The Greece Golden Visa Short-Term Rental (Airbnb) Ban in 2026

One of the most notable restrictions introduced to the Greece Golden Visa program with Law 5100/2024 is the outright ban on using properties for short-term rental (through platforms such as Airbnb and Booking.com). This rule eliminated the previously common strategy of "using the Golden Visa property for both the residence permit and holiday-rental income." In this article we explain the scope of the ban, the sanctions, and what investors should watch for as of 2026.

What Does the Ban Cover?

A property bought under the Golden Visa cannot be rented short-term through Airbnb, Booking.com or any similar platform. The rule is interpreted very broadly: any rental under 60 days counts as "short-term", and even occasional, seasonal or one-off rentals fall under this ban. The ban covers all investment tiers (€250,000, €400,000 and €800,000) — it is not limited to high-threshold Zone A/B properties.

Permitted and Prohibited Uses

Sanctions in Case of Breach

The standard penalty is a €50,000 administrative fine and immediate cancellation of the residence permit; some legal sources note that, depending on the severity and repetition of the breach, the penalty can rise to €150,000. The cancellation affects not only the main applicant but the residence permits of all family members included in the application.

What About Properties Bought Before 2024?

Golden Visa properties bought before Law 5100/2024 came into force generally retain their old rental rights; the new restriction mainly targets the new €400,000 and €800,000 investments made after 2024. However, since property use is re-checked during renewal, the status of transitional properties should be confirmed with a lawyer per project; acting on an assumption of a general exemption is risky.

An Alternative for Investors Seeking Rental Income

The short-term rental ban does not leave the Golden Visa property entirely without income; long-term rental (usually 6 months or more, often under a 12-month contract) can be used as a fully permitted and legal income model. However, the typical gross yield of long-term rental is generally lower (around 3-6%) than short-term rental in popular tourist areas. Therefore, for investors whose primary goal is high rental yield, acquiring a separate investment property independent of the Golden Visa may be a more suitable strategy.

Other Points to Watch

• Across Greece, an AMA (Αριθμός Μητρώου Ακινήτου) registration is separately required for short-term rental; this is a general regulation independent of the Golden Visa rule.
• As of 2026, platforms have started removing listings without an AMA code; this further tightens enforcement.
• €250,000 conversion properties also cannot be used as a company HQ or branch; this is subject to the same €50,000 fine.
• A breach history is examined at the 5-year renewal application and can lead to a negative outcome.
• When making a long-term rental contract, clearly stating the