Authored by the expert who managed and guided the team behind the Greece Property Pack
Yes, the analysis of Thessaloniki's property market is included in our pack
This guide breaks down everything you need to know about running an Airbnb in Thessaloniki in 2026, from legal requirements to realistic income expectations.
We cover the current housing prices in Thessaloniki and update this blog post regularly to reflect the latest market conditions and regulatory changes.
Whether you're considering buying a studio apartment near Aristotelous Square or a family-sized flat in Kalamaria, you'll find actionable numbers here.
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 Thessaloniki.
Insights
- Thessaloniki hosts earn roughly €750 to €850 per month on average, but well-located and renovated apartments in neighborhoods like Ladadika or near the waterfront often pull in €1,200 to €1,600 monthly.
- September consistently outperforms other months in Thessaloniki because the Thessaloniki International Fair fills hotels and drives Airbnb nightly rates up by 30% to 50% in the city center.
- About 98% of Thessaloniki's short-term rental listings are entire apartments, meaning private rooms barely exist here and guests expect their own space.
- One-bedroom apartments dominate the Thessaloniki Airbnb market at over 60% of listings, reflecting strong demand from couples and solo travelers on city breaks.
- The €50 to €80 per night price bracket is the most crowded in Thessaloniki, so new hosts targeting families with 2-bedroom units or remote workers with proper desks can find less competition.
- Thessaloniki's new metro extension toward Kalamaria, expected in February 2026, could boost demand in previously underserved waterfront neighborhoods.
- Greece now requires civil liability insurance from a Greek insurer for all short-term rentals, and Airbnb's AirCover is not accepted as a substitute.
- Hosts with three or more properties in Greece trigger VAT obligations at 13%, which significantly changes the profitability math for multi-property investors.
- Thessaloniki may soon face a registration freeze similar to Athens, where no new short-term rental permits have been issued in central districts since January 2025.
Can I legally run an Airbnb in Thessaloniki in 2026?
Is short-term renting allowed in Thessaloniki in 2026?
As of early 2026, short-term renting is fully legal in Thessaloniki as long as you comply with Greece's national registration and reporting requirements.
The main legal framework is Article 111 of Law 4446/2016, updated by Law 5073/2023 and Law 5170/2025, which governs all short-term rentals across Greece and requires every property to be registered with the tax authority (AADE) before being advertised on any platform.
The single most important requirement is obtaining an AMA (Property Registration Number) from AADE's Short-Term Rental Registry and displaying it on every listing, whether on Airbnb, Booking.com, or any other platform.
Since October 2025, all properties must also meet new technical standards including minimum ceiling height (2.5 meters), natural lighting (windows equal to 10% of floor space), ventilation requirements, and mandatory air conditioning, plus you need civil liability insurance from a Greek insurer.
Hosts who operate without registration or fail to meet the new property standards face fines ranging from €5,000 to €20,000, and repeated violations can result in permanent deletion from the registry and a ban from listing the property.
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 Thessaloniki as of 2026?
As of early 2026, there is no mandatory minimum-stay requirement in Thessaloniki, but Greek law defines short-term rental as any stay under 60 days, and the government has the authority to impose a 90-night annual cap (60 nights on small islands) in designated "restriction zones."
These rules apply uniformly regardless of property type or whether you live in the property, though the restriction zones are activated by ministerial decision and not all areas have been designated yet.
Hosts track and report rental nights through AADE's online platform by submitting a "Statement on Short-Term Stay" for each guest, which must be filed by the 20th of the month following the guest's departure.
If a restriction zone is declared in Thessaloniki and you exceed the cap, you risk losing your AMA registration number and facing fines, so checking for any new zone designations before buying is essential.
Do I have to live there, or can I Airbnb a secondary home in Thessaloniki right now?
You do not have to live in the property to operate it as a short-term rental in Thessaloniki, as Greek law allows owners, usufructuaries, subtenants, or designated third parties to act as the property manager.
Secondary homes and investment properties can legally be used for short-term rentals, which makes Thessaloniki attractive for non-resident investors looking to buy and rent out apartments.
There are no additional permits specifically required for non-primary residences, though you must still complete the standard AADE registration and meet the October 2025 property standards.
The rules are essentially identical whether you rent out your primary residence or a secondary home, so the main practical difference is simply managing the property remotely if you don't live nearby.
Don't buy the wrong property, in the wrong area of Thessaloniki
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in Thessaloniki right now?
