How profitable are Airbnb rentals in Greece? (2026)

Greece has become one of Europe's most attractive short-term rental markets, with over 240,000 active Airbnb listings as of late 2025.

However, 2026 brings significant regulatory changes that every potential host must understand before investing.

This article breaks down legal requirements, realistic earnings, and competitive landscape for running an Airbnb in Greece in 2026, and we constantly update it with fresh data.

And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Greece.

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Greece. If you’d like to learn more about us, you can check our presentation page.

Can I legally run an Airbnb in Greece in 2026?

Is short-term renting allowed in Greece in 2026?

As of the first half of 2026, short-term renting is fully legal in Greece but comes with strict compliance requirements to avoid penalties.

The main legal framework is Article 111 of Law 4446/2016, updated by Law 5073/2023 and Law 5170/2025, creating a comprehensive system managed by the Independent Authority for Public Revenue (AADE).

The most important requirement is registering each property in the AADE Short-Term Rental Registry and obtaining a Property Registration Number (AMA) before listing on any platform.

Since October 2025, all properties must also meet safety standards including liability insurance, electrical certificates, fire extinguishers, smoke detectors, and pest control documentation.

Operating an unregistered Airbnb can result in fines starting at €5,000, reaching €20,000 for repeat violations, with authorities cross-referencing platform data with tax records.

For a more general view, you can read our article detailing what exactly foreigners can own and buy in Greece.

If you are an American, you might want to read our blog article detailing the property rights of US citizens in Greece.

Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Greece as of 2026?

As of the first half of 2026, Greece does not impose a nationwide minimum-stay requirement, but enforces maximum annual limits of 90 days for most properties and 60 days for islands with fewer than 10,000 residents.

These caps apply regardless of whether you're renting a primary or secondary residence, though exceeding them triggers VAT and business tax obligations.

Hosts track and report rental nights through AADE's digital platform, submitting a Statement on Short-Term Stay for each booking within monthly deadlines.

If a host exceeds the cap, additional income may be taxed as business income, potentially requiring VAT registration and social security contributions.

Do I have to live there, or can I Airbnb a secondary home in Greece right now?

Greece does not require you to live in a property to rent it on Airbnb, meaning secondary homes and investment properties are fully eligible.

Owners of secondary homes can legally operate short-term rentals as long as they register each property and comply with declaration and safety requirements.

No additional permits are required for non-primary residences, though the same night caps and safety standards apply to all property types.

The main practical difference is that secondary home owners often need property management services, typically costing 10% to 25% of revenue.

Can I run multiple Airbnbs under one name in Greece right now?

Yes, you can operate multiple Airbnb listings in Greece, but rules change significantly at three or more properties.

Greece limits individuals to two rental properties; operating three or more requires registering as a legal entity with corresponding business tax and social security obligations.

Each property must be registered separately with its own AMA number, with the same safety and declaration requirements applying to all.

These limits distinguish casual hosts from commercial operators, ensuring professional-scale operations pay VAT like other hospitality businesses.

Do I need a short-term rental license or a business registration to host in Greece as of 2026?

As of the first half of 2026, every host must register with AADE and obtain a Property Registration Number (AMA), which serves as the essential license before listing.

Registration involves submitting property details through AADE's online portal; initial registration takes days, though gathering safety certifications may take weeks.

Required documents include proof of ownership, electrical safety certificate, liability insurance, fire safety documentation, and pest control certificate.

Direct registration costs are minimal, but certifications, insurance, and equipment typically total €300 to €600 annually for a standard apartment.

Are there neighborhood bans or restricted zones for Airbnb in Greece as of 2026?

As of the first half of 2026, Greece has implemented targeted bans, with central Athens being the most significant zone where no new AMA numbers can be issued through December 2026.

Affected Athens neighborhoods include the 1st, 2nd, and 3rd municipal districts covering Plaka, Koukaki, Kolonaki, Exarchia, Monastiraki, and Psyrri.

