Greece – Property Letting

How does the property letting process work in Greece?

Greece’s residential rental sector is underpinned by a comprehensive legal framework that sets out the rights and obligations of both parties, covering areas such as security deposits, tenancy durations, rent adjustment mechanisms, repairs, and upkeep. The journey typically begins with preparing the property for market, establishing a competitive asking rent, promoting it through real estate portals, local agents, or international listing platforms, assessing prospective tenants, and then executing a formal written lease agreement.

The foundational legislation governing Greek real estate is the Hellenic Civil Code. In contrast to legal systems where verbal rental agreements may carry some enforceable weight, Greek law places strong emphasis on written, formally registered contracts. There is a statutory obligation to register all rental agreements through the online tax platform operated by the Independent Authority for Public Revenue (AADE), including short-term leases. Registration is carried out via the AADE portal using a personal TaxisNet access code.

Greek law imposes a minimum lease duration of three years for both residential and new commercial properties. This requirement binds both the landlord and the tenant regardless of whether a shorter or open-ended arrangement is initially agreed. This sets Greece apart from many other countries — unlike France or Germany, where one-year furnished tenancies are the norm, Greece’s three-year floor applies to unfurnished residential property as a matter of law, irrespective of any contrary agreement between the parties.

Lease contracts ordinarily specify the mechanism for annual rent increases, which is typically linked to an inflation index. While tenants are forbidden from selling the leased property under any circumstances, subletting is permitted unless the lease explicitly prohibits it. Landlords are strongly advised to ensure their contracts contain clear provisions regarding subletting, permitted property use, and the rent review process to head off potential disputes.

The standard step-by-step process for letting a long-term residential property in Greece generally proceeds as follows:

1. Prepare the property and obtain an Energy Performance Certificate (EPC), which is a mandatory requirement for all rental listings.
2. Determine the asking rent by benchmarking against comparable properties in the area, then market it through local agents, property websites, or international platforms.
3. Vet prospective tenants by reviewing income documentation, employment references, and identity verification.
4. Agree final rental terms and prepare a written lease agreement in Greek (a bilingual version is advisable for landlords who do not speak Greek).
5. Register the executed lease with the AADE online system within one month of signing, using your TaxisNet login credentials.
6. Collect the security deposit — usually one to two months’ rent — and provide a written receipt.
7. Hand over the property accompanied by a signed inventory of fixtures, fittings, and appliances where applicable.
8. Declare rental income on your annual Greek tax return and settle ENFIA (the annual property ownership tax) each year.

What types of rental arrangements are available in Greece — long-term, short-term, and holiday lets?

Greek property law draws a clear distinction between three primary rental models: long-term residential letting, short-term letting in the Airbnb-style sharing economy format, and licensed tourist accommodation. Each model operates under its own distinct legal framework, tax treatment, and registration requirements.

Long-term residential letting is regulated by the Hellenic Civil Code. Residential leases carry a statutory minimum term of three years, which applies even where the written agreement specifies a shorter period, though parties are free to agree a longer duration. This model offers landlords the most predictable and stable income stream.

Short-term letting is subject to tight regulation. Under legislation in force since 1 January 2024, a short-term urban lease is defined as the rental or subletting of a furnished property for up to 59 days, provided that no supplementary hospitality services — such as cleaning, breakfast, or similar hotel-style amenities — are provided. It is important to understand that a short-term rental is not classified as a tourist lease; instead, it falls within the urban leasing framework and is governed by dedicated national legislation.

From October 2025, Greece introduced sweeping regulations for short-term rental properties, fundamentally reshaping the landscape for platforms such as Airbnb. The new rules are designed to guarantee safety, quality, and adherence to local standards, covering requirements that range from natural lighting and ventilation to civil liability insurance and fire safety provisions.

Geographic restrictions are also becoming more stringent. In January 2025, Athens imposed a one-year moratorium on the registration of new apartments for short-term rental in several central districts, as a measure to ease housing shortages and relieve rent pressure on permanent residents. The prohibition on new permits for properties located in the 1st, 2nd, and 3rd municipal districts of the Municipality of Athens will continue through 2026. The measure is expected to be extended to Thessaloniki, Halkidiki, Santorini, Paros, and Chania — regions where surging tourist demand has flooded the short-term rental market, generating a serious housing crisis.

