Property & Tax
Short-Term Rentals & Airbnb: How Property Owners Are Taxed in Athens
Published · 6 min read · NS Accounting & Tax Office
Short-term rental through platforms such as Airbnb has become an important source of income for thousands of property owners in Athens. At the same time, the tax framework governing it is relatively complex and changes frequently. At NSTAX, an accounting firm in Athens with 10 years of experience, we guide property owners so they remain compliant. This article explains the essentials you need to know.
What Qualifies as a Short-Term Rental
Under the current framework, a short-term rental is the letting of a property for fewer than 60 days per booking, without services other than bed linen, whether or not it is arranged through a digital platform such as Airbnb or Booking. Each property must be registered in AADE’s Short-Term Stay Property Registry and receive a unique Property Registry Number (AMA), which must appear in every listing.
How Income Is Taxed According to the Number of Properties
The tax treatment mainly depends on how many properties the same individual operates:
If the operation becomes a business activity, see also what VAT changes mean in practice and which matters must be organised from the first day of trading.
- Up to two properties: Income is treated as income from immovable property and taxed under the rental-income scale, without an obligation to register a business or charge VAT.
- Three properties or more: Income is treated as business income and is subject to the reduced 13% VAT rate.
- Additional services such as breakfast or cleaning during the stay: The property is treated as tourist accommodation and business registration with AADE is mandatory, regardless of the number of properties.
5 Things Property Owners Should Watch
For complete support with tax returns and property income, see the services for individuals we provide.
1. Register every property correctly with AADE
Each property needs its own AMA, which must appear in every listing — omission can lead to penalties.
2. Count your properties correctly
The number of AMA registrations determines whether you are taxed as property income or as a business — a counting error can change your entire tax regime.
3. Check whether you need a tourism operating licence
If you rent all the apartments in a block, it may be treated as tourist accommodation and require an operating licence or notification.
4. Do not forget the Climate Crisis Resilience Fee
This is a separate charge per overnight stay, remitted through a dedicated process, and must not be confused with income tax.
5. Keep a record of every booking
AADE systematically cross-checks platform data — regular income records for each property protect you in the event of an audit.
Need Guidance for Your Short-Term Rental?
NSTAX closely monitors changes to the short-term rental framework and guides property owners in Athens so they remain compliant and avoid penalties. Contact us to review your case.
The short-term rental tax framework is updated frequently. Contact us for the current position in your case. You can also consult AADE’s official guide.