complex, but you don’t have to do it alone. NΞXT offers turnkey short-term rental property management services, handling everything from registration and compliance checks to marketing, guest management, and maintenance.
Let us help you maximize your rental income while staying fully compliant with Greek law.