Quick answer: Short-term letting is still permitted and profitable across most of Greece, but 2026 rules matter. Every property needs an AMA registration number from the tax authority, displayed on every listing. New AMA registrations are currently suspended in the 1st, 2nd and 3rd Municipal Communities of central Athens through the end of 2026, and in Thessaloniki's historic centre from March 2026. Outside those zones — including the suburbs, the Riviera, the coast and the islands registration remains open. Stays of 61 days or more fall outside the short-term framework entirely.

Short-term rental remains one of the most attractive ways to generate income from Greek property and one of the most misunderstood. The regulations have tightened, but far more narrowly than the headlines suggest. Here is what actually applies in 2026, what returns are realistic, and what it takes to run a property properly from abroad.

ΑMA registration is mandatory. Every short-term rental property must be registered in the Short-Term Property Register (AMA) with the tax authority (AADE), and the number must appear on every listing Airbnb, Booking.com and any other platform.

New registrations are suspended in central Athens. The 1st, 2nd and 3rd Municipal Communities are closed to new AMA registrations through 31 December 2026. This covers areas including Plaka, Monastiraki, Syntagma, Kolonaki, Exarcheia, Koukaki, Pagrati, Mets, Neos Kosmos, Petralona, Thiseio, Gazi and Metaxourgio.

Registrations follow the owner, not the property. In the restricted zones, an existing registration is removed when ownership changes through sale, inheritance or parental provision. A buyer cannot inherit the seller's short-term rental rights there a critical due-diligence point.

Thessaloniki's centre is now included. From March 2026, new registrations are suspended in the historic and commercial core of the 1st Municipal Community, initially for one year.

The 60-day line. Leases of 61 days or more are treated as ordinary residential tenancies and fall outside the short-term rental framework — no AMA required.

Most of Greece is unaffected. The islands, coastal areas, the Athenian Riviera and the suburbs remain fully open to new registrations. Some high-demand destinations are being monitored, but there is no nationwide ban.

2026 is explicitly a review year: authorities are measuring the effect of these measures on housing supply, and any future changes are expected to stay geographically targeted rather than nationwide.

What the Project Includes

The Ellinikon has moved decisively from plans to delivery. The Sports Park has opened to the public as the first large-scale public destination on the site. The Riviera Tower has reached structural completion. The Riviera Galleria has completed construction, with opening anticipated in 2027, while work on the Ellinikon Mall is under way and residential neighbourhoods continue to progress. The first phase of the overall project is targeted for completion around the end of 2026.

For investors, this is the important shift: the project has passed the point where it is a promise. Each completed milestone converts speculative uplift into realised value.

Short-term letting produces higher gross income but costs considerably more to run. The honest comparison is on net return, not headline nightly rates.

A useful rule: short-term letting wins on gross and loses on hassle. It makes sense where nightly rates are strong class="subtitle subtitle--1" and the property is professionally managed. Where it is not, long-term letting frequently produces a similar net result with a fraction of the work and risk.

What Eats Into Your Return

• Platform commission, a percentage of every booking.
• Cleaning and linen, per stay, and the single largest variable cost.
• Utilities and internet, paid by you, not the guest.
• Management fee, typically a percentage of revenue for full-service operation.
• Maintenance and replacement, high-turnover use wears a property faster.
• Tax, rental income is declared and taxed in Greece; treatment depends on how the activity is structured.

Where Short-Term Letting Still Works Well in Athens

With the centre closed to new registrations, attention has shifted outward and in several cases the economics are better anyway:

• The Athenian Riviera (Glyfada, Voula, Alimos) beach access, strong summer rates and a growing year-round draw as the Ellinikon matures.
• Northern and eastern suburbs corporate and medium-stay demand with less seasonality.
• Piraeus and the coastal fringe port and cruise traffic, plus good transport links.

If your target is a property inside the restricted districts, the sensible strategy is long-term letting — which still performs well there thanks to consistent tenant demand.

Buying With Short-Term Letting in Mind

1. Check the zone before you offer. Confirm whether the exact address sits inside a restricted Municipal Community.
2. Never assume an existing AMA transfers. In restricted zones it is cancelled on change of ownership.
3. Check the building's rules. Some apartment blocks restrict short-term letting in their regulations.
4. Model the net, not the gross. Build a full-year projection including voids, costs and tax.
5. Plan the management before you buy. Remote ownership without a reliable operator is where returns quietly disappear.

Nest Land has been active on the Athenian Riviera throughout the Ellinikon's development. We advise on which micro-locations still offer value, source on-market and off-market properties, and handle due diligence, purchase, renovation and management, so you can take a position near the catalyst without guessing at the detail.

Frequently Asked Questions

Is Airbnb still legal in Greece in 2026?

Yes. Short-term rentals remain legal nationwide with an AMA registration number. The 2026 measures suspend new registrations only in specific high-density districts of central Athens and Thessaloniki not across the country.

Which areas of Athens are restricted for new Airbnb registrations?

The 1st, 2nd and 3rd Municipal Communities of the City of Athens, through 31 December 2026 — including Plaka, Kolonaki, Koukaki, Exarcheia, Pagrati, Mets, Neos Kosmos, Petralona, Thiseio and Metaxourgio.

Can I take over the seller's Airbnb registration when I buy?

Not in the restricted zones. There, the registration is tied to the current owner and is cancelled when ownership changes, so a buyer cannot rely on it. Always verify this before purchase.

What yield can I expect from a short-term rental in Athens?

Net yields commonly fall in the 4–7% range after cleaning, utilities, platform commission, management and voids higher gross than long-term letting, but with materially higher running costs.

Do I need an AMA number for a long stay?

No. Leases of 61 days or more are treated as ordinary residential tenancies and sit outside the short-term rental framework.

Who can manage my Airbnb in Athens?

Nest Land offers full-service short-term rental management for overseas owners — covering compliance, listings, pricing, guests, cleaning, maintenance and reporting.