Authored by the expert who managed and guided the team behind the Greece Property Pack
Everything you need to know before buying real estate is included in our Greece Property Pack
Yes, you can legally rent out a property in Greece as a foreigner in 2026, whether you choose long-term tenants or short-term vacation rentals.
We constantly update this blog post so you always have the freshest data on the Greek rental market.
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.
Insights
- Greece introduced a new 25% tax bracket for rental income between 12,000 and 24,000 euros starting January 1, 2026, reducing the tax burden for mid-sized landlords compared to 2025.
- Central Athens (1st, 2nd, and 3rd municipal districts) has extended its ban on new short-term rental registrations into 2026, making existing licenses significantly more valuable.
- From January 1, 2026, all rent payments in Greece must be made via bank transfer, effectively requiring foreign landlords to set up compliant banking arrangements.
- Long-term rentals in Athens achieve 90% to 97% occupancy rates, while short-term rentals average around 60% to 71% with significant seasonal swings.
- Properties within 500 meters of Athens metro stations command 15% to 25% higher rents than comparable properties relying on bus transportation.
- Greece plans to extend short-term rental permit freezes to Thessaloniki, Halkidiki, Santorini, Paros, and Chania, following the Athens model.
- Capital gains tax on property sales in Greece remains suspended until December 31, 2026, creating a window for investors to exit without this tax burden.
- Gross rental yields in Athens range from 4.5% to 5.6% depending on location, with value neighborhoods like Kypseli and parts of Piraeus offering the highest returns.
Can I legally rent out a property in Greece as a foreigner right now?
Can a foreigner own-and-rent a residential property in Greece in 2026?
As of early 2026, foreigners can legally buy, own, and rent out residential property in Greece without nationality restrictions, though they must comply with tax registration and reporting requirements through the AADE (Greece's tax authority).
Most foreign investors hold Greek rental property directly in their personal name, though setting up a Greek single-member company (IKE) is an option for those seeking liability protection or planning to scale.
The main practical barrier is not ownership itself but rather the compliance burden: you need a Greek tax number (AFM), must register short-term rentals in the AADE registry, and are required to file annual tax returns on your Greek rental income.
If you're not a local, you might want to read our guide to foreign property ownership in Greece.
Do I need residency to rent out in Greece right now?
No, you do not need to be a Greek resident to rent out property in Greece, and many foreign landlords manage their rentals entirely from abroad using local lawyers, accountants, and property managers.
However, you will need a Greek tax identification number (AFM) to legally collect and declare rental income, which you can obtain through a local tax office or via a representative with power of attorney.
From January 1, 2026, Greece requires all rent payments to be made via bank transfer rather than cash, which practically means foreign landlords need a Greek IBAN or a compliant banking setup to receive tenant payments.
Remote management is common and works well for long-term rentals, while short-term rentals require more hands-on coordination for guest check-ins, cleaning, and AADE declaration deadlines.
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What rental strategy makes the most money in Greece in 2026?
Is long-term renting more profitable than short-term in Greece in 2026?
As of early 2026, long-term renting generally delivers more reliable net returns in Greece for most investors, especially given the expanding regulatory restrictions on short-term rentals in popular areas like central Athens, Thessaloniki, and several island destinations.
A well-managed long-term rental in Athens might generate around 8,000 to 10,000 euros per year net (roughly $8,500 to $10,600 USD), while a comparable short-term rental could gross 15,000 to 20,000 euros but nets closer to 7,000 to 10,000 euros after management fees, cleaning, utilities, and platform commissions.
Short-term renting tends to outperform long-term in specific micro-locations with strong year-round tourism, such as licensed properties in Koukaki, Plaka, or near the Acropolis, where daily rates of 80 to 120 euros and 60% to 70% occupancy can still beat long-term lease income.
What's the average gross rental yield in Greece in 2026?
As of early 2026, the average gross rental yield for residential property in Greece sits around 4.5% to 5.5%, with Athens city center properties averaging roughly 5.6% and premium coastal suburbs like Glyfada dropping to around 3.9%.
The realistic range spans from about 3.5% gross in expensive neighborhoods like Kolonaki or Vouliagmeni to 6% or higher in value-oriented areas like Kypseli, parts of Piraeus, and some Thessaloniki neighborhoods where prices have not caught up with rents.
Studios and one-bedroom apartments in transit-connected urban areas typically achieve the highest gross yields in Greece because their lower purchase prices relative to achievable rents create a more favorable ratio than larger family units.
By the way, we have much more granular data about rental yields in our property pack about Greece.
What's the realistic net rental yield after costs in Greece in 2026?
As of early 2026, the average net rental yield after all recurring costs for residential property in Greece typically falls between 2.8% and 4%, depending on location, management setup, and property condition.
