On May 20, new EU transparency rules for short-term rentals began to apply across member states. They concern properties rented to tourists through digital platforms and introduce a clearer framework for registration, data sharing, and reporting. According to the European Commission, short-term rentals account for around one quarter of tourist accommodation in Europe, which is why the market is gradually moving from a semi-informal model toward a more regulated and transparent system.

For Greece, this news is particularly important. The country remains one of the most attractive destinations for buying property for rental income, while Athens, Santorini, Mykonos, Crete, Paros, and other tourist locations have long attracted international investors. At the same time, growing tourist flows have increased pressure on housing in certain areas, so the authorities are paying closer attention to how residential property is used.

💡 Importantly, the new EU rules do not ban short-term rentals. Their purpose is to make the market more transparent: properties must be registered, accommodation data must be reported correctly, and rental income must be officially declared. For responsible owners, this is more of an advantage than a restriction. A transparent market reduces competition from illegal listings and increases trust from tenants, platforms, and local authorities.

Greece already has a registration system through the tax authority. Property owners must register their property in the short-term rental registry, obtain a registration number, and submit declarations for each stay. Under the current rules, the short-term stay declaration is submitted by the 20th day of the month following the guest’s departure.

Key requirements for property owners:

— register the property in Greece’s short-term rental registry;
— include the registration number in listings;
— submit accommodation reports;
— declare rental income for tax purposes;
— check local restrictions before buying a property for short-term rental use.

The most sensitive areas remain large cities and overheated tourist destinations. In Athens, restrictions have already affected central districts where the authorities have tried to slow rental growth and return part of the housing stock to the long-term rental market. Additional attention is also focused on islands and popular tourist areas, where high visitor numbers put pressure on infrastructure and the local housing supply.

💼 For investors, this means that the purchase strategy must become more precise. In central Athens and on the most popular islands, it is especially important to check the property’s legal status, registration possibility, and local restrictions before making a purchase. However, this does not make the Greek market less attractive overall. On the contrary, transparent rules help separate strong investment properties from legally risky ones.

The positive scenario for buyers is that demand for Greece remains strong, while regulation is gradually making the market more mature. Properties with the right legal status, a strong location, and a clear management model will look more attractive compared with housing that was previously rented out without proper registration or reporting.

Several types of locations may become especially interesting for investors, as they combine tourist demand with lower regulatory pressure than the most overheated areas:

— residential districts outside the central zones of Athens;
— mainland resort destinations;
— less crowded islands;
— properties suitable for medium-term and long-term rentals;
— real estate aimed not only at tourists, but also at locals, students, or remote workers.

⏱️ For buyers, 2026 is becoming a year of more careful selection. Short-term rentals in Greece are not disappearing, but the market is becoming more demanding in terms of documentation, registration, and tax discipline. In major cities and on popular islands, the risks are indeed higher, which makes legal due diligence before purchase especially important. In other parts of the country, conditions may be calmer, and the investment model may be more predictable if the property is selected with local rules in mind from the start.

🔍 Suitable properties in Athens, on the coast, and in other regions of Greece can be found on our website.