Income generated by up to two short-term rental properties is taxed as real estate income. Revenue from three or more properties is taxed as business income, requiring formal business registration. Operating more than two properties may also trigger the need for a tourism licence through the Greek National Tourism Organisation, and the tax authorities may require rental activities to be conducted as a business venture.

A climate resilience fee (known as ΤΑΚΚ) also applies to short-term rentals. Between March and October, a daily fee of €1.50 applies to rented properties; for detached properties exceeding 80 sqm, the charge rises to €10.00 per day of use. From November through February, the fee is €0.50 per day, or €4.00 per day for detached properties over 80 sqm. The climate fee is collected from the guest and remitted by the owner to the tax authorities; these charges have applied from 1 January 2024.

What rental income can landlords expect in Greece, and how are rates set?

Rental prices in Greece are largely determined by market conditions — there is no general rent control mechanism for new long-term residential leases, although commercial rents are subject to capped annual increases. Under Article 97 of Law 5007/2022, as amended and currently in force, rents for commercial leases governed by Presidential Decree 34/1995 may be raised by a maximum of 3% for the period from 1 January 2025 to 31 December 2025, calculated on the 2024 rent. For residential lets, the lease agreement ordinarily specifies the rate of annual rent adjustment, which is typically pegged to an inflation index.

Where the lease contains no explicit provision for rent increases, the landlord may seek an adjustment by applying to the competent court or, in certain circumstances, to the Regional Committees for the Settlement and Re-Adjustment of Rent. This underscores the importance of incorporating a clear rent review clause in any lease contract, rather than relying on default legal mechanisms.

Notable trends shaping the Greek real estate market in recent years include heightened demand, climbing property values, growing foreign investment, and a proliferation of short-term rental listings. In 2024, apartment prices rose by 8.7% year-on-year, and rental yields have tracked a similarly upward path. Annual rental returns in high-demand locations can reach up to 10%, though this figure varies considerably by area. Current market rates can be monitored via Greek property portals such as Spitogatos or Xe.gr, and a local agent can provide location-specific guidance. As of 2025, no national rent pressure zones exist for residential property, but the situation is evolving — check the current position with the AADE or the Ministry of Finance.

Do landlords need to provide a furnished or unfurnished property in Greece?

There is no blanket legal requirement for landlords to furnish a property for a long-term residential let in Greece. Both furnished and unfurnished arrangements are common, and the decision is generally a commercial one based on the target tenant profile and prevailing local market expectations. Apartments in city centres — particularly in Athens, Thessaloniki, and popular tourist areas — are frequently offered furnished when targeting mobile or shorter-term occupants.

However, the furnished versus unfurnished distinction carries meaningful legal and tax implications. Short-term rentals fall under a specific regulatory framework that applies to the rental of furnished properties for short periods, without the provision of hotel-style services. A property must be furnished to qualify as a short-term rental under the AADE framework — unfurnished properties are ineligible for registration in this category. If you plan to use your property for Airbnb-style lettings, furnishing it to a practical standard — including bedding, kitchen equipment, and bathroom essentials — is a legal prerequisite rather than merely a commercial choice.

For long-term lets, where a property is offered furnished, the lease should incorporate a detailed inventory of the contents and their condition at the point of handover. This protects both parties in any disagreement over deposit deductions when the tenancy ends. White goods such as washing machines and refrigerators are frequently included in furnished lets but are not a legal requirement; their inclusion and the associated maintenance responsibility should be explicitly addressed in the lease agreement.

Do you need a licence or registration to let a property in Greece?

Registration obligations vary according to the type of rental you operate. For long-term residential lets, there is no separate landlord licence as such, but every landlord — whether resident or non-resident — must register all rental agreements through the AADE online tax platform. A Greek Tax Identification Number (AFM) is required to complete this registration.