Yes, you can operate multiple short-term rental properties under one name or tax ID in Thessaloniki, with each property registered separately in the AADE Short-Term Rental Registry.
There is no hard maximum on the number of properties you can list, but if a restriction zone is declared, a cap of two properties per tax ID within that zone can apply.
The key additional requirement kicks in when you reach three or more properties: from January 1, 2024, having three or more short-term rental properties triggers VAT obligations at 13%, treating you more like a business than an individual landlord.
The regulatory reasoning behind potential multi-property limits is to prevent housing stock from being entirely absorbed by short-term rentals, which is why the government can activate caps in high-demand areas.
Do I need a short-term rental license or a business registration to host in Thessaloniki as of 2026?
As of early 2026, individual hosts in Thessaloniki do not need a traditional business license or hotel-style permit, but you must register in the AADE Short-Term Rental Registry and obtain an AMA number before listing your property.
The registration process is done online through AADE's platform, and you can typically complete it within a few days if your property details and tax information are in order.
You will need a Greek tax number (AFM), proof of property ownership or legal right to lease, and documentation showing your property meets the October 2025 technical standards (ceiling height, ventilation, lighting, air conditioning, and insurance).
The registration itself has no fee, but you will need to budget for civil liability insurance (typically €150 to €400 per year) and any property upgrades needed to meet the new standards.
Are there neighborhood bans or restricted zones for Airbnb in Thessaloniki as of 2026?
As of early 2026, Thessaloniki does not have an active registration freeze like Athens, but the Greek government has announced plans to extend short-term rental restrictions to Thessaloniki, Halkidiki, Santorini, Paros, and Chania due to housing affordability concerns.
The most saturated areas in Thessaloniki, where restrictions are most likely if implemented, include the city center around Aristotelous Square, Ladadika, and the Tsimiski corridor, where Airbnb listings have grown rapidly and long-term rental availability has declined.
The reason authorities are considering these restrictions is that short-term rental growth has reduced housing for local residents and pushed up rents by an estimated 20% in the past two years in some central neighborhoods.
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 Thessaloniki in 2026?
What's the average and median nightly price on Airbnb in Thessaloniki in 2026?
As of early 2026, the average nightly price for an Airbnb listing in Thessaloniki is approximately €65 to €75 (around $70 to $80 USD), while the median nightly price sits lower at roughly €55 to €65 (about $60 to $70 USD) because many budget studios and older apartments pull the middle down.
The typical nightly price range covering about 80% of Thessaloniki listings falls between €45 and €110 (approximately $50 to $120 USD), with most activity concentrated in the €50 to €80 range.
Location is the single biggest factor affecting nightly pricing in Thessaloniki, as properties within walking distance of the waterfront, Aristotelous Square, or Ladadika command significantly higher rates than apartments in outer neighborhoods like Sykies or Stavroupoli.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Thessaloniki.
How much do nightly prices vary by neighborhood in Thessaloniki in 2026?
As of early 2026, nightly prices in Thessaloniki vary by roughly €30 to €50 between the most expensive and most affordable neighborhoods, with premium areas like Ladadika, Aristotelous Square, and Ano Poli (Upper Town) averaging €70 to €110 per night ($75 to $120 USD), while value areas like Sykies and Neapoli average €45 to €65 per night ($50 to $70 USD).
The three neighborhoods with the highest average nightly prices in Thessaloniki are Ladadika (€85 to €110, $90 to $120 USD) due to its nightlife and restaurant scene, the Aristotelous Square area (€75 to €100, $80 to $110 USD) for its central location, and Ano Poli (€70 to €95, $75 to $105 USD) for its views and historic atmosphere.
The three neighborhoods with the lowest average nightly prices are Sykies (€45 to €60, $50 to $65 USD), Neapoli (€45 to €65, $50 to $70 USD), and parts of Stavroupoli (€50 to €70, $55 to $75 USD), though guests still choose these areas for longer stays, monthly discounts, and proximity to local life rather than tourist attractions.
What's the typical occupancy rate in Thessaloniki in 2026?
As of early 2026, the typical occupancy rate for Airbnb listings in Thessaloniki averages around 55% to 62%, meaning a well-maintained property can expect to be booked roughly 200 to 225 nights per year.
The realistic occupancy range for most Thessaloniki listings falls between 40% and 70%, with professionally managed properties in central locations hitting the upper end and poorly presented listings in outer areas struggling at the lower end.
