Residential lease of 60 days or more
Allowed
A conventional residential lease falls outside the statutory short-term letting definition. Register and declare it through the normal Greek process.
Greece Golden Visa rental and Airbnb rules
Greece Golden Visa rental and Airbnb rules allow long-term residential letting but prohibit covered properties from being used for short-term letting through sharing-economy platforms. The restriction is not retrospective, and a breach can mean permit revocation plus a €50,000 fine.
Greece Golden Visa rental and Airbnb rules, at a glance
For property acquired under the current regime, a normal long-term lease is allowed but an accommodation-only short let is not. Article 100 paragraph 7A also blocks short-term subletting.
Legal basis: Migration Code article 100 paragraph 7A, inserted by article 64 of Law 5100/2024; Ministry Circulars 9/2024 and 1/2026.
Accommodation-only rental of fewer than 60 days
Prohibited if the property is covered
The definition applies regardless of whether the property is listed or the agreement is concluded through a digital platform.
Personal or family occupation
Allowed
The investor may occupy the property or keep it as a second home. The permit itself has no minimum-stay requirement.
Lease or sublease to a tourism business
Possible with conditions
The ministry distinguishes professional tourism use with additional services. The operator, services and property route need legal review.
Who the short-let restriction applies to
The prohibition is targeted, not retrospective. The acquisition regime and transaction evidence decide whether the property is covered.
Check a property before marketing itRestriction applies
Current-regime property
A covered property acquired under the current regime cannot be used for short-term letting or short-term subletting within the sharing economy. The restriction applies across the current property routes and across Greece.
May be exempt
Older or transitional investment
Properties acquired under the rules that applied before Law 5100/2024, and investments completed within its statutory transition, are not caught by paragraph 7A. The purchase contract, payment record and application file must support that conclusion.
Needs classification
Tourism-business structure
Professional tourism use with additional services is treated separately from an accommodation-only short let. Conversion-route properties also carry a separate restriction on use as a business seat or branch.
Under 60 days is short-term. The platform is not the test.
For a covered property, a rental or sublease for fewer than 60 days is short-term when no services beyond accommodation and bed linen are provided, regardless of whether the property is listed or the agreement is concluded through a digital platform.
A 59-day direct booking is not a loophole.
A lease of 60 days or more falls outside the statutory short-term definition. Have Greek counsel review any serviced-accommodation or tourism-business structure before it is marketed or signed.
€50,000
Administrative fine imposed on the owner or holder
The fine is only one of the consequences
Article 100 also provides for revocation of the investor residence permit. The statute does not describe the €50,000 fine as a maximum or a percentage of rental income.
The residence consequence can affect family members whose permits depend on the main investor. Treat the proposed use as an immigration-law issue, not merely a tax-registration question.
The rule does not change by property route or location
No geographic zone creates an Airbnb exception under the current regime. The restriction applies to covered property whether it qualified through a standard purchase, a commercial-to-residential conversion or restoration of a listed building.
Conversion properties carry one additional rule: they may not be used as the registered seat or branch of a business. That matters if a management or tourism arrangement would put the operator’s business at the property address.
Compare the qualifying property routesBefore you buy for rental income
Model the investment on long-term rent first. An Airbnb forecast is not a compliant base case for a new-regime Golden Visa property.
View qualifying property- 01
Confirm the acquisition regime
Record whether the investment is current-regime, old-regime or transitional, and keep the documents that prove it.
- 02
Read the building rules
Check the building’s constitutive deed and regulations. They can restrict rental or professional use even where immigration law permits it.
- 03
Classify the lease before marketing
Decide the duration, tenant, services and registration route before the property appears on any platform or direct-booking channel.
- 04
Model the net long-term yield
Allow for vacancy, management, ENFIA, maintenance and Greek rental-income tax rather than importing an Airbnb occupancy forecast.
- 05
Protect the permit file
Keep the lease and tax declarations available to the lawyer handling renewal so the property use can be explained consistently.
What other rental guides get wrong
Four recurring claims collapse important differences in acquisition date, property use and the statutory short-term definition.
“All Golden Visa properties are banned from Airbnb.”
Incorrect. The ministry exempts properties acquired under the previous provisions and investments completed within the statutory transition.
Common questions about Golden Visa rentals
The points to settle before a purchase, lease or marketing instruction is signed.
Can I rent out a Greece Golden Visa property?
Yes. Long-term residential letting is allowed. The restriction under article 100 paragraph 7A concerns short-term letting and subletting within the sharing economy for properties acquired under the current regime.
Can I put my Greece Golden Visa property on Airbnb?
Not if the property is covered by the current regime. Airbnb and similar digital platforms fall within the sharing-economy restriction. Breach can lead to revocation of the residence permit and a €50,000 administrative fine.
Is a 60-day lease allowed?
A lease for 60 days or more falls outside the statutory definition of a short-term lease, which covers periods of fewer than 60 days where no services are supplied beyond accommodation and bed linen. The lease must still be structured and declared correctly.
Does the Airbnb ban apply to an older Golden Visa property?
Not necessarily. Ministry Circular 9/2024 and the 2026 implementation clarification state that the restriction does not catch properties acquired under the previous rules or investments completed within the statutory transition. The transaction documents, rather than the permit card alone, determine whether that exception applies.
Can I avoid the rule by asking a manager to list the property?
No. The rule also addresses subletting, so placing a manager or another tenant between the owner and the platform does not create a safe Airbnb workaround.
Primary sources and guidance
Not yet reviewed by a Greek-qualified lawyer. Last checked 2026-08-14. General information, not legal or tax advice.
- Law 5100/2024, article 64
Article 100 paragraph 7A and the €50,000 sanction.
- English reproduction of Ministry Circular 9/2024
Scope, permitted use and the old/transitional-regime exception.
- Greek Housing Policy Portal
Official summary of the Golden Visa short-term letting prohibition.
- EY summary of Ministry Circular 1/2026
Short-term letting definition and tourism-business treatment.
- AADE short-term rental guidance
Article 111 of Law 4446/2016.
Buying with rental income in mind?
Tell us the property, purchase route and intended lease before you commit. We will build those constraints into the case plan and coordinate the Greek legal checks.