For short-term rentals, registration is both mandatory and more involved. All short-term rental properties must be registered via AADE’s online portal in order to obtain a Property Registration Number (AMA) before the property is listed on any booking platform. This number acts as the unique identifier linking individual properties to their registered owners, and must be displayed on all property listings across every platform used.

Before renting your property to paying guests on a short-term basis, you must enter your property in the Short-Term Residence Register maintained by AADE and obtain the AMA number, which must be displayed prominently and clearly in all relevant listings. Non-resident foreign landlords are subject to the same AMA registration requirement as Greek residents.

Tourist accommodation — a category legally distinct from short-term sharing-economy rentals — does not require registration in the Short-Term Residence Register, but does require a special operating licence (ESL/MAG number), which must be prominently displayed in the relevant listing. Always confirm the current requirements directly with the AADE short-term rental portal or the Greek Ministry of Tourism, as the regulatory environment continues to develop.

How do you obtain a landlord licence or register as a landlord in Greece?

The steps below describe the process for registering a short-term rental property in Greece and obtaining the required AMA number. For long-term lets, the process is considerably more straightforward — only lease registration with AADE is necessary.

1. Obtain a Greek Tax Identification Number (AFM): All landlords — resident or non-resident — must hold an AFM before they can register with AADE. Non-residents may apply through the nearest Greek tax office (Eforia) or appoint a tax representative in Greece to handle this on their behalf.
2. Set up a TaxisNet account: Create an account on the AADE online platform at aade.gr. Your AFM and personal details will be required. Non-residents may need the assistance of a Greek-based representative for this step.
3. Register your property in the Short-Term Stay Property Registry: Log into the AADE portal and complete the property registration form, supplying your property details, proof of ownership, and confirmation that the property is classified as a primary residential use space under Greek law.
4. Prepare required documents: You must provide valid building permits or legalisation documents confirming that the property qualifies as a primary use space in accordance with Greek building regulations, along with ownership documentation or authorised use agreements.
5. Obtain civil liability insurance: Every short-term rental property must be covered by civil liability insurance issued by a licensed insurer operating in Greece. The policy must cover damages or accidents involving guests or third parties, and must be active before the property can be rented out.
6. Meet safety and hygiene standards: Obtain an electrical safety certificate from an accredited specialist. Equip the property with appropriate fire safety provisions, including fire extinguishers, smoke detectors, and automatic cut-off relays. Sanitary requirements — including regular pest control and the presence of a first aid kit on the premises — must also be satisfied.
7. Display your AMA number: Every new listing posted on a booking platform must include the Property Registration Number (AMA, ESL, or MAG) in the mandatory dedicated field, or alternatively confirm that an exemption applies.
8. Submit monthly short-term stay declarations: File the Short-Term Residence Declaration via the AADE portal by the 20th of each month following each guest’s departure.

There is no fixed government fee for obtaining an AMA as of 2025 — registration via the AADE portal is free — though costs arise from the mandatory insurance policy, safety certifications, and any professional fees charged by accountants or lawyers who assist with the registration process. Check current requirements at the AADE short-term rental page, as procedures and required documentation are revised on a regular basis.

What are the rules around deposits in Greece?

Security deposits are a standard feature of Greek residential tenancies. Unlike the UK, which operates a mandatory Tenancy Deposit Protection (TDP) scheme requiring deposits to be held by a government-approved third party, Greece has no equivalent centralised deposit protection system. Deposits are ordinarily held directly by the landlord, making clear documentation and a signed receipt indispensable for both parties.

The most widely used deposit amount corresponds to one to two months’ rent, agreed between landlord and tenant and recorded in the lease agreement. There is no statutory national ceiling on the deposit amount for residential lets as of 2025, though the amount agreed must be reasonable and proportionate. Landlords should seek guidance from a local lawyer to confirm current practice, as rules may be supplemented by local regulations or judicial interpretation.

At the conclusion of the tenancy, the deposit should be returned in full within a reasonable period, subject to deductions for damage beyond normal wear and tear. Repair of damage resulting from typical or agreed usage is the tenant’s responsibility. All other damage is the landlord’s responsibility, unless the lease specifies otherwise. Any deductions made from the deposit should be supported by receipts or contractor quotations. Disputes over deposit returns are resolved through the civil courts, which can be a protracted process — making a thorough move-in and move-out inventory supported by photographs strongly advisable. Always verify current rules on deposit handling with a local lawyer or with the AADE.

