How profitable are Airbnb rentals in the Greek Islands? (2026)

Wondering if buying a property in the Greek Islands and listing it on Airbnb could be profitable in 2026?

This article covers legal requirements, realistic earnings, competition, and the best property types, based on fresh data we constantly update.

We also examine current housing prices across the Greek Islands and their impact on potential returns.

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 the Greek Islands.

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 the Greek Islands. If you’d like to learn more about us, you can check our presentation page.

Can I legally run an Airbnb in the Greek Islands in 2026?

Is short-term renting allowed in the Greek Islands in 2026?

As of the first half of 2026, short-term renting is fully legal in the Greek Islands if you register your property and follow the national compliance framework.

The main legal framework is Article 111 of Law 4446/2016, updated by Law 5073/2023 and Law 5170/2025, all administered through the Independent Authority for Public Revenue (AADE).

The most important requirement is registering with AADE to obtain an AMA number, which must appear on all listings.

Hosts must also file a "Statement on Short-Term Stay" for each booking and ensure their property meets 2025 framework specifications, with inspections increasing on high-tourism islands like Santorini and Mykonos.

Operating without AADE registration can result in fines and listing removal, with authorities increasingly enforcing compliance in popular destinations.

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 the Greek Islands as of 2026?

As of the first half of 2026, the Greek Islands operate under a national framework with a 90-day annual cap for short-term rentals (60 days for smaller islands in specific cases), though most hosts rarely hit these limits due to natural seasonality.

These rules apply uniformly to all residential property types, with no distinction based on residency status.

Hosts track rental nights through AADE's filing system, where each booking requires a "Statement on Short-Term Stay" submission.

Exceeding the cap may result in excess income being taxed at higher business rates, with repeated violations triggering additional scrutiny.

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

There is no residency requirement to operate an Airbnb in the Greek Islands; you don't need to live in the property or in Greece.

Owners of secondary homes can legally operate short-term rentals, as the system uses a "manager" concept where an owner or representative registers and files declarations.

No additional permits are required for non-primary residences beyond standard AADE registration obligations.

The rules are essentially the same for primary and secondary residences, both requiring AADE registration, AMA number display, and timely filing of stay statements.

Can I run multiple Airbnbs under one name in the Greek Islands right now?

Yes, you can operate multiple Airbnb listings under one name, though regulatory treatment changes once you scale beyond a small portfolio.

There is no hard maximum on properties, but operating more than two typically triggers business-like obligations with additional tax requirements.

Each property needs its own AADE registration and AMA number, and crossing the two-property threshold may require formal business registration.

These thresholds distinguish casual owners from professional operators, ensuring fair taxation across the Greek short-term rental market.

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

As of the first half of 2026, you don't need a hotel-style license, but you must register with AADE and obtain an AMA number for all listings.

The AADE registration is straightforward and online, typically taking a few days after submitting property details and tax information.

You'll need proof of ownership or rental rights, your Greek tax ID (AFM), and basic property specifications confirming habitability.

Registration is free, but scaling to multiple properties or offering hotel-like services may incur additional business registration costs.

Are there neighborhood bans or restricted zones for Airbnb in the Greek Islands as of 2026?

As of the first half of 2026, there are no blanket neighborhood bans, but certain islands face planning pressures that can limit operations.

Mykonos and Santorini face the strictest scrutiny, with draft zoning plans discussed to restrict building and limit STR supply in overtourism hotspots like Oia, Fira, and Mykonos Town.

The main drivers are overtourism concerns, housing affordability pressures, and infrastructure strain in small communities.

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 the Greek Islands in 2026?

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

As of the first half of 2026, the median nightly price across the Greek Islands is approximately €180 ($195 USD), while the average is €240 ($260 USD) due to luxury properties skewing the mean.

About 80% of listings fall between €90 and €350 ($100 to $380 USD), from budget apartments to well-appointed villas.

Location has the biggest impact on pricing; iconic views like the Santorini caldera or beachfront access can double or triple rates compared to inland alternatives.

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

How much do nightly prices vary by neighborhood in the Greek Islands in 2026?

As of the first half of 2026, nightly prices vary by €200 to €400 ($215 to $430 USD) between expensive neighborhoods like Oia or Psarou and affordable areas like Kamari, Perissa, or Ano Mera.

The highest-priced neighborhoods are Oia and Imerovigli in Santorini (€350 to €500+, $380 to $540+ USD) and Mykonos Town (€300 to €450, $325 to $490 USD).

Lower-priced areas include Kamari and Perissa in Santorini (€100 to €150, $110 to $165 USD) and Ano Mera in Mykonos (€120 to €180, $130 to $195 USD), still popular for beach access and quieter atmosphere.