Thessaloniki's occupancy rates are comparable to the Greek national average for secondary cities and slightly below Athens, though the market benefits from more consistent year-round demand thanks to business travel, university activity, and cultural events.
The single biggest factor for achieving above-average occupancy in Thessaloniki is having a renovated, well-photographed apartment with reliable reviews, as the market has thousands of similar listings and guests gravitate toward properties that look new and hassle-free.
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What's the average monthly revenue per listing in Thessaloniki in 2026?
As of early 2026, the average monthly revenue per Airbnb listing in Thessaloniki is approximately €750 to €850 (around $800 to $920 USD), based on annual revenues of roughly €9,000 to €10,000 divided across twelve months.
The realistic monthly revenue range covering about 80% of Thessaloniki listings falls between €500 and €1,400 (approximately $540 to $1,500 USD), with significant variation based on property quality, location, and host management skills.
Top-performing Airbnb listings in Thessaloniki, meaning renovated apartments in prime locations with excellent reviews, can achieve €1,400 to €2,000 per month ($1,500 to $2,150 USD). A well-run 2-bedroom near Ladadika averaging €90 per night at 65% occupancy would generate roughly €1,750 monthly gross revenue.
Finally, note that we give here all the information you need to buy and rent out a property in Thessaloniki.
What's the typical low-season vs high-season monthly revenue in Thessaloniki in 2026?
As of early 2026, typical monthly revenue in Thessaloniki ranges from €600 to €900 (around $650 to $980 USD) during low season up to €1,300 to €2,000 (approximately $1,400 to $2,150 USD) during high season, with September often being the single strongest month.
Low season in Thessaloniki runs from January through February and sometimes into early March, while high season covers June through September, with September standing out because of the Thessaloniki International Fair, and shoulder months like April, May, October, and November performing somewhere in between.
What's a realistic Airbnb monthly expense range in Thessaloniki in 2026?
As of early 2026, realistic monthly expenses for operating an Airbnb in Thessaloniki range from €250 to €550 (approximately $270 to $600 USD) for owner-managed properties, and €500 to €1,000 ($540 to $1,080 USD) if you use professional management or a co-host.
Cleaning and laundry turnover typically represents the largest single expense category in Thessaloniki, often running €80 to €200 per month ($85 to $215 USD) depending on booking frequency, followed by utilities which spike in summer (air conditioning) and winter (heating).
Hosts in Thessaloniki should typically expect to spend 25% to 45% of gross revenue on operating expenses, with the lower end for hands-on owner-operators and the higher end for those paying management fees and platform commissions.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Thessaloniki.
What's realistic monthly net profit and profit per available night for Airbnb in Thessaloniki in 2026?
As of early 2026, realistic monthly net profit for a well-run Airbnb in Thessaloniki ranges from €400 to €1,100 (approximately $430 to $1,190 USD), with profit per available night falling between €13 and €37 ($14 to $40 USD) depending on whether you self-manage or use professional help.
The realistic monthly net profit range covering most Thessaloniki listings falls between €200 and €1,200 (around $215 to $1,300 USD), with the lower end representing managed properties in average locations and the upper end representing owner-operated units in prime spots.
Hosts in Thessaloniki typically achieve net profit margins of 40% to 60% when self-managing, but margins drop to 20% to 40% when paying for professional management or co-hosting services.
The break-even occupancy rate for a typical Thessaloniki Airbnb listing is roughly 30% to 40%, meaning you need to book about 10 to 12 nights per month just to cover fixed expenses before generating any profit.
In our property pack covering the real estate market in Thessaloniki, 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 Thessaloniki as of 2026?
How many active Airbnb listings are in Thessaloniki as of 2026?
As of early 2026, there are approximately 5,600 to 5,700 active Airbnb and short-term rental listings in the greater Thessaloniki area, making it one of Greece's largest STR markets outside of Athens.
This number has grown by roughly 8% to 17% compared to the previous year, continuing a multi-year upward trend as more property owners convert apartments to short-term rentals in response to strong tourism demand and rising rents.
Which neighborhoods are most saturated in Thessaloniki as of 2026?
As of early 2026, the most saturated neighborhoods for Airbnb in Thessaloniki are the city center triangle including Ladadika, Aristotelous Square, and the Tsimiski corridor, along with the historic Ano Poli (Upper Town) and the cafe-heavy Navarinou/Rotonda area.
