Before your property can legally appear on Airbnb, Booking.com, or any other short-term rental platform in Greece, it needs an AMA — an Αριθμός Μητρώου Ακινήτου, or Property Registration Number. Operating without one carries fines of €5,000 to €20,000. This guide explains the full process clearly, in the order you need to address it.
Note: Requirements do change. This guide reflects regulations as understood in May 2026. Verify current requirements with a qualified Greek accountant before proceeding.
What the AMA Is — and Why It Is Non-Negotiable
The AMA is a unique property registration number issued by AADE — the Independent Authority for Public Revenue — that identifies your property in the Greek short-term rental registry. Every property used for short-term rental in Greece must have one. It must be displayed on every listing across every platform your property is listed on.
The requirement is not a technicality. Under the DAC7 directive, AADE receives booking data from Airbnb and Booking.com automatically. A property listed without an AMA is visible to AADE from platform data alone. Non-compliance is no longer a question of whether you are caught, but when. Each property requires its own AMA. If you own multiple properties, each requires separate registration.
Before You Register — What You Need
The registration is completed through the AADE short-term rental registry portal at aade.gr, using your TAXISnet login credentials. You will need:
Proof of ownership or right to lease. Your title deed (συμβόλαιο) if you own the property, or a lease agreement if you are subleasing.
Your Greek tax identification number (AFM). For non-resident property owners, this may require assistance from a Greek accountant to obtain.
Greek identity card or passport.
Compliance with Law 5170/2025. All short-term rental properties in Greece must meet these safety standards before registration:
- → A valid electrical safety certificate issued by a licensed electrician
- → Working smoke detectors
- → At least one appropriate fire extinguisher
- → Civil liability insurance covering guest stays
- → A pest control certificate
Compliance costs for a property that does not already meet these standards are typically €300 to €600.
The Registration Process — Step by Step
Step 1: Log in to the AADE STR registry portal at aade.gr using your TAXISnet credentials. If you do not have TAXISnet credentials, obtaining them is the first step.
Step 2: Enter property details — address, property type, size in square metres, and number of beds or sleeping spaces.
Step 3: Upload documentation — title deed or lease agreement, ID or passport, AFM, and declare compliance with Law 5170/2025 safety standards.
Step 4: Receive your AMA. Processing typically takes one to five working days. During peak periods — particularly March and April — it can extend to two to three weeks. Plan accordingly.
Step 5: Display your AMA on every platform listing. Airbnb and Booking.com both have dedicated fields for this. A listing without a displayed AMA is non-compliant regardless of whether the underlying registration exists.
Ongoing Obligations After Registration
Monthly booking declarations. For every guest stay, you must submit a Short-Term Rental Declaration (Δήλωση Βραχυχρόνιας Μίσθωσης) to AADE by the end of the month following the start date of each rental. The declaration must include the guest’s full name, identification number, stay dates, total amount received, and your AMA. This is a continuing obligation throughout the rental season, not a one-time filing.
Income declaration and tax. Short-term rental income in Greece is subject to income tax at rates ranging from 15% to 45% depending on total income. AADE automatically receives booking data from platforms under DAC7 and will cross-reference it against your declaration.
VAT. Owners of one or two properties operating as individuals are not subject to VAT. Owners of three or more properties are subject to 13% VAT on all short-term rental activity and must register for VAT accordingly. The threshold is calculated by the number of AMAs registered in your name.
The climate resilience fee. Owners must collect a climate resilience fee from guests and remit it to the state. Current rates are €8 per day per unit during April through October, and €2 per day during November through March. For detached houses over 80 square metres, the rate rises to €15 per day in high season.
Athens Restrictions — What to Know
New AMA registrations in Municipal Districts 1, 2, and 3 of Athens — which cover most of the city centre including Plaka, Monastiraki, Kolonaki, Syntagma, and surrounding neighbourhoods — have been suspended since 1 January 2025 and extended through 31 December 2026. This restriction does not apply to island properties.
The 59-Day Rule — What Counts as Short-Term
Under Greek law, a rental qualifies as short-term if it is for a period of up to 59 consecutive days in a furnished property where no services other than linens are provided. Rentals of 60 days or more fall into a different regulatory category with different declaration procedures. This distinction matters for owners who offer extended stays.
Conclusion
Registering your property is a straightforward process that takes a few days and, with an accountant’s help, a modest fee. The ongoing obligations require administrative discipline but are not complex with the right support in place. The owners who are registered and organised from the start can focus on maximising the commercial performance of their property. The ones who are not are managing an increasing legal and financial risk alongside an already competitive market.
NOMAS coordinates the accounting and compliance infrastructure for all properties we manage — ensuring that the administrative obligations of short-term rental operation are handled correctly from the first booking.