Who is responsible for maintenance and repairs in Greece?

Greek tenancy law draws a clear distinction between the maintenance responsibilities of the landlord and those of the tenant. Landlords are generally accountable for significant repairs necessary to preserve the property’s condition, while tenants are expected to attend to routine, minor maintenance. In some cases, the lease may contain clauses that limit the landlord’s liability for certain categories of damage, providing legal clarity and allocating responsibility for specific repair costs.

Landlords are responsible for overseeing necessary repairs and ensuring that the property remains in a habitable state. This encompasses structural and major repairs required to meet legal standards of habitability — a position broadly consistent with the approach taken in most European countries, where the landlord maintains the fabric and structure of the building while the tenant handles day-to-day upkeep and minor wear-and-tear issues.

The tenant bears responsibility for utility costs such as electricity and water. ENFIA — the annual property ownership tax — must be paid by the owner and cannot legally be passed on to the tenant, even through an informal arrangement. Utility bills and other running costs may, however, fall to the tenant depending on the terms of the rental agreement.

Should a landlord neglect to carry out essential repairs, the tenant may seek legal recourse through the courts. Equally, if a tenant causes damage beyond normal use and declines to pay for it, the landlord’s primary avenue is also through the civil court system. Given the pace of Greek court proceedings, landlords are advised to address maintenance matters promptly and maintain written records of all correspondence with tenants.

How are letting agents used in Greece, and what do they charge?

Letting agents — known locally as mesites or ktimatomesite — play an active part in the Greek rental market, particularly for landlords who do not speak Greek or who are based overseas. Agents typically offer services including property valuation, marketing, tenant screening, assistance with lease drafting, and in some cases ongoing property management. For non-resident landlords, a full property management service is particularly valuable.

In Greece, letting agent fees are conventionally shared between landlord and tenant, with each party typically paying the equivalent of one month’s rent as the agent’s commission (as of 2025). This differs from markets such as the UK, where since 2019 landlords bear the full cost of letting agency fees and tenants cannot be charged upfront. Greece has no equivalent statutory cap on agent fees or prohibition on charging tenants, though this remains an area of ongoing consumer debate. Verify current fee norms and any regulated structures with the Greek Ministry of Finance or a local consumer authority, as market practices can vary by region and property type.

For short-term rental management, specialist property management firms handle everything from AMA registration and guest communications to cleaning and key handover. Their charges vary but typically fall in the range of 15% to 25% of rental revenue (as of 2025). Always obtain a clear written management agreement specifying the services covered, the fee structure, and the basis for any additional charges before appointing a manager.

What taxes apply to rental income in Greece?

Rental income tax in Greece applies to both residents and foreign owners and is calculated on annual gross rental income from property. Rental income is subject to progressive taxation ranging from 15% to 45%, with a standard deduction of 5% applied in place of actual expenses. As of 2025, the applicable tax brackets are: 15% on income up to €12,000; 35% on income between €12,001 and €35,000; and 45% on income exceeding €35,000.

A tax reform taking effect from 1 January 2026 introduces an intermediate rate of 25% for the bracket €12,001–€24,000, eliminating the steep step between 15% and 35% and reducing the tax burden for a large number of landlords. This is a significant development for small and medium-scale landlords and should be incorporated into financial planning from 2026 onwards.

The same tax rates apply to both Greek tax residents and non-residents. If you are a non-resident, you are liable to Greek tax on income derived from renting out real estate situated in Greece. You are required to submit an income tax return declaring the income earned and pay the resulting tax liability accordingly.

A notable incentive exists for landlords switching from short-term to long-term letting. The Greek government has introduced tax relief for landlords who transition to long-term leases. Where a property is rented out for a period of three years or more, the owner may benefit from a three-year exemption from income tax on that rental income. This measure applies to properties that were either vacant or being used for short-term rentals in 2024. Short-term rental income remains fully taxable — no exemption is available for short-term lets.