What's the typical occupancy rate in the Greek Islands in 2026?

As of the first half of 2026, typical annual occupancy across the Greek Islands is approximately 58%, reflecting strong summer demand balanced against quiet winters.

Most listings fall between 50% and 65%, with Crete, Corfu, and Rhodes achieving higher rates due to longer shoulder seasons.

Greek Islands occupancy is in line with or above the national average for well-positioned coastal properties.

The biggest factor for above-average occupancy is operational excellence: fast responses, reliable self check-in, and professional cleaning that generates strong reviews.

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

As of the first half of 2026, average monthly revenue per Greek Islands Airbnb is approximately €4,200 ($4,550 USD), from €240 average nightly rate at 58% occupancy.

About 80% of listings earn between €1,800 and €7,500 ($1,950 to $8,100 USD), varying by property type, location, and season.

Top-performing listings, especially luxury villas with pools or caldera views, can achieve €12,000 to €20,000+ monthly during peak summer, roughly €400 to €650 per night at near-full occupancy.

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

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

As of the first half of 2026, high-season revenue (July-August) ranges from €7,500 to €15,000 ($8,100 to $16,200 USD), while low-season (November-March) drops to €700 to €2,500 ($760 to $2,700 USD).

High season runs late June through August with shoulder periods in May, early June, and September; low season covers November through March when many businesses close and ferry schedules reduce.

What's a realistic Airbnb monthly expense range in the Greek Islands in 2026?

As of the first half of 2026, monthly expenses range from €900 to €2,000 ($975 to $2,160 USD) for self-managed properties and €1,600 to €3,800 ($1,730 to $4,100 USD) for professionally managed ones.

The largest expense is typically cleaning and turnover plus electricity for A/C, running €300 to €600 ($325 to $650 USD) monthly during peak summer.

Hosts should expect operating expenses to consume 38% to 60% of gross revenue, depending on management approach.

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

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

As of the first half of 2026, realistic monthly net profit ranges from €1,700 to €2,600 ($1,840 to $2,815 USD), translating to €55 to €85 ($60 to $92 USD) profit per available night.

Most listings net between €800 and €4,500 ($865 to $4,870 USD) monthly, varying by property type, location, and management efficiency.

Hosts typically achieve 40% to 62% net profit margins, with self-managed prime-location properties at the higher end.

Break-even occupancy is around 25% to 35%, meaning 8 to 11 booked nights monthly to cover operating costs.

In our property pack covering the real estate market in the Greek Islands, 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 the Greek Islands as of 2026?

How many active Airbnb listings are in the Greek Islands as of 2026?

As of the first half of 2026, there are approximately 120,000 active short-term rental listings across the Greek Islands (Aegean and Ionian).

Supply has grown 8% to 12% annually as owners respond to tourism demand, though growth has moderated compared to 2021-2023.

Which neighborhoods are most saturated in the Greek Islands as of 2026?

As of the first half of 2026, the most saturated neighborhoods are Oia, Fira, and Imerovigli (Santorini), Mykonos Town, Ornos, Platis Gialos (Mykonos), Naoussa (Paros), Chania Old Town (Crete), and Rhodes Old Town.

These saturated because they combine walkability, iconic settings, and nightlife access, making them "safe bets" that every investor targets.

Undersaturated opportunities include inland villages like Lefkes (Paros), coastal Piso Livadi, family beach zones in Crete outside Chania, and quieter Corfu areas with beach access.

What local events spike demand in the Greek Islands in 2026?

As of the first half of 2026, main demand spikes come from Orthodox Easter (especially Corfu), Mykonos summer festivals, Santorini cultural events, and shoulder-season weddings (May-October) across the Cyclades.

During peak events, bookings increase 30% to 50% and rates rise 25% to 40% above normal, with desirable properties booking months ahead.

Hosts should adjust pricing 2 to 4 months before major events using dynamic pricing tools.

What occupancy differences exist between top and average hosts in the Greek Islands in 2026?

As of the first half of 2026, top-performing hosts achieve 68% to 78% occupancy, 10 to 20 percentage points higher than average.

Average hosts see 50% to 58% occupancy, often due to slower responses or friction-filled check-in processes for guests arriving by ferry.

New hosts typically need 6 to 12 months and 15 to 25 positive reviews to reach top-performer levels.

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

What amenities do nearly all competitors offer in the Greek Islands right now?

In 2026, baseline amenities include strong A/C, reliable Wi-Fi, self check-in, functional kitchen, and outdoor space like a balcony or terrace.

Successful listings also emphasize consistent hot water and water pressure, shade and wind protection (critical in Cyclades meltemi winds), and good ventilation for coastal humidity.

