Aibnbs in Greece and other types of short-term leases are subject to new rules. As of 2025, Greece has established a new legal framework applicable to short-term leases (such as Airbnbs), with the aim to ensure the quality of the properties leased under that regime and also facilitate the relevant inspections by the services of the Ministry of Tourism, in cooperation with the Independent Public Revenue Authority, to confirm compliance with the specifications. This was deemed necessary for reasons of public interest, concerns for the protection of public health, the safety and hygiene of the residents of these properties.
Definition of “short-term lease”
“Short-term lease” refers to the lease or sublease of a property for a specific duration which is shorter than 60 days and provided that no other services are provided except the stay and bedding. This applies whether the property is made available for lease through a digital platform (Airbnb, Booking, etc) or not and notwithstanding that the lease agreement is concluded through such platform or not.
Definition of “property”
For the purposes of the short-term lease within the sharing economy, the term “property” refers to:
- An apartment
- A house
- Any other type of building having a structural and operational autonomy
- A room or rooms within an apartment or a house
According to the newly voted law, the “properties” must:
- Consist of main living spaces (i.e. are intended to serve the main use of the building and the stay of its users in them, e.g. bedrooms, living areas, kitchens etc) and have natural lighting, ventilation and air conditioning
- Are insured for civil liability for damages or accidents
- Dispose of a certification from an electrician, fire extinguishers and smoke detectors, leakage or anti-electric shock relay and emergency exit signs
- Dispose of a pest control certificate, first aid kit as well as emergency telephone numbers’ guide
Conditions in order to lease a property through a digital platform within the framework of the sharing economy
- The property manager (i.e. the person undertaking the procedure of publicity of the property through a digital platform for the purposes of short-term lease) must be registered to the “Register of Short-Term Stay Properties” held by the Tax Authorities
- The registration number of the property to the said Register must be visible on the platform and/ or any means of publicity of the property
- The above does not apply in case the property manager is licensed as a touristic facility, however the license number of the tourist facility must be visible to all publicity means regarding the property
Restrictions in connection with the short-term lease of properties
- Non-entrepreneur individuals are allowed to make available for short-term lease only 2 properties without a formal registration to the tax authorities as entrepreneurs. Where additional services are provided (additional to stay and bedding) or where a person leases 3 or more properties under this regime, then the tax authorities consider it income from a business activity and it is taxed accordingly.
- Additionally, where all the apartments of a building or a residential complex are leased under this regime, then the building or complex are considered as a touristic facility and must be licensed accordingly.
- As of 01/01/2025 and until 31/12/2025 it is not allowed to register for the first time to the aforementioned Register of Short-Term Stay Properties properties which are located in the 1st, 2nd and 3rd Municipal Units of the Municipality of Athens. This restriction has a temporary character and is considered to protect the public interest in that it aims to protect and increase residential leases in the city centre of Athens.
- Holders of residence permit as owners of real estate (Golden Visa), are prohibited to lease (or sublease) the properties acquired for the application for residence permit under the short-term lease regime of sharing economy. This applies to persons falling under the scope of the new Immigration Code (5038/2023) and does not apply to those benefiting from the previous regime (i.e. to purchases of properties completed before 28/02/2025).
Our lawyers have vast experience in matters of both short term and long term leases, residential leases and leases of commercial properties.
Should you require more detailed information or clarifications, please no not hesitate to contact us.
* This publication does not constitute legal advice. It is provided for informational purposes only.
