Short-term rentals in Greece, 2026: the AMA registry number and safety requirements

Every property let short-term is registered in AADE’s Short-Term Rental Property Registry and receives a property registry number (AMA). The property’s manager registers it, separately for each property, online on myAADE (AADE’s portal).

Registering is not enough. The AMA must appear prominently in every listing of the property, on Airbnb, Booking or any other platform, and in any other advertising. The current obligations are collected on the short-term rental page on gov.gr.

In the 1st, 2nd and 3rd municipal districts of Athens, new registrations are frozen until 31 Dec 2026. No new AMA is issued there. The measure was introduced by Law 5162/2024 and extended by Joint Ministerial Decision 225563/2025.

In the 1st Municipal Community of Thessaloniki a similar freeze applies: from 1 Jul 2026 to 31 Dec 2026 no property can be registered there for the first time. The measure was introduced by Law 5313/2026.

Before a new registration or a purchase, check which municipal district the property belongs to. The freeze covers new registrations; what happens to a property that already has an AMA when it changes owner is explained in the next section.

The AMA does not pass to a new owner with the property. The registration is made by the property’s manager, so a new owner who wants to keep letting short-term needs a registration of their own. In the freeze zones the law goes further: on a sale or a gift, that is, a transfer between living persons, the property is removed from the registry and a new registration is not allowed while the restriction lasts. Inheritance is not covered by that removal.

Every short-term rental must meet suitability requirements. It must have:

• Main living spaces with natural light, ventilation and air conditioning.
• Civil liability insurance.
• An electrician’s certificate and a residual-current device (RCD).
• Fire safety: extinguishers, smoke detectors and exit signs.
• A pest-control and disinfestation certificate.
• A first-aid kit and a guide with emergency phone numbers.

All of the above apply from 1 Oct 2025, under Article 3 of Law 5170/2025 (cases a to d). Details are set out in Ministry of Tourism circular 19567/25.09.2025. Compliance is inspected on site by Ministry of Tourism staff, who notify the manager at least ten days ahead.

• Not registering, or not showing the AMA in the listing: a fine of 50% of the year’s gross income, at least €5,000. It doubles for a new violation within a year of the fine being imposed.
• Breaching the suitability requirements, or refusing entry for an inspection: a fine of €5,000. It doubles for a new violation within a year of the fine being served, and quadruples for each further identical violation.

The 50% fine also applies to a property that is registered but doesn’t show its AMA in the listing.

• Short-Term Stay Declaration on myAADE: for each month’s departures, by the 20th of the following month.
• Climate crisis resilience fee: what you collected from guests is paid over to AADE every month, by the end of the following month.

Confirm the exact date of each deadline on myAADE. The per-night fee amounts and income tax are covered in the guide Airbnb tax in Greece.