Most landlords actually experience net yields in the range of 2.5% (for premium areas with high ENFIA tax and professional management) to 4.5% (for value areas with DIY management and lower common charges).
The three biggest cost categories eating into your gross yield in Greece are ENFIA property tax (which varies heavily by zone and can run 200 to 800 euros annually for a typical apartment), building common charges including elevator maintenance and heating contributions (often 50 to 150 euros monthly), and professional accountant fees for non-resident tax compliance (typically 300 to 700 euros per year).
You might want to check our latest analysis about gross and net rental yields in Greece.
What monthly rent can I get in Greece in 2026?
As of early 2026, a studio in Athens rents for around 400 to 465 euros per month (roughly $425 to $495 USD), a 1-bedroom for 550 to 735 euros ($585 to $780 USD), and a 2-bedroom for 800 to 1,065 euros ($850 to $1,130 USD), depending on neighborhood and condition.
A realistic entry-level monthly rent for a decent studio in Athens starts around 350 euros ($370 USD or 350 EUR) in neighborhoods like West Athens or parts of Kypseli, while renovated studios in better-connected areas command 450 euros or more.
A typical 1-bedroom apartment in Athens rents in the mid-range of 550 to 700 euros per month ($585 to $745 USD), with newer or well-located units in areas like Koukaki, Pangrati, or Neos Kosmos pushing toward the higher end.
A typical 2-bedroom apartment in Athens falls in the 800 to 1,000 euro range ($850 to $1,060 USD), with premium southern suburbs like Glyfada or Voula commanding 1,100 euros or more for comparable units.
If you want to know more about this topic, you can read our guide about rents and rental incomes in Greece.
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.
What are the real numbers I should budget for renting out in Greece in 2026?
What's the total "all-in" monthly cost to hold a rental in Greece in 2026?
As of early 2026, the total monthly cost to hold and maintain a typical rental apartment in Greece ranges from 150 to 350 euros per month (roughly $160 to $370 USD), excluding any mortgage payment.
The realistic range spans from about 120 euros monthly for a small apartment in a basic building with minimal common charges to 450 euros or more for larger units in buildings with elevators, central heating, and concierge services.
The single largest contributor to monthly holding costs in Greece is usually the building common charges (koinochrista), which can run 50 to 180 euros monthly and cover shared expenses like elevator maintenance, stairwell cleaning, water pumps, and sometimes central heating fuel.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Greece.
What's the typical vacancy rate in Greece in 2026?
As of early 2026, the typical vacancy rate for well-located, correctly priced long-term rentals in Greece runs around 3% to 8%, which translates to roughly one month vacant per year in major cities like Athens and Thessaloniki.
Landlords in Greece should realistically budget for about one month of vacancy annually in high-demand urban areas, extending to 1.5 to 2 months in smaller cities or less connected neighborhoods where tenant pools are thinner.
The main factor driving vacancy differences across Greek neighborhoods is proximity to metro stations, universities, and employment centers, as properties near these amenities rent faster and retain tenants longer than those requiring bus commutes.
Tenant turnover in Greece peaks during late summer (August and September) when students relocate and professionals commonly change jobs, making this the period when landlords are most likely to experience vacancy gaps.
We have a whole part covering the best rental strategies in our pack about buying a property in Greece.
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Where do rentals perform best in Greece in 2026?
Which neighborhoods have the highest long-term demand in Greece in 2026?
As of early 2026, the top three neighborhoods with the strongest overall long-term rental demand in Athens are Koukaki, Pangrati, and Neos Kosmos, all of which combine metro access, walkability, and diverse tenant appeal.
Families in Greece gravitate toward neighborhoods like Chalandri, Agia Paraskevi, and Marousi in Athens, or Kalamaria and Panorama in Thessaloniki, where schools, green space, and quieter streets create stable, long-tenancy environments.
Students cluster around Zografou, Ilisia, and Exarchia in Athens (near major universities) and the center-adjacent areas of Thessaloniki, where affordable rents and proximity to campus drive consistent demand throughout the academic year.
Expats and international professionals prefer premium areas like Kolonaki, Kifisia, and the southern coastal suburbs of Glyfada and Voula, where English-speaking services, international schools, and lifestyle amenities justify higher rents.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Greece.
Which neighborhoods have the best yield in Greece in 2026?
As of early 2026, the top three neighborhoods offering the best rental yields in the Athens area are Kypseli, parts of Sepolia, and certain Piraeus pockets, where purchase prices remain relatively low but rental demand from working professionals stays solid.
These higher-yielding neighborhoods in Greece typically deliver gross returns in the 5.5% to 7% range, compared to the 3.5% to 4.5% yields common in premium coastal or northern suburbs.
