Short-term rentals are not just an island story. In Patras they have grown noticeably, from flats in the centre to houses in Rio, along the coast and in the mountain villages of Achaia. With the income, though, come obligations that many owners overlook.
Before you list the property
The property must be registered in the Short-Term Stay Property Registry of the Greek tax authority and receive a registry number (AMA). That number:
- must be displayed in the property listing on the platforms
- is issued per property, not per owner
- is asked for in every inspection
Also check the rules of your apartment building and the safety and suitability requirements introduced in recent years for short-term rental properties.
Short-stay declarations
Every stay is declared electronically in the tax authority application, with the booking details and the amount. If a booking is cancelled and a charge applies, that is declared too. Keep the statements from the platforms, because at the end of the year the amounts must agree with your tax return.
When it is property income and when it is a business
If you let a furnished property without providing other services, the income is treated as income from immovable property. However, if you:
- exceed the number of properties set by law, or
- provide services beyond accommodation and bed linen
the activity may be treated as a business, with registration, books, VAT and social security contributions. The difference in the final net result is significant, so it is worth doing the maths before you add a third or fourth property.
Fees and charges
A fee applies per night, collected from the guest and paid to the state, with different amounts depending on the season and the type of accommodation. This charge has changed both its name and its level, so check what applies for the year you are operating in.
What to keep every month
- a detailed booking statement from each platform
- receipts for cleaning, maintenance and supplies
- energy, water and internet bills
- the commission amounts withheld by the platform
These determine whether the activity is genuinely profitable, particularly when occupancy drops in winter.
Long-term or short-term?
In Patras the comparison is a real one, because student demand is steady. Short-term letting brings a higher rate per night, but also empty periods, costs and work. Long-term letting brings stability and fewer obligations. Do the calculation with real figures, not with your best week during the Carnival.
If you are considering starting, or already have a property on a platform, contact us and we will look at what suits your case.
If you would like our office to handle it for you, see TAXGROUP services. For step-by-step instructions on the AADE and EFKA platforms, see our Useful guides.
Frequently asked questions
Do I need to register a business for one Airbnb property?
For simple short-term letting with no additional services, usually not. You do need to register the property in the registry and obtain a registry number for it.
What if I have several properties?
Above a certain number of properties, or when extra services are provided, the activity can be treated as a business, with registration, VAT and contributions.
Do I have to declare every booking separately?
Yes. Stays are declared electronically to the tax authority, and so are cancellations that carry a charge.
Can I let a flat in an apartment building short-term?
It depends on the building regulations. Check them before you start, to avoid disputes with the other owners.