Greek Short-Term Rental Regulations

Complete guide to Greek short-term rental laws, compliance requirements, and the regulatory framework under Law 5170/2025.

Last updated: 26 May 2026

Quick Compliance Checklist

Requirements under Law 5170/2025, effective from 1 October 2025

📋Valid AMA registration number from AADE
🛡️Active civil liability insurance for short-term rental activity
🧯Portable dry-powder or water-based extinguisher, at least 6 kg per 100 sq m, rating at least 21A-113B-C
🔔Autonomous ceiling-mounted smoke detectors covering at least bedrooms and kitchen
⚡Valid ΥΔΕ confirming RCD/anti-electric-shock relay
🪲Rodent-control and disinfestation certificate from a licensed provider
🩹First-aid kit labelled ΠΡΩΤΕΣ ΒΟΗΘΕΙΕΣ / FIRST AID KIT with official minimum contents
📞Bilingual emergency telephone guide displayed at the property
❄️Heating/cooling air-conditioning at least in bedrooms (except properties at 600 m+ altitude)
🚪Emergency lighting at all exits with escape-route signage
☀️Property qualifies as main-use space with required light and ventilation

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Law 5170/2025 Overview

Effective: 1 October 2025

The new framework introduced comprehensive requirements for all short-term rental properties in Greece.

Key Provisions

  • 1Properties must be main-use spaces meeting requirements for natural light, ventilation and heating/cooling air-conditioning
  • 2Mandatory civil liability insurance for damages and accidents with a legally licensed insurance company
  • 3Heating/cooling air-conditioning required at least in bedrooms, except mountainous properties at 600 m or above
  • 4Valid ΥΔΕ must confirm RCD/leakage relay or anti-electric-shock relay
  • 5AADE can revoke AMA for non-compliant properties

AMA Registration

Property Registry Number

Every property must obtain an AMA number through AADE before listing on any platform.

Register your property here:

AADE - Short Term Rental PortalGov.gr - Short-term Lease Portal

Registration Steps

  • 1Access AADE's online portal (aade.gr)
  • 2Submit property documentation
  • 3Receive AMA number
  • 4Display AMA on all listings

⚠️ Properties without valid AMA are automatically removed from booking platforms.

Safety Requirements

Click on items to find products on Skroutz

All properties must have the following safety equipment and documentation:

At least one portable dry-powder or water-based extinguisher of at least 6 kg per 100 sq m of gross area, rating at least 21A-113B-C
Skroutz
Autonomous ceiling-mounted smoke detectors covering at least bedrooms and kitchen
Skroutz
Emergency lighting at all exits together with escape-route signage
Skroutz
Valid ΥΔΕ (Responsible Declaration of Electrical Installer) confirming RCD/leakage relay or anti-electric-shock relay
First-aid kit labelled ΠΡΩΤΕΣ ΒΟΗΘΕΙΕΣ / FIRST AID KIT with official minimum contents
Skroutz
Rodent-control and disinfestation certificate from an appropriately licensed company

Penalties

Administrative fines for non-compliance

Under Law 5170/2025, failure to meet a required specification, refusal of access for inspection, or failure to present required evidence may lead to a €5,000 administrative fine.
A new infringement identified within one year may lead to higher penalties.
Automatic removal from booking platforms for properties without valid AMA.

Product links are provided for convenience. Vraxeia does not receive commission from purchases made through these Skroutz links. Always verify that the selected product meets the stated requirements before purchasing.

Need help getting compliant?

We review your documents, identify what is missing, and coordinate the fixes. Remote review from €49 per property.

Request a Compliance Review

Permit Freeze Zones

Areas with new AMA registration restrictions

Several areas have frozen new registrations. Existing valid AMA numbers remain active.

Athens

Frozen until 2026

1st, 2nd, and 3rd municipal districts. Listings dropped 8% after freeze.

Thessaloniki

From March 2026

1st Municipal Community. Heavy pressure on student housing.

Santorini

Under review

Tourism workers struggle to find accommodation.

Other Areas

Pending

Halkidiki, Paros, and Chania considering restrictions.

Official Sources

Legal content reviewed against Ministry of Tourism Circular 19567/25.09.2025 and Law 5170/2025. Last reviewed: 26 May 2026.

Requirements may change. Check official sources or obtain professional advice for your circumstances.