The government is considering similar freezes in Thessaloniki, Santorini, Paros, Chania, and Halkidiki, where rentals have driven housing shortages and 20%+ rent increases.

These restrictions address how Airbnb concentration in tourist areas has reduced long-term housing, balancing tourism revenue with local livability.

We made this infographic to show you how property prices in Greece compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.

How much can an Airbnb earn in Greece in 2026?

What's the average and median nightly price on Airbnb in Greece in 2026?

As of the first half of 2026, the median nightly price for a Greece Airbnb is approximately €140 ($150/£120), while the average sits at €180 ($195/£155) due to luxury villas pulling up the mean.

About 80% of listings fall between €65 and €250 ($70 to $270), with Athens apartments at €80 to €100 and Cycladic islands commanding €150 to €400+.

The biggest pricing factor is location type: year-round city markets versus highly seasonal island destinations.

By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Greece.

How much do nightly prices vary by neighborhood in Greece in 2026?

As of the first half of 2026, nightly prices range from €50 ($55) in budget Thessaloniki areas to over €500 ($540) in premium Santorini caldera-view locations.

The three highest-priced neighborhoods are Oia in Santorini (€350 to €500), Mykonos Town (€250 to €400), and Imerovigli (€300 to €450), driven by iconic views and luxury positioning.

Lower-priced areas include Kallithea in Athens (€55 to €70), Ladadika in Thessaloniki (€50 to €65), and Heraklion center (€60 to €80), though these still attract steady bookings from budget travelers.

What's the typical occupancy rate in Greece in 2026?

As of the first half of 2026, typical annual occupancy for Greece Airbnbs is approximately 52% to 55%, meaning properties are booked roughly half the year.

Most listings fall between 45% for seasonal island properties and 71% for well-optimized Athens listings, with most hosts landing in the 50% to 65% range.

Greece's occupancy roughly matches the European Mediterranean average, below year-round cities like Barcelona but above purely seasonal markets like Croatia.

The biggest factor for above-average occupancy is shoulder-season pricing (March to May, September to October), where 15% to 25% rate reductions capture growing demand from travelers avoiding peak heat.

What's the average monthly revenue per listing in Greece in 2026?

As of the first half of 2026, average monthly revenue per Greece Airbnb is approximately €2,500 ($2,700/£2,150), varying significantly by location.

About 80% of listings earn between €1,200 and €4,500 monthly, with Athens apartments at €1,500 to €2,000 and Santorini/Mykonos properties reaching €3,500 to €5,000 in peak season.

Top performers achieve €6,000 to €12,000 monthly during high season. A well-positioned Santorini 2-bedroom villa at €400/night and 75% occupancy generates roughly €9,000 in a peak month.

Finally, note that we give here all the information you need to buy and rent out a property in Greece.

What's the typical low-season vs high-season monthly revenue in Greece in 2026?

As of the first half of 2026, typical monthly revenue ranges from €800 to €1,500 ($865 to $1,620) in low season to €3,500 to €8,000 ($3,780 to $8,640) in high season, with islands showing the biggest swings.

Low season runs November through March (with a small December holiday bump), while high season peaks June through August; May, September, and October are increasingly strong shoulder months approaching 70% to 80% of peak revenue.

What's a realistic Airbnb monthly expense range in Greece in 2026?

As of the first half of 2026, monthly expenses range from €550 to €1,300 ($595 to $1,400) for apartments and €1,500 to €4,500 ($1,620 to $4,860) for villas with pools.

The largest expense is cleaning and laundry at €40 to €100 per turnover, followed by utilities at €120 to €400 monthly, with summer air conditioning particularly costly on islands.

Most hosts should budget 35% to 50% of gross revenue for operating expenses, higher for seasonal markets, lower for efficient year-round city operations.

If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Greece.

What's realistic monthly net profit and profit per available night for Airbnb in Greece in 2026?

As of the first half of 2026, realistic monthly net profit ranges from €800 to €2,000 ($865 to $2,160), with profit per available night between €35 and €75 ($38 to $81).