These neighborhoods became saturated because they concentrate tourist foot traffic, dining, nightlife, and proximity to major landmarks, but also because older apartment buildings here were easy to convert and list quickly during the initial STR boom.
Relatively undersaturated neighborhoods offering better opportunities for new hosts include Kalamaria (especially with the metro extension coming), Toumba, Triandria, and the Agia Triada/Faliro waterfront area, where competition is lower but guest demand still exists for guests seeking quieter stays or better value.
What local events spike demand in Thessaloniki in 2026?
As of early 2026, the main local events that spike Airbnb demand in Thessaloniki are the Thessaloniki International Fair (TIF) in September, the Thessaloniki International Documentary Festival in March, and the Dimitria Festival in autumn, along with regular business conferences and university events throughout the year.
During peak events like TIF (September 5 to 13, 2026), nightly rates typically increase by 30% to 50% and occupancy surges to 80% or higher in central neighborhoods, with some hosts doubling their usual ADR for the week.
Hosts should adjust pricing and set minimum-stay requirements at least two to three months before major events, as business travelers and exhibitors often book early, and waiting too long means missing the highest-paying bookings.
What occupancy differences exist between top and average hosts in Thessaloniki in 2026?
As of early 2026, top-performing hosts in Thessaloniki achieve occupancy rates of 65% to 75%, significantly outperforming the market average and staying booked roughly 240 to 275 nights per year.
By comparison, average hosts in Thessaloniki typically see occupancy rates around 50% to 58%, meaning they book roughly 180 to 210 nights annually and leave more revenue on the table through slower booking velocity.
New hosts in Thessaloniki typically need 6 to 12 months to reach top-performer occupancy levels, as building reviews, optimizing photos, and fine-tuning pricing takes time, though starting with competitive pricing can accelerate the process.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Thessaloniki.
Which price points are most crowded, and where's the "white space" for new hosts in Thessaloniki right now?
The nightly price range with the highest concentration of listings in Thessaloniki is €50 to €80 ($55 to $85 USD), where thousands of generic studios and 1-bedroom apartments compete for the same city-break travelers.
The "white space" opportunities for new hosts exist above €90 per night ($95 USD) for premium family-ready units and below €50 per night ($55 USD) for quality budget stays, as both segments have less competition than the crowded middle market.
Property characteristics that would help a new host succeed in underserved segments include: for the premium tier, a renovated 2-bedroom with elevator access, blackout curtains, and proper workspace; for the budget tier, a clean studio in an outer neighborhood like Kalamaria targeting longer stays with weekly or monthly discounts.
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What property works best for Airbnb demand in Thessaloniki right now?
What bedroom count gets the most bookings in Thessaloniki as of 2026?
As of early 2026, 1-bedroom apartments get the most bookings in Thessaloniki, accounting for the highest booking volume due to their dominance in the market and alignment with typical guest profiles.
The estimated booking rate breakdown by bedroom count in Thessaloniki is roughly: studios at 15% to 20%, 1-bedrooms at 55% to 65%, 2-bedrooms at 18% to 22%, and 3-bedrooms or larger at 3% to 5% of total bookings.
One-bedroom apartments perform best in Thessaloniki because the city attracts mainly couples on weekend getaways, solo business travelers, and young tourists on city breaks, all of whom need just enough space for two people without paying for extra rooms.
What property type performs best in Thessaloniki in 2026?
As of early 2026, the best-performing property type for Airbnb in Thessaloniki is the renovated apartment, particularly modern or recently updated flats in the city center or near the waterfront, which consistently outperform older unrenovated stock.
Occupancy rates across property types in Thessaloniki show apartments averaging 55% to 62%, while penthouses and view apartments can reach 60% to 70% due to scarcity, and detached houses average lower at 40% to 50% because they attract a more niche, seasonal audience.
Apartments outperform in Thessaloniki because the city's housing stock is overwhelmingly multi-family buildings, guests expect walkable urban stays rather than suburban homes, and the convenience of elevator access and central locations drives repeat bookings and positive reviews.