The main characteristic allowing these neighborhoods to outperform is that they are well-connected by metro or tram but have not yet experienced the price inflation seen in trendier areas, creating a favorable gap between achievable rents and still-reasonable acquisition costs.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Greece.
Where do tenants pay the highest rents in Greece in 2026?
As of early 2026, the top three neighborhoods where tenants pay the highest rents in Greece are Kolonaki in central Athens, Glyfada and Voula on the Athens Riviera, and Kifisia in the affluent northern suburbs, with average rents often 30% to 50% above citywide averages.
A standard 2-bedroom apartment in these premium Greek neighborhoods typically rents for 1,200 to 1,800 euros per month (roughly $1,275 to $1,910 USD), with luxury penthouses or seafront units commanding 2,500 euros or more.
These neighborhoods command the highest rents because they offer a rare combination of prestige addresses, proximity to international schools and embassies, coastal lifestyle access, and building stock that includes modern renovations and amenities uncommon in older Athens districts.
The typical tenant profile in these highest-rent Greek neighborhoods includes senior executives at multinational companies, embassy staff, wealthy retirees from Northern Europe, and Greek professionals in finance or shipping who prioritize location prestige and quality of life over value.
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.
What do tenants actually want in Greece in 2026?
What features increase rent the most in Greece in 2026?
As of early 2026, the top three property features that increase monthly rent the most in Greece are efficient air conditioning and heating systems, elevator access in buildings of four floors or more, and recently renovated kitchens and bathrooms with modern fixtures.
Elevator access in older Athens buildings without one can add a rent premium of roughly 15% to 20% compared to walk-up units on upper floors, as Greece's aging population and summer heat make stairs a significant deterrent for many tenants.
One commonly overrated feature that Greek landlords invest in but tenants rarely pay extra for is high-end designer lighting or decorative moldings, which add visual appeal but do not move the rent needle the way practical upgrades do.
An affordable upgrade that delivers strong returns in Greece is installing split-unit air conditioning with heating capability, which typically costs 400 to 800 euros per unit but can justify 30 to 50 euros more in monthly rent while dramatically speeding up tenant placement.
Do furnished rentals rent faster in Greece in 2026?
As of early 2026, furnished apartments in Greece typically rent 7 to 14 days faster than unfurnished equivalents, particularly in central Athens and areas popular with expats, students, and short-term corporate tenants.
Furnished rentals in Greece command a rent premium of roughly 10% to 20% over unfurnished units, though the premium shrinks in family-oriented suburbs where local tenants often prefer to bring their own furniture.
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How regulated is long-term renting in Greece right now?
Can I freely set rent prices in Greece right now?
In Greece, landlords have full freedom to set the initial rent at whatever price the market will bear, with no government caps or rent control on new lease agreements.
Rent increases during an ongoing tenancy are generally a matter of negotiation between landlord and tenant at renewal, though Greece's 3-year minimum lease protection for primary residences means tenants have some leverage, and excessive mid-lease increases can prompt disputes.
What's the standard lease length in Greece right now?
The standard lease length for residential rentals used as a primary residence in Greece is 3 years by law, meaning even if you sign a 1-year contract, the tenant has the legal right to stay for up to 3 years under the same terms.
Landlords in Greece typically request a security deposit of 1 to 2 months' rent (roughly 400 to 1,500 euros or $425 to $1,590 USD depending on the property), with 2 months being common in Athens for higher-value rentals.
Greek law requires landlords to return the security deposit at the end of the tenancy minus any documented damages or unpaid rent, though disputes over deductions are common and having a detailed move-in inventory helps protect both parties.
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 does short-term renting really work in Greece in 2026?
Is Airbnb legal in Greece right now?
Yes, Airbnb-style short-term rentals are legal in Greece, but operating legally requires registering your property with AADE and obtaining a Property Registration Number (AMA) that must be displayed on all listing platforms.
To operate a short-term rental in Greece, you must register through the AADE online system, obtain your AMA number, and submit declarations of each rental within the required deadlines after guests check out.
Greece does not impose a nationwide annual night limit on short-term rentals, but local restrictions now apply in central Athens (1st, 2nd, and 3rd municipal districts) where new AMA registrations have been frozen into 2026, and similar freezes are planned for Thessaloniki, Santorini, Paros, Halkidiki, and Chania.
The most common penalty for operating an unregistered or non-compliant short-term rental in Greece includes fines starting at 5,000 euros and potential removal from listing platforms, with repeat violations escalating the penalties.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Greece.
What's the average short-term occupancy in Greece in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in Athens sits around 60% to 71%, with well-managed properties in prime locations reaching higher rates and poorly positioned listings falling below 50%.