Landlords may be in a position to deduct allowable expenses — such as maintenance costs, mortgage interest, and property management fees — from their taxable income. Deductible items include property insurance premiums, maintenance and repair expenditure, and utility bills paid by the owner. A standard flat deduction of 5% of gross income is available for those who prefer not to itemise actual costs.

In addition to income tax, Greek property owners are subject to ENFIA — the Unified Property Ownership Tax — which is levied annually on both buildings and land and paid in monthly instalments. The headline ENFIA rate varies according to the property’s location, size, and age, ranging from €2 to €16.20 per square metre. Properties in high-demand locations such as central Athens, Mykonos, and Santorini typically attract higher rates.

All landlords — resident and non-resident alike — must declare rental income annually. Greek tax returns are filed via the AADE myAADE portal, with the submission deadline of 30 June each tax year. Given the complexity involved, particularly for non-residents and those with multiple properties, engaging a local certified accountant (logistis) or tax adviser is strongly recommended. Greece has double taxation agreements with many countries — check whether your home country has a treaty with Greece that affects how your Greek rental income is treated domestically.

What are the rules around ending a tenancy or evicting a tenant in Greece?

A tenant is obliged to vacate the leased property at the end of the agreed term without the need for further notice. If the tenant remains in occupation after the lease expires and continues to pay rent — and the landlord accepts such payments — the tenancy is treated as having been tacitly renewed for an indefinite period, terminable by either party or by mutual agreement. Landlords should therefore communicate their intentions clearly at the end of a tenancy to avoid inadvertently creating an open-ended arrangement.

Tenants do not have the freedom to end a lease early without satisfying the mandatory three-year commitment imposed by Greek law. Even after the originally agreed term has elapsed, vacating before the three-year period has run its course may entitle the landlord to claim the rent due for the remaining period. That said, certain specific circumstances may permit early termination, which underlines the importance of precisely drafted terms in the lease agreement.

Greek landlords are legally entitled to seek eviction for reasons such as non-payment of rent, significant damage to the property, or other material breaches of the lease. However, eviction is not automatic — it must be pursued through the courts, and a formal court order is required. The Greek legal system can operate slowly, meaning eviction proceedings may take considerably longer than in countries with dedicated fast-track housing tribunals, such as England’s First-tier Tribunal or France’s tribunal d’instance. This makes rigorous tenant screening at the outset particularly important for landlords in Greece.

Greece’s framework strikes a broadly balanced position between landlord and tenant rights, though the mandatory three-year minimum term means landlords have limited scope to recover a property quickly if their personal circumstances change. If you anticipate needing to sell or occupy the property within a few years, obtain legal advice before committing to a long-term residential tenancy.

What should expat landlords know about managing property remotely in Greece?

Running a Greek property from abroad is entirely feasible but demands careful planning. The most critical step is identifying a trustworthy local representative — whether a property management company, a lawyer, or a certified accountant — and conferring on them the authority needed to act in your name. A notarised power of attorney (PoA), either drafted in Greece or legalised abroad with an Apostille, enables your representative to execute contracts, register leases, deal with AADE, and coordinate maintenance on your behalf.

Non-resident landlords are liable for Greek tax on rental income derived from property situated in Greece. You must file a Greek income tax return each year and pay tax at the same progressive rates as residents. While Greek residents are taxed on their worldwide income, non-residents are taxed solely on Greek-source income. If your country of residence has a double taxation agreement with Greece, you may be able to offset Greek tax paid against your domestic tax liability — seek advice from a tax professional in both jurisdictions.

There are no legal restrictions on transferring rental income out of Greece. There are no limitations on repayments to foreign lenders, though payments may be subject to withholding taxes and the regulations of the receiving country. In practice, rental income can be freely transferred to a foreign bank account, provided your Greek bank account and tax registration are maintained in good standing.

For short-term rentals managed from overseas, appointing a local property manager capable of handling guest arrivals, cleaning, urgent maintenance, and compliance inspections is essential. Inspections are carried out by joint teams from the Ministry of Tourism and the IAPR, and in addition to verifying compliance with short-term rental standards, these teams also conduct on-site tax audits. A local manager ensures your property is ready for inspection at any time.

