Thousands of properties rented through platforms such as Airbnb, Booking and VRBO are set to come under close scrutiny as Greece’s tax authority, the Independent Authority for Public Revenue (AADE), launches a new round of electronic cross-checks in the coming days.
The audits will compare rental data obtained directly from the digital platforms with the information declared by property owners in their 2025 tax returns, aiming to detect undeclared income and properties operating outside the AADE’s Short-Term Accommodation Registry.
Cross-checks after February deadline
The new checks follow the deadline property owners and managers had to finalize lease information for 2025 in the AADE registry by the end of February.
Based on this data, the income that must be declared in tax returns is determined. Owners who failed to complete the required updates risk being taxed on the full amount appearing on the platforms, even if they did not ultimately receive that income.
Tax authorities will compare platform data, short-term rental declarations and tax filings to identify properties that are advertised online but have not been registered in the official registry or listings that do not display the mandatory Property Registration Number (PRN).
Heavy fines for violations
Penalties for non-compliance are significant.
Property owners who fail to register their accommodation in the Short-Term Accommodation Property Registry face a fine equal to 50% of the gross income earned during the tax year in which the violation is identified, with a minimum penalty of €5,000.
If the violation is repeated within a year, the fine doubles.
Additional penalties apply when owners fail to submit a short-term rental declaration or submit inaccurate information. In such cases, the fine may amount to twice the rent shown on the digital platform, while late declarations carry an administrative fine of €100.
The penalties are imposed on the property manager, and if no manager or sublessor is declared, the responsibility falls on the owner or usufructuary of the property.
New restrictions on short-term rentals
Authorities are also tightening the regulatory framework in certain urban areas.
The suspension of new registrations in the Short-Term Accommodation Registry has now been extended to the 1st Municipal Community of Thessaloniki, following similar restrictions already implemented in central districts of Athens.
In these areas, new short-term rental properties can no longer be registered. If ownership changes, the property must instead be converted into long-term rental housing or used for owner occupancy.
EU-wide rules coming in May
At the European level, Regulation (EU) 2024/1028 will take effect on May 20, introducing a unified system across the European Union for recording and exchanging data on short-term rentals.
Under the new rules, each accommodation will receive a unique registration number, which must appear on all digital platforms. Platforms will also be required to regularly transmit rental data to national authorities, further strengthening oversight.
Tax treatment depends on number of properties
Greek tax rules also differentiate between individuals based on how many properties they rent.
If a person rents up to two furnished properties without additional services, the income is treated as property income.
However, when three or more properties are rented out, the activity is considered a business, requiring the owner to register a business activity, issue tax documents and charge 13% VAT.
Climate resilience fee
Short-term rentals are also subject to the climate resilience fee, which applies per night.
For apartments, the fee is €1.50 per day from March to October and €0.50 during the winter months. For detached houses larger than 80 square meters, the fee increases to €10 per day in the high season and €4 per day in the low season.
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