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Short-term rental rules in Greece and Cyprus: registration freezes, minimum standards and platform data (October 2026)

Greece blocks first-time short-let registrations in central Athens and central Thessaloniki to end-2026 and sets minimum standards; Cyprus requires registration.

Coverage: Greece, Cyprus · Data as of: Official texts checked 18 Oct 2026 · 775 words

This note summarises official texts. The Government Gazette (ΦΕΚ) and the Cyprus Official Gazette prevail over any summary.

Greece#

1. Freeze on first-time registrations (AMA)#

Short-term rentals must be registered with AADE, which issues a registry number (AMA). The area restrictions are in paragraph 2A of Article 111 of Law 4446/2016, as added by Law 5162/2024 and amended by Law 5313/2026.

  • Athens, 1st, 2nd and 3rd municipal districts. No first-time registration from 1 January 2025 to 31 December 2026. The extension to end-2026 was made by Joint Ministerial Decision 225563 ΕΞ 2025, published in ΦΕΚ Β' 7200/31.12.2025 (PDF copy).
  • Thessaloniki, 1st municipal community. No first-time registration from 1 July to 31 December 2026, under Article 5 of Law 5313/2026, ΦΕΚ Α' 102/25.06.2026 (AADE-hosted extract, PDF).
  • Transfers. According to the Housing Policy Portal, when a registered property in these zones is transferred between living persons (sale or gift), it is deleted from the registry and cannot be re-registered while the restriction lasts. The restriction can be extended by regulatory act.
  • Fines. Under the ministerial decision, letting without registration in the Athens zone incurs a fine of 50% of the short-term rental income (minimum €20,000). A repeat in the same tax year incurs a fine equal to the rents collected (minimum €40,000).
  • Announced extension to end-2027. At the Thessaloniki International Fair in September 2026, the Prime Minister announced that the restrictions in both cities would be extended to 31 December 2027, as reported by To Vima. As of 18 October 2026 it had not been published in the Government Gazette, so the end-2026 dates remain the legal position.

2. Minimum standards (Law 5170/2025, from 1 October 2025)#

The Ministry of Tourism's circular of 25 September 2025 (ΑΔΑ Ψ6ΛΘ465ΧΘΟ-ΓΟ7, PDF) sets out the requirements of Law 5170/2025 (ΦΕΚ Α' 6) for registered short-term rental properties. They include:

  • Spaces. Rooms must be main-use spaces with a clear height of at least 2.50 m. Natural lighting openings must be at least 10% of the bedroom floor area, and ventilation openings at least 5%.
  • Air-conditioning in bedrooms, except in properties at an altitude of 600 m or more.
  • Insurance. Civil-liability insurance with a licensed insurer.
  • Electrical safety. An electrician's solemn declaration confirming that a residual-current device is installed.
  • Fire safety. At least one fire extinguisher per 100 m² of gross area (minimum 6 kg, rating 21A-113B-C). Smoke detectors covering bedrooms and the kitchen. Safety lighting at exits and escape signage.
  • Other items. A pest-control certificate, a first-aid kit, and a guide with emergency numbers.

The Ministry announced compliance checks by itself and AADE; the texts are on its legislation page.

3. Golden Visa property#

Property acquired for an investor residence permit may not be let short-term in the sharing economy. This rule is in paragraph 7A of Article 100 of Law 5038/2023. The Migration Ministry's circular 1 of 21 April 2026 clarifies that it covers only short-term letting through digital platforms under Article 111 of Law 4446/2016. See the residency-by-investment note.

Tax and fee parameters for short-term rentals, including the climate resilience fee, are in the tax overview.

Cyprus#

1. Registration with the Deputy Ministry of Tourism#

According to the Deputy Ministry of Tourism (26 April 2025):

  • Requirement. A self-service (self-catering) accommodation may be advertised or rented only if it is registered and holds a registration permit and number.
  • Display. The number must appear in all advertising and transactions.
  • Penalties. Operating without a permit is an offence, punishable by up to one year's imprisonment, a fine of up to €5,000, or both. A continuing violation adds up to €200 per day.

Applications are made online with title deeds or a building/planning permit, a recent electricity bill, ID and, for non-owners, the owner's authorisation (application guidance).

2. EU platform-data rules#

Cyprus amended its hotels and tourist accommodation law to implement Regulation (EU) 2024/1028 on short-term rental data. The amending law provides penalties for non-compliant platforms of up to two years' imprisonment or a fine of up to €20,000, and up to €1,000 per day for repeat violations. It takes effect on 20 May 2026 (CyLaw text, Greek).

Sources#

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