Short-term property rentals—commonly known as Airbnb—have become one of the most popular forms of leasing in Greece. Thanks to the country’s booming tourism industry, property owners can earn significantly more income by turning their homes into guest accommodations compared to traditional long-term leases.
As summer 2025 is here, new legislative changes are causing concern among property owners.
This guide was created to help you understand your obligations and successfully adapt to the changes.
The most important changes will take effect in October 2025, so you still have time to prepare before the peak season.
New Building Regulations for Short-Term Rentals
According to the new law Government Gazette A' 6/20-01-2025, titled: "Establishment of standards for short-term rental properties, environmental classification of accommodations, simplification of tourism business procedures, infrastructure regulations and urgent measures," the following applies:
Urban Planning Standards
Properties used for short-term rentals must comply with the New Building Code (NOK).
In recent years, thousands of property owners have renovated garages, storage spaces, and auxiliary areas for Airbnb use. These properties must now be legally regularized for residential use to continue operating as short-term rentals.
Important: Owners must legalize the change of use to "main residential use" under Law 4495/2017, which expires on March 31, 2026, provided the change occurred before July 28, 2011.
Eligible properties include:
- Spaces with original building permits as main-use areas, included in the structure’s building coefficient.
- Spaces legally converted into residential use with a proven change of use by July 28, 2011.
Properties That Are Now Excluded:
These can no longer be legally rented out as short-term rentals:
- Units purchased after July 28, 2011, labeled in contracts as garages, storage rooms, or other auxiliary spaces.
- Units in former office or commercial buildings converted to apartments, where mezzanines (lofts) or other areas were turned into living spaces without proper inclusion in building coefficients.
General Requirements
The requirements for Short-Term Rental Properties (Effective October 1, 2025), under Article 111 of Law 4446/2016 must:
- Be classified as main residential use with natural lighting, ventilation, and air conditioning.
- Have a certified electrician’s declaration, fire extinguishers, smoke detectors, residual current devices (RCDs), and emergency exit signage.
- Provide valid pest control certificates, first aid kits, and a safety guide with emergency contact numbers.
- Include public liability insurance covering at least €100,000 per individual for bodily injury or death.
Tip: Ensure your insurance covers the right capital for serious accidents—you don’t want to be underinsured in the event of a claim.
Inspections & Penalties
On-site inspections will be conducted by the Greek Ministry of Tourism, the Independent Authority for Public Revenue (AADE), or joint teams. Owners will receive a 10-day notice before inspection. Make sure your contact information is updated in the AADE system.
Penalties: a €5,000 fine applies in cases where access to the property is denied, or the required safety and compliance standards are not met.
Area Restrictions (Athens, 2025)
Under Article 29 of Law 5162/2024, from January 1, 2025, to December 31, 2025, new registrations in the Airbnb Property Registry are banned for properties located in the 1st, 2nd, and 3rd Municipal Districts of Athens.
Penalties for Violations:
- A 50% fine on all rental income earned during the violation period (minimum €20,000).
- A second offense in the same year leads to a fine equal to 100% of the rental income earned since the previous inspection (minimum €40,000).
Tax Exemptions for Long-Term Leases:
Great news for property owners! According to Article 9 of Law 5162/2024, there's a 36-month tax exemption for rental income, provided that:
- The lease is signed between September 8, 2024, and December 31, 2025, for a minimum of 3 years.
- The leased property is up to 120 sq.m. and was either declared vacant on tax forms (E2) for 2022–2024, or used exclusively for short-term rental (and properly declared) in 2023–2024.
- The property has not been declared for long-term use or gifted use by the landlord during the same period.
If the property is vacated or re-listed for short-term rental within 3 years, the tax exemption is canceled retroactively.
Better News: Specialized Insurance for Airbnb
At our agency, you’ll find affordable, tailor-made insurance plans for Airbnb rentals and short-term properties.
Contact us today for civil liability insurance offer that fully meet the new legal requirements.
The Airbnb market in Greece offers excellent opportunities in 2025 but it also requires a solid understanding of evolving laws and industry standards.
Stay informed, stay compliant, and make smart decisions to keep your investment profitable and secure.
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