If you own or manage a short-term rental in Greece, it’s time to double-check your paperwork. The Greek Independent Authority for Public Revenue (AADE) is officially launching a massive wave of electronic audits and cross-checks targeting thousands of properties listed on platforms like Airbnb, Booking.com, and VRBO.
The goal? To root out undeclared income and identify properties operating without a valid registration number.
The “Digital Dragnet”: How the Audits Work
The tax authorities are no longer relying on manual checks. AADE will now use advanced software to compare data provided directly by the digital platforms with the income declared by owners in their 2025 tax returns.
The focus is on two main areas:
1. Undeclared Income: Ensuring that every euro earned through these platforms is reflected in the owner’s tax filings.
2. The Registry (AMA): Identifying listings that do not have a mandatory Property Registry Number (AMA) or are operating outside the official Short-Term Stay Registry.
Property owners had until the end of February to finalize their 2025 rental data. Those who missed the deadline or filed inaccurately now face the risk of being taxed on the *total* amount shown on the platforms, even if they didn’t actually collect the full sum.
The Cost of Non-Compliance: Heavy Fines
The penalties for failing to follow the rules are among the strictest in the Greek tax code.
* Missing Registration: If a property is found not listed in the Short-Term Stay Registry, the fine is 50% of the gross income for that tax year, with a minimum penalty of €5,000.
* Repeat Offenders: If the same violation is found within a year, the fine doubles.
* Inaccurate Declarations: Filing an inaccurate stay statement results in a fine equal to double the rent shown on the platform.
* Late Filing: A standard administrative fine of €100 applies to late declarations.
New Restrictions in Major Cities
The landscape for short-term rentals is also changing geographically. Following the model already implemented in central Athens, a “freeze” on new registrations has been extended to the 1st Municipal Community of Thessaloniki.
In these restricted zones, no new properties can be added to the Short-Term Stay Registry. Furthermore, if a property in these areas is sold or transferred, it must either be converted into a long-term rental or used as a private residence.
EU-Wide Changes Coming in May
The crackdown isn’t just a local phenomenon. Starting May 20, 2025, EU Regulation 2024/1028 goes into effect. This creates a unified system for recording and exchanging data on short-term rentals across the European Union.
Every listing will be required to have a unique registration number visible on all platforms, and the platforms themselves will be legally obligated to transmit data regularly to national authorities.
Taxation and the “Climate Fee”
Owners should also be aware of how they are classified for tax purposes:
* Individual Owners (1-2 properties): Income is taxed as real estate income.
* Business Activity (3+ properties): Owners with three or more listings are considered businesses. They must open a business file with the tax office, issue official invoices, and charge 13% VAT.
Additionally, don’t forget the Climate Crisis Resilience Fee. For apartments, this is €1.50 per day (March–October) and €0.50 during the winter. For luxury villas (over 80 sq.m.), the fee jumps to €10 per day in high season.
The Bottom Line
The era of “under the radar” rentals in Greece is coming to an end. With the integration of platform data and new EU regulations, transparency is now the only way forward for hosts. If you haven’t already, ensure your Property Registry Number is active and your declarations match your platform earnings to avoid life-altering fines.
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