Most listings net between €500 for lower-performing apartments and €5,000+ for premium island villas during peak season.

Typical net profit margins run 35% to 55% of gross revenue after operating expenses but before income taxes, with better margins in owner-managed properties.

Break-even occupancy is approximately 25% to 35%, meaning hosts need 8 to 10 booked nights monthly to cover expenses, which most properties exceed except in deep winter.

In our property pack covering the real estate market in Greece, we explain the best strategies to improve your cashflows.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Greece versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.

How competitive is Airbnb in Greece as of 2026?

How many active Airbnb listings are in Greece as of 2026?

As of the first half of 2026, Greece has approximately 240,000 to 260,000 active short-term rental listings, having peaked around 246,000 in July 2025.

Supply has grown 5% to 8% annually, though slower than the explosive 2018 to 2022 period, and new restrictions in popular areas may further moderate expansion.

Which neighborhoods are most saturated in Greece as of 2026?

As of the first half of 2026, the most saturated neighborhoods are Koukaki, Plaka, and Monastiraki in Athens, Oia and Fira in Santorini, Mykonos Town, and Chania Old Town.

These areas became saturated because their building stock suits STR conversion: older apartments with character, walkable landmark locations, and relatively low long-term rental returns.

Undersaturated alternatives include Athens suburbs like Glyfada and Vouliagmeni, Thessaloniki's Kalamaria, Cretan towns like Rethymno, and smaller Cycladic islands like Naxos and Paros.

What local events spike demand in Greece in 2026?

As of the first half of 2026, main demand spikes come from Orthodox Easter, Athens Marathon in November, Thessaloniki International Fair in September, summer festivals, Cycladic wedding season (May to October), and August's national holiday period.

During peak events, bookings increase 40% to 80% with nightly rates rising 25% to 50%, and top properties book out months ahead.

Hosts should adjust pricing 3 to 4 months before major events, with Orthodox Easter and August requiring the longest lead time.

What occupancy differences exist between top and average hosts in Greece in 2026?

As of the first half of 2026, top-performing hosts achieve 65% to 75% occupancy annually, with the best Athens operators reaching 80%+.

Average hosts typically achieve 50% to 55%, meaning top performers book 40 to 60 extra nights yearly, translating to €5,000 to €10,000 in additional revenue.

New hosts typically take 6 to 12 months to reach top-performer levels, with significant improvement after accumulating 10 to 15 positive reviews.

We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Greece.

What amenities do nearly all competitors offer in Greece right now?

Across major Greek markets, "table stakes" amenities include fast Wi-Fi, air conditioning (near-universal on islands), self check-in, quality bedding, and a proper coffee setup.

In villas, pools, hot tubs, and outdoor seating have become baseline expectations in premium segments, with AirDNA showing Wi-Fi at 99% and aircon at 95% in Santorini.

Which price points are most crowded, and where's the "white space" for new hosts in Greece right now?

The most crowded price point is €70 to €120 per night ($75 to $130), where most Athens apartments and standard Cycladic studios cluster.

White space exists at both ends: budget listings under €60 ($65) for digital nomads, and premium family properties at €200 to €350 ($215 to $380) with 2 to 3 bedrooms and proper amenities.

Winning characteristics include reliable high-speed internet and workspace for budget travelers, and for families: real child amenities, easy transport access, parking, and parent-friendly layouts.

What property works best for Airbnb demand in Greece right now?

What bedroom count gets the most bookings in Greece as of 2026?

As of the first half of 2026, 1-bedroom apartments and studios get the most bookings, driven by couples and solo travelers in Athens and abundant compact island units.

Studios and 1-bedrooms capture roughly 60% to 65% of bookings, 2-bedrooms take 25% to 30%, and 3-bedroom+ properties account for 10% to 15%.

One-bedrooms dominate because Greece's tourism skews toward couples (especially romantic Santorini), short city breaks, and island-hopping where travelers prioritize location over space.