Non-resident landlords should also ensure they maintain a current AFM, keep their TaxisNet account active, submit annual income tax declarations through the AADE system, pay ENFIA on schedule each year, and keep all property registration documentation up to date. Failure to comply can result in financial penalties, revocation of AMA registration, or complications when the property is eventually sold.

Frequently Asked Questions

Can a non-resident own and let property in Greece?

Yes. Non-residents may own and let property in Greece without restriction, subject to limited rules in designated border areas. You will need a Greek Tax Identification Number (AFM) and must register your lease — or your short-term rental property — with the AADE. Rental income is taxed in Greece at the same progressive rates that apply to residents (15%–45% as of 2025). Consult the AADE website and a local tax adviser for guidance on your specific obligations.

Do I need a local agent to let my property in Greece?

There is no legal requirement to use a letting agent for a long-term residential tenancy. That said, for non-resident landlords in particular, engaging a local agent or property manager is strongly advisable for tenant vetting, lease registration, maintenance coordination, and AADE compliance. For short-term rentals, a local manager is in practice indispensable for guest management and ensuring the property is inspection-ready at all times.

What is the minimum lease term for residential property in Greece?

The minimum duration for a residential lease in Greece is three years, as set out in the Hellenic Civil Code. This applies even where both parties have agreed in writing to a shorter term — the three-year floor is implied by law. Parties are free to agree a longer duration. This is entirely separate from the short-term rental framework (covering lets of up to 59 days), which operates under its own distinct legal rules.

How do I register a short-term rental in Greece?

You must register your property with the Independent Authority for Public Revenue (AADE) via the myAADE portal and obtain a Property Registration Number (AMA) before listing on any booking platform. You will need your AFM, evidence of ownership, building permit documentation, civil liability insurance, and safety certifications (including an electrical certificate and fire safety equipment). The AMA must be shown in all listings. Registration is free as of 2025, though associated compliance costs apply. See the AADE short-term rental page for current requirements.

How is rental income taxed in Greece for a foreign landlord?

Non-resident foreign landlords pay Greek tax on rental income from Greek property at the same progressive rates as residents: 15% on the first €12,000, 35% on €12,001–€35,000, and 45% above €35,000 (as of 2025). A new 25% bracket covering €12,001–€24,000 comes into effect from 1 January 2026. A standard deduction of 5% applies in place of itemised expenses. An annual Greek income tax return must be filed. Check whether your country of residence has a double taxation agreement with Greece, as this may reduce your overall liability. Always consult the AADE and a local tax adviser for the current rules.

Are there areas in Greece where short-term rentals are banned?

Yes. From January 2025, new short-term rental registrations have been prohibited in several central districts of Athens — including the Historical Centre, Koukaki, Plaka, and Exarchia — with the ban extended through 2026. Comparable restrictions are anticipated in Thessaloniki, Halkidiki, Santorini, Paros, and Chania. Breaching the ban can result in fines of at least €20,000. Always verify the current list of restricted zones with the AADE and the relevant local municipality before registering a property.

Is there a deposit protection scheme in Greece?

No. Unlike the UK and Ireland, which operate mandatory government-backed tenancy deposit protection schemes, Greece has no centralised deposit protection system as of 2025. Security deposits — typically equivalent to one to two months’ rent — are held directly by the landlord. It is essential to issue a written receipt for any deposit received and to record the property’s condition thoroughly at the beginning and end of the tenancy. Disagreements are resolved through the civil courts.

Can I get a tax exemption on rental income in Greece?

Yes, in certain circumstances. As of 2025, landlords who enter into a new long-term residential lease of at least three years — covering a property that was either vacant or operated as a short-term rental in 2024 — may be eligible for a three-year income tax exemption on that rental income. Short-term rental income does not qualify for this exemption. The qualifying income must be declared using the appropriate codes on the AADE E2 tax form. Consult a certified Greek accountant or tax adviser and review the AADE portal for full eligibility criteria and current rules, as this incentive was introduced in 2025 and may be subject to future amendments.