Before its first booking, every short-term rental property in Greece needs a registry number, the ΑΜΑ. Listing a property without one is illegal. This guide covers how it is issued, the obligations that follow and the traps worth knowing, as the rules stand in August 2026.
What counts as a short-term rental
A short-term rental is a furnished property let for up to 59 days, with bed linen as the only service. It applies whether the booking comes through a platform or directly: off-platform lets of up to 59 days also require registration. From 60 days upwards, a tenancy is long-term and the registry does not apply. Mind one critical boundary: if you provide services beyond linen, such as cleaning during the stay or breakfast, the property stops being a short-term rental and is treated as tourist accommodation, notified through NotifyBusiness instead of holding an ΑΜΑ.
How the ΑΜΑ is issued
Registration happens exclusively online, in the «Μητρώο Ακινήτων Βραχυχρόνιας Διαμονής» application on myAADE, using the manager's personal TAXISnet credentials. It is done per property, and the 11-digit ΑΜΑ is issued instantly on completion. There is no fee of any kind: the process is free.
What you will need: if you are the owner or usufructuary, the property's ΑΤΑΚ from your E9 declaration. If you let as a sub-lessor or third-party manager, the number of the lease declaration that granted you the right. The entry has the force of a solemn declaration, so the details must be accurate.
The ΑΜΑ must then accompany the property in a visible spot on every means of advertising: on the platforms, but also on your own website or printed material. Properties holding an EOT operating licence follow special registry rules; if yours has one, talk it through with your accountant before acting.
The obligations that follow
The ΑΜΑ is the beginning, not the end. After every guest departure you file a short-term stay declaration, one per booking, by the 20th of the month following the departure. No nil declaration is needed for months without departures. Cancellations where the policy pays you are also declared by the 20th of the following month.
A late declaration costs 100 euros; a missing or inaccurate one costs twice the rent shown on the platform. At year end, the registry entry is finalised by 28 February of the filing year, allocating the income among the beneficiaries. Under full management we file the stay declarations for every booking ourselves, so the owner never watches a deadline.
An ΑΜΑ is not tied to the property forever. You can terminate it at any time through the same application, at the latest before the filing season opens for the year in question. And the reverse holds: when the manager, the owner or the letting arrangement changes, the old ΑΜΑ does not transfer; a fresh registration and a new number are required. If you hand the property to a management company, that handover needs to happen cleanly, before the next booking arrives.
Suspension zones: what applies, and where
Since 2025, first-time registrations have been barred in the 1st, 2nd and 3rd municipal districts of Athens, with the suspension extended through 31.12.2026. From 1.7.2026 the Α΄ municipal community of central Thessaloniki was added, also through the end of 2026. Letting inside a zone without a grandfathered registration costs at least 20,000 euros.
For Crete the conclusion is clean: no part of the island is inside any suspension zone. In Chania, Rethymno, Heraklion and Lasithi, new registrations are fully open. But the zones grow by legislation, as Thessaloniki showed, which is one more reason not to postpone if you are considering starting.
One, two or three properties: the rule that changes everything
A natural person letting up to two properties short-term is taxed on real-estate income, with no business registration and no VAT. From the third ΑΜΑ upwards, all of the income becomes business income: registration with a business activity code, VAT at 13%, a 0.5% municipal levy on rents, and bookkeeping with myDATA transmission. The count is based on the ΑΜΑ numbers you hold, not on the bookings you actually took. Legal entities earn business income from the first property.
Before deciding how many properties to register and under what structure, it is worth an hour with a tax adviser. We explain the basic numbers in our guide to short-term rental tax, and we can introduce you to our tax partner; tax support is agreed separately and is not part of the management agreement.
The order to do it all in
- Make sure the property meets the Law 5170/2025 specifications: insurance, electrician's certificate, extinguishers, detectors, first-aid kit.
- Issue the ΑΜΑ on myAADE using the property's ΑΤΑΚ.
- Display the ΑΜΑ in a visible spot on every listing and advertisement.
- Set up the flow of stay declarations, so no 20th-of-the-month deadline slips past.
- If you are approaching three properties, talk to a tax adviser before issuing the third ΑΜΑ.
If you would rather not run all of this yourself, full management covers the listing, the stay declarations and the day-to-day operation, with the income always paid into your own bank account.
