Airbnb & Short-Term Rentals in Greece:
Your obligations under Law 5170/2025
Greece Golden Visa & Tax:
What every investor needs to know
Greece’s Golden Visa programme grants a 5-year renewable residency permit to non-EU nationals who make a qualifying investment in Greece — most commonly in real estate. With over 10,000 permits issued since its launch, it remains one of Europe’s most popular residency-by-investment programmes.
But obtaining the visa is only the beginning. Owning property and earning income in Greece triggers specific tax obligations — regardless of whether you actually live here. This guide explains what you need to know from a tax perspective.
Golden Visa investment thresholds (2024–2026)
Investment thresholds were significantly revised in 2023 and 2024. As of 2026:
| Location / type | Minimum investment |
|---|---|
| Athens (Attica region), Thessaloniki, Mykonos, Santorini and islands over 3,100 residents | €800,000 |
| All other areas of Greece | €400,000 |
| Conversion of commercial property to residential use | €250,000 |
| Restoration of a listed building | €250,000 |
Does the Golden Visa make you a Greek tax resident?
No — not automatically. The Golden Visa grants residency rights, but tax residency is a separate question determined by actual physical presence.
You become a Greek tax resident only if you:
- Spend more than 183 days per year in Greece, or
- Have your primary home and centre of vital interests in Greece
Most Golden Visa holders use it primarily for travel convenience within the Schengen Area and do not become Greek tax residents. However, owning Greek property and receiving income from it creates Greek tax obligations regardless of residency status.
Property tax (ENFIA) — annual obligation
Every property owner in Greece — resident or not — pays ENFIA (Unified Property Tax) annually. It is calculated based on:
- Property location and zone value
- Size (m²), floor, age of building
- Ancillary spaces (parking, storage)
- Total portfolio value if you own multiple properties
ENFIA is billed by the AADE and can be paid in instalments. Failure to pay results in automatic surcharges and can block future property transactions.
Rental income tax
If you rent out your Golden Visa property — short-term (Airbnb) or long-term — the rental income is taxable in Greece at the following rates:
| Annual rental income | Tax rate |
|---|---|
| Up to €12,000 | 15% |
| €12,001 – €35,000 | 35% |
| Over €35,000 | 45% |
You must also file an E2 rental declaration annually with AADE and, if income is earned, an E1 income tax return.
For short-term rentals via platforms, additional obligations apply: you need an AMA registration number, you must comply with Law 5170/2025 safety requirements, and the Climate Resilience Tax (TAKK) must be collected and remitted monthly.
VAT on property purchases
For properties where a building permit was issued before 1 January 2006, the purchase is subject to transfer tax (3%) not VAT. For new builds permitted after that date, 24% VAT applies — though a suspension of VAT on new residential builds has been in effect and extended multiple times. Your notary and our office will clarify which regime applies to your specific purchase.
Selling your Golden Visa property
If you sell a Greek property, a 15% capital gains tax applies in principle on any profit. The calculation is based on the difference between the purchase price (adjusted for inflation) and the sale price as declared to the tax authority.
Important: the tax authority cross-references the declared sale price against the objective value of the property (a government-set benchmark). If the declared price is lower, tax is assessed on the objective value.
The Non-Dom regime — is it relevant for you?
If you are considering spending significant time in Greece and want certainty over your Greek tax position on foreign income, Greece’s Article 5A non-domicile regime may be worth exploring. It provides:
- A flat €100,000 annual tax on all foreign-source income, regardless of amount
- Valid for up to 15 years
- Requires a minimum €500,000 investment in Greece (your Golden Visa property likely qualifies)
This regime is particularly attractive for Golden Visa investors who also have substantial income abroad (dividends, rental income, business profits) and wish to avoid complex cross-border tax reporting.
What you need from day one
- Greek AFM (tax number) — required before the property purchase
- Greek bank account — required to pay ENFIA and transfer funds for the purchase
- Greek tax representative — if you are not resident in the EU, this is mandatory
- Annual ENFIA payment — billed by AADE each year
- Annual tax return — if you receive any Greek-source income
- AMA registration — if you rent short-term
How we can help
Our office in Pyrgos Kallistis, Santorini works with Golden Visa investors from across Europe, the Middle East and beyond. We handle:
- AFM registration for non-residents
- Annual ENFIA management and payment
- Rental income tax returns (E1, E2)
- Short-term rental compliance (AMA, TAKK, Law 5170/2025)
- Capital gains advice ahead of any sale
- Non-dom regime assessment and application support
All services are available remotely. We communicate in English and Greek.