What property type performs best in Greece in 2026?

As of the first half of 2026, city apartments deliver the best year-round stability, while island villas and Cycladic houses generate highest total revenue but with more volatility.

City apartments achieve 65% to 71% annual occupancy, island apartments 55% to 65%, villas 50% to 60%, and traditional houses 45% to 55%, reflecting price points and seasonality.

Apartments outperform in year-round markets because they match the dominant guest profile, have lower operating costs, and benefit from Athens' growing off-season appeal.

What location traits boost bookings in Greece right now?

The traits with the biggest booking lift are walkability to iconic cores (Acropolis ring in Athens, town centers on islands), view advantage that photographs instantly, low-friction arrival (parking, fewer stairs), and shoulder-season comfort (heating, insulation).

These Greece-specific factors often matter more than interior decor because travelers choose destinations for experiences, then filter listings by practical access and visual impact.

What sources have we used to write this blog article?

Whether it's in our blog articles or the market analyses included in our property pack about Greece, we always rely on the strongest methodology we can … and we don't throw out numbers at random.

We also aim to be fully transparent, so below we've listed the authoritative sources we used and explained our methods.

Source	Why It's Authoritative	How We Used It
AADE Short-Term Rental Portal	Official Greek tax authority portal for STR registration.	We used it to describe registration workflows and compliance requirements.
AADE Article 111 Legal Provisions	Primary legal text from the competent Greek authority.	We used it to verify night caps, VAT triggers, and business thresholds.
AirDNA Athens	Leading STR analytics firm with standardized methodology.	We used it for Athens ADR, occupancy, and listing counts with ECB currency conversion.
AirDNA Santorini	Same authoritative analytics for premium island markets.	We used it for high-ADR seasonal market data and bedroom distributions.
AirDNA Mykonos	Established dataset for luxury island analysis.	We used it to model luxury segments and minimum-stay patterns.
Airbtics Athens	Detailed STR analytics with revenue and occupancy data.	We used it for Athens annual revenue (€20,000) and occupancy (71%).
Airbtics Santorini	Reliable analytics with island-specific performance data.	We used it for Santorini revenue (€44,000) to illustrate the island premium.
GTP Headlines (October 2025)	Greek tourism outlet citing AirDNA with clear attribution.	We used it for Greece-wide €169 ADR, 59% occupancy, and shoulder-season trends.
GTP Headlines (July 2025)	Reports INSETE/Lighthouse supply data with national totals.	We used it for national listing count (245,944 July 2025) as our supply baseline.
Greek City Times	National outlet reporting on Athens freeze extension.	We used it to confirm December 2026 extension and penalty amounts.
Keep Talking Greece	Greek news on government policy with regional details.	We used it to document five additional freeze regions and housing impacts.
Associated Press	Major wire service with journalistic standards.	We used it for targeted restriction evidence and specific Athens neighborhoods.
Elxis Real Estate	Greek real estate firm analyzing October 2025 changes.	We used it to verify safety requirements and fine amounts.
Expats Greece	Expat housing guide with Law 5170/2025 explanations.	We used it for practical implications and AMA system details.
PropertyFinder	Property investment analysis of Greek STR changes.	We used it to verify the two-property limit and 60-day definition.
ExpatLaw.gr	Legal guidance on Greek property regulations.	We used it to confirm no primary-residence requirement and safety standards.
Global Property Guide	Property data publisher consolidating tax rules.	We used it to cross-check rental tax treatment and cost breakdowns.
KPMG Greece	Big-4 firm analyzing Greek tax changes.	We used it to verify rental tax policy changes for 2026.
Ekathimerini	National newspaper with rental tax bracket reporting.	We used it to corroborate rental-income brackets and reforms.
Eurostat Platform Data	Official EU statistics on platform accommodation.	We used it to validate platform demand growth as macro context.
AirROI Athens	STR analytics with monthly revenue and tier data.	We used it for seasonality patterns and top-performer occupancy rates.

We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Greece. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.