Calculator

Short-term or long-term rental: which leaves you more in Greece

What each option leaves you with after Greek tax, the climate crisis resilience fee, the platform fee and running costs, and the occupancy at which short-term starts to pay. The calculation runs on your device, with your own figures and no sign-up.The same calculations as the PROPERWISE app. Indicative, not an official document. It applies Greek tax law for 2026.

Monthly rent

Nightly rate

Occupancy

Platform fee

Cleaning

Fixed costs

Floor area

Property type

When it fills

Bookings are spread evenly across the twelve months. The fee is €8 per night from April to October and €2 in the other months.

The nightly rate is your own, without the climate crisis resilience fee that guests pay and you pass on to the state. Use the average you achieve over the year, not the peak rate. Fixed costs are electricity, water and internet, which a long-term tenant pays.

PROPERWISE3 Nov 2026

Short-term vs long-term rental

Monthly rent €700.00 · Nightly rate €80.00 · Occupancy 60% · Property Apartment, 75 m² · Platform fee 15% · Cleaning €12.00 per night, on average · Fixed costs €90.00 per month · When it fills All year

In favor of short-term, per year

+€1,020.00

Long-term, net

€7,203.00

Short-term, net

€8,223.00

Break-even occupancy

From 53% occupancy and up, short-term leaves you more, which means from 192 nights a year.

Where the money goes, per year
Category	Long-term	Short-term
Takings	€8,400.00	€18,724.50
Resilience fee	n/a	−€1,204.50
Income tax	−€1,197.00	−€2,961.00
Platform fee	n/a	−€2,628.00
Cleaning and fixed costs	n/a	−€3,708.00
Net	€7,203.00	€8,223.00

For short-term, takings include the resilience fee that guests pay and you pass on, which is why it is deducted on the next line.

If occupancy falls short
Occupancy	Net short-term	Difference versus long-term
30%110 nights	€3,803.70	−€3,399.30
40%146 nights	€5,431.60	−€1,771.40
50%183 nights	€6,872.50	−€330.50
60%yours219 nights	€8,223.00	+€1,020.00
70%255 nights	€9,573.50	+€2,370.50
80%292 nights	€10,924.00	+€3,721.00
90%329 nights	€12,177.90	+€4,974.90

What it assumes and what it doesn’t. It assumes an individual with up to two properties who provides no services beyond bed linen: a 5% standard deduction and no municipal accommodation tax. From three properties and up, the activity becomes a business: different brackets, no deduction, plus the 0.5% municipal accommodation tax, VAT and business bookkeeping. The climate crisis resilience fee uses the amounts in force from 2025: €8 and €2 per night for apartments, €15 and €4 for large detached houses, with the high season from April to October (Law 5162/2024). Not included: ENFIA, insurance, furniture and equipment, gaps for renovation, your own time. It is an estimate to give you the order of magnitude, not tax advice.

Before you decide

Short-term rentals: AMA “red zones” and non-transferable registrationNew registrations in the short-term rental property registry (AMA, the registration number every short-term rental in Greece needs) are suspended in central Athens and in central Thessaloniki for a set period. The AMA number does not transfer: on a sale or gift the property is removed from the registry, and the new owner cannot register again inside a suspended zone. Inheritance is not affected. Check the zone before you invest.

Source (Greek)

properwise.gr/en/short-term-vs-long-term-rental

Whichever you choose, the costs need keeping in order.

PROPERWISE keeps rents, bills and expenses per property and prepares the figures for form E2 (the Greek schedule of property income) for your accountant.

No subscription for one property, with Noa for the first 30 days.

Get started

FAQ

What people ask before they calculate

How is short-term rental income taxed in Greece?+

For an individual with up to two properties and no services beyond bed linen, the same way as long-term rent: the rental income brackets of Law 5246/2025 with the 5% standard deduction. From three properties, it is a business.

What is the climate crisis resilience fee?+

A fee per night that guests pay and you pass on to the state. For apartments it is €8 per night from April to October and €2 in the other months; larger detached houses pay more.

What is break-even occupancy?+

The share of nights a year the property must be booked for short-term to leave you as much as a long-term lease, after all costs. Below it, a long-term lease leaves more.

Do I need a registration number?+

Yes. Every short-term rental in Greece needs an AMA number from the AADE registry, and new registrations are suspended in some central zones of Athens and Thessaloniki.

Is my data stored?+

No. The calculation runs on your device and we keep no amount in an account or database. Amounts go into the page address only so that you can share it; you need neither an email nor an account.

Text and examples: the Properwise team.