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 Thessaloniki, 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 Short-Term Rental Portal | The Greek tax authority's official registration and declaration platform for all short-term rentals. | We used it to describe the practical compliance steps including registry, declarations, and deadlines. We also used it to anchor what compliant hosting looks like in Greece. |
| Gov.gr Service Portal | The Greek state's official citizen service portal providing plain-language guidance on government procedures. | We used it to corroborate that registration is required when advertising on platforms. We used it as a cross-check against AADE's technical site. |
| AADE Law 4446/2016 Framework PDF | The official AADE-hosted document containing the binding legal framework and key definitions for Greek STRs. | We used it for legal definitions of short-term rental, the registry and AMA display rules, and the restriction zone mechanism. We also used it for the VAT trigger tied to three or more properties. |
| AirDNA Thessaloniki Market Overview | A widely used STR data provider with consistent, trackable methodology across global markets. | We used it for market-level quantitative estimates including active listings, occupancy, ADR, annual revenue, and RevPAR. We treated it as the backbone and sanity-checked with tourism demand proxies. |
| Airbtics Thessaloniki Revenue Data | A vacation rental analytics platform providing detailed revenue and occupancy benchmarks. | We used it to cross-reference AirDNA's estimates and validate occupancy rates around 62% and annual revenues around €14,500 for well-performing listings. |
| AirROI Thessaloniki Municipal Unit Report | A comprehensive STR data portal with detailed listing composition and performance metrics. | We used it for property type breakdown showing 97% apartments and bedroom distribution showing 62% one-bedrooms. We also used it to confirm the high-regulation status of the Greek market. |
| Greek Travel Pages (GTP Headlines) | A major Greek travel industry outlet that explicitly cites Ministry circulars and law articles. | We used it to confirm the 2025 framework introducing property-standard requirements effective October 2025. We used it as a bridge source to the underlying legal change. |
| Keep Talking Greece | A reliable English-language Greek news site covering government policy and regulatory changes. | We used it to track the planned expansion of registration freezes to Thessaloniki and other regions. We used it to contextualize housing affordability concerns driving new regulations. |
| Expats Greece | A trusted resource for foreigners navigating Greek regulations, with detailed practical guidance. | We used it to explain the October 2025 property standards including ceiling height, lighting, and insurance requirements. We used it to clarify enforcement mechanisms and inspection procedures. |
| GTP Headlines - 90th TIF Event Listing | Provides concrete dates from a long-running Greek travel industry publisher. | We used it to anchor the single biggest predictable demand spike in Thessaloniki's Airbnb calendar. We used it to explain why September often prints the best month for hosts. |
| Thessaloniki Film Festival Official Site | The official organizer's website for the internationally recognized documentary festival. | We used it to name real, bookable dates that reliably lift occupancy in shoulder season. We used it to support event-spike planning for pricing in March. |
| Dimitria Festival Official Site | The official website for Thessaloniki's major autumn cultural festival. | We used it to ground autumn cultural demand in a real institution. We used it to justify October and November shoulder-season strength in central neighborhoods. |
| Ministry of Finance - ENFIA Tax Guide | The official Ministry guide for Greece's annual property ownership tax. | We used it to include ownership-side costs in monthly expense ranges. We kept it high-level because ENFIA depends on zone values and property characteristics. |
| Reuters | A top-tier global wire service reporting directly on passed legislation and official statements. | We used it to validate that guest-paid nightly taxes on STRs rose materially from 2025 onward. We factored this into pricing psychology and competitiveness analysis. |
| To Vima | A major national newspaper reporting on official government announcements and infrastructure projects. | We used it to time-box a Thessaloniki-specific demand catalyst: improved metro connectivity toward Kalamaria in 2026. We treated it as a watch-this factor for neighborhood selection. |
| Thessaloniki Metro Official Site | The official operator and infrastructure site for the Thessaloniki metro system. | We used it to justify why properties near stations or the new metro line can become booking boosters. We kept it practical: guests value easy airport and center access. |
| The Luxury Playbook | A real estate investment analysis platform with detailed Thessaloniki market forecasts. | We used it for property price context showing €1,957 per square meter average and 11% year-over-year growth. We used it to frame the broader housing price environment for investors. |
| Bank of Greece - Property Price Indices | Greece's central bank providing authoritative housing market indices. | We used it to frame the broader housing price context and help investors judge buy-and-hold feasibility. We used it as the macro sanity check behind purchase costs and yield expectations. |
| INSETE Greek Tourism Flash Report | The research arm of Greece's main tourism industry association, regularly cited in policy discussions. | We used it to understand national demand trends that feed Thessaloniki as a city break and gateway market. We used it to validate whether STR performance claims fit the broader tourism direction. |
| Global Law Experts | A professional legal platform providing detailed analysis of Greek STR regulations. | We used it to interpret the October 2025 technical specifications and compliance requirements. We cross-referenced it with official sources for accuracy. |
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.
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