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Can I Host Here?EU short-term rental observatory

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City report · last verified 3 August 2026

Short-term rental rules in Athens

StatusNew licences frozen or bannedcomputed from recorded fields · country layer verified 3 August 2026
Frozen
new local licences
—
no general night cap confirmed
€20,000
maximum fine + platform delisting
Yes
national registration required (operational)

Request change notifications — Athens

Notice. AADE is running extensive digital audits in 2026, matching platform data against the AMA registry and revoking numbers on violation — an active enforcement wave, not a dormant law.

What this means for you

  1. No path for new hosts. New licences are not issued. Operating anyway risks €20,000 and delisting.
  2. Number on every listing. Since 20 May 2026 platforms verify registration numbers and must remove listings without one — this is the enforcement lever that finally works.

Status board

National registration
Required — operational
Number on listing
Mandatory
New local licences
Frozen
Night cap
No general cap confirmed
Zoning restrictions
Yes — zone-dependent
Tourist tax
Yes — Overnight stay tax, 15–45% income tax bracket depending on scale of activity.

What applies locally

1Moratorium on new AMA registrations in the 1st, 2nd and 3rd municipal districts (highest-density tourist neighbourhoods), introduced 1 January 2025 and extended through 31 December 2026.
2Existing active listings may continue operating, but in designated high-pressure zones the AMA registration no longer automatically transfers on sale or inheritance of the property.
3AADE is running extensive digital audits in 2026 cross-checking platform listings against the AMA registry.

How to register — the national layer (Greece)

  1. Apply for an AMA number via TaxisNet using your AFM (tax number), title deed, building permit and proof of legal compliance.
  2. Display the AMA number on every listing.
  3. Check whether your property falls in a moratorium zone (central Athens, parts of Thessaloniki) before assuming registration is possible.
  4. Keep income declarations consistent with platform-reported data — AADE actively cross-checks this.

AMA (Property Registry Number) via AADE / TaxisNet — mandatory since 1 January 2024. Official portal: www.aade.gr. Full context: what EU Regulation 2024/1028 changed in May 2026 · run the compliance check

Frequently asked

Can I get a new short-term rental licence in Athens?

No. New licences are frozen. Buying a property does not create a right to host.

Is there a night cap in Athens?

No general annual cap is confirmed, but zoning restrictions apply — the rules differ by district.

Do I need a registration number on my listing?

Yes. Greece operates AMA (Property Registry Number) via AADE / TaxisNet (operational), and under EU Regulation 2024/1028 platforms must verify and display the number — listings without one face removal.

What fines apply in Athens?

Fines reach €20,000, and platforms must delist non-compliant listings — the loss of income usually outweighs the fine.

Sources — verified 3 August 2026

  • SECONDARY Moratorium on new registrations in central districts, extended to 31 Dec 2026 — www.buygreece.us (checked 3 August 2026)
  • SECONDARY AMA no longer transfers automatically on sale/inheritance in high-pressure zones — news.gtp.gr (checked 3 August 2026)

Regulatory monitoring, not legal advice. This service tracks official sources and dates every claim. Rules change and court rulings can void them overnight — before you act, verify with the linked official register or a licensed professional in the relevant country. Errors: contact@canihosthere.com.