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

The most crowded range is €120 to €200 ($130 to $215 USD), where mid-market apartments in tourist towns compete intensely.

White space exists at €250 to €400 ($270 to $430 USD) for family homes near beaches with parking, and €80 to €110 ($85 to $120 USD) for well-designed village studios with excellent operations.

New hosts should target properties solving specific problems: family layouts, wheelchair accessibility (rare in hilly Cyclades), or shoulder-season-ready homes with heating and workspaces.

What property works best for Airbnb demand in the Greek Islands right now?

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

As of the first half of 2026, one and two-bedroom properties get the highest booking velocity, with two-bedrooms offering the best balance of occupancy and revenue.

Studios and one-bedrooms capture about 45% of bookings, two-bedrooms take 35%, and three-plus bedrooms account for 20% with higher revenue but lower frequency.

Smaller units perform best because they match the dominant traveler profile: couples and small families visiting the islands.

What property type performs best in the Greek Islands in 2026?

As of the first half of 2026, well-located apartments and maisonettes with outdoor space perform best for consistent bookings, while family villas with pools outperform on revenue in Crete, Corfu, and Rhodes.

Apartments average 55% to 62% occupancy, houses/maisonettes 52% to 60%, and villas 48% to 58%, though villas compensate with rates 2 to 3 times higher.

Apartments outperform on occupancy due to lower prices, less maintenance, and walkable town-center locations.

What location traits boost bookings in the Greek Islands right now?

Key booking drivers include walkability to Old Town/Chora shops and restaurants, beach proximity, sunset views, and simple arrival logistics.

Properties with parking, meltemi wind protection, shaded outdoor areas, and reliable water pressure outperform those overlooking these practical details.

Listings with clear arrival instructions addressing ferry timing and transfers see better reviews and repeat bookings.

What sources have we used to write this blog article?

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

We aim to be fully transparent, so below are the authoritative sources we used and how we applied them.

Source	Why It's Authoritative	How We Used It
AADE Short-Term Rental Page	Greece's official tax authority and STR compliance rulebook.	We confirmed registry and filing requirements. We grounded the compliance workflow owners must follow.
AADE Article 111 PDF	Primary legal text defining Greek STR rules.	We anchored legal definitions and constraints. We cross-checked caps against official communications.
Government Gazette Law 5170/2025	Official 2025 law text from Greece's tourism body.	We verified the 2025 framework applying in 2026. We avoided outdated pre-2025 rules.
AADE Circular O.3001	AADE's formal interpretation of new law articles.	We confirmed implementation details. We cross-referenced with Gazette text.
Bank of Greece Travel Services	Central bank dataset for tourism receipts.	We sized demand strength behind island tourism. We validated ADR consistency with macro receipts.
Bank of Greece Press Release	Official release with concrete tourism numbers.	We quantified recent receipt upswings. We supported pricing assumptions for 2026.
Bank of Greece Property Indices	Central bank housing price index from valuations.	We described housing price trends. We reality-checked against portal indexes.
Spitogatos Property Index	Major Greek platform with regional price data.	We estimated island asking prices. We cross-checked against Bank of Greece indices.
ELSTAT Tourism Arrivals	National statistics office for tourism volumes.	We validated seasonality patterns. We supported occupancy swings.
INSETE Tourism Bulletin	Tourism Confederation research with clear sourcing.	We triangulated recovery trends. We connected STR performance to arrivals.
Eurostat Tourism Statistics	EU statistical office benchmarking Greece vs Europe.	We benchmarked European travel cycles. We checked against Greece-only sources.
AirDNA Crete	Leading STR analytics using platform signals.	We quantified listings, occupancy, ADR for a diversified baseline. We anchored revenue estimates.
AirDNA Santorini	Clear premium island dataset.	We modeled premium pricing. We estimated island-to-island ADR differences.
AirDNA Mykonos	Ultra-premium Cyclades reference.	We illustrated top-end ceilings. We used as outlier check.
AirDNA Corfu	Useful for longer shoulder seasons.	We modeled non-summer occupancy. We balanced Cyclades-only narratives.
AirDNA Paros	Fast-growing market with competition dynamics.	We compared mid-tier islands. We used for saturation examples.
Reuters STR Tax Report	High-trust global wire with policy numbers.	We quantified the daily tax change. We cross-checked Greek media.
To Vima Market Note	Major outlet citing AirDNA statistics.	We cross-checked ADR and occupancy. We avoided single-island reliance.
To Vima Mykonos Zoning	Covers regulatory discussions on island STR.	We understood planning pressures. We tracked restriction risks.
GTP Headlines	Respected tourism news on policy.	We tracked regulatory discussions. We ensured current 2026 outlook.

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.