The realistic occupancy range for short-term rentals across Greece spans from about 35% to 40% for off-the-beaten-path locations to 75% to 85% for top-performing properties in tourist hotspots during peak season.
The highest occupancy months for short-term rentals in Greece are May through September, with absolute peaks in July and August when tourism demand pushes occupancy rates above 80% for well-reviewed properties.
The lowest occupancy months are January through March, when demand drops to 30% to 45% in most markets, though Athens maintains somewhat steadier year-round demand than island destinations that can see winter occupancy fall below 20%.
Finally, please note that you can find much more granular data about this topic in our property pack about Greece.
What's the average nightly rate in Greece in 2026?
As of early 2026, the average nightly rate for short-term rentals in Athens is around 80 to 100 euros per night (roughly $85 to $106 USD), with the overall Greek market varying based on location, property size, and seasonality.
The realistic nightly rate range for most short-term rental listings in Greece spans from about 50 euros ($53 USD) for basic studios in less touristy areas to 200 euros or more ($212 USD) for premium apartments in Plaka, Koukaki, or waterfront island locations.
The typical difference between peak season and off-season nightly rates in Greece is substantial, often 40% to 60% higher during summer months, meaning a property charging 120 euros in August might drop to 70 euros in February to maintain bookings.
Is short-term rental supply saturated in Greece in 2026?
As of early 2026, the short-term rental market in central Athens and several popular island destinations shows signs of saturation, evidenced by regulatory freezes on new registrations and intensifying competition among existing listings.
The trend in active short-term rental listings has been growing steadily in Greece over the past several years, though the pace is now constrained by the Athens registration ban and anticipated restrictions in Thessaloniki, Santorini, Paros, Halkidiki, and Chania.
The most oversaturated neighborhoods for short-term rentals in Greece include Koukaki, Plaka, Monastiraki, and Exarchia in Athens, plus the main towns of Santorini and Mykonos, where listing density has driven down average occupancy and forced aggressive pricing.
Neighborhoods that still have room for new short-term rental supply include emerging Athens areas like Metaxourgeio, Kerameikos, and Petralona, as well as less-discovered islands and mainland coastal towns where tourism infrastructure is developing but competition remains lower.
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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 how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| AADE (Independent Authority for Public Revenue) | Greece's national tax authority and the official source for rental compliance rules. | We used AADE for short-term rental registration requirements, tax filing obligations, and the legal framework for non-resident landlords. We also referenced their ENFIA property tax portal for ownership cost estimates. |
| Spitogatos Property Index | Greece's largest real estate listing platform with transparent price and rent data by area. | We used Spitogatos to calculate gross rental yields using their rent and sale price per square meter data. We also used their neighborhood breakdowns for rent estimates across Athens and Thessaloniki. |
| Bank of Greece | Greece's central bank and the standard reference for national housing market indices. | We used Bank of Greece data to validate rent and price trends at the macro level. We cross-checked private index movements against their official housing price indices. |
| AirDNA | A widely used short-term rental data provider with consistent methodology across markets. | We used AirDNA for Athens short-term rental occupancy rates and average daily rates. We computed annual gross revenue estimates from their occupancy and ADR figures. |
| eKathimerini | A major Greek national newspaper with strong real estate and policy coverage. | We used eKathimerini to confirm the central Athens short-term rental registration freeze extended into 2026. We also referenced their reporting on new AADE guidelines for hosts. |
| POMIDA (Property Owners Federation) | Greece's main nationwide landlord federation publishing practical compliance guidance. | We used POMIDA for standard lease terms, deposit practices, and the 2026 bank-payment requirement for rent. We cross-checked their guidance against legal sources for accuracy. |
| ELSTAT | Greece's official statistics agency providing CPI and housing component data. | We used ELSTAT to verify rent inflation trends and sanity-check private index rent growth figures. We referenced their housing CPI components for official rent pressure signals. |
| ECB Data Portal (Eurostat HICP) | The ECB interface for Eurostat's harmonized inflation data including rents. | We used ECB rental data to contextualize Greek rent trends within the broader European rental inflation picture. We triangulated Greek sources with EU-standard datasets. |
| Global Property Guide | An established international resource for property tax and cost comparisons. | We used Global Property Guide for transaction cost breakdowns and rental income tax rates. We cross-referenced their Greece data with official AADE sources. |
| OT.gr (Oikonomikos Tachydromos) | A major Greek business outlet with in-depth housing market analysis. | We used OT.gr to understand Greece's "empty homes yet tight rentals" dynamic. We factored this context into our vacancy rate estimates and neighborhood demand analysis. |
We have made this infographic to give you a quick and clear snapshot of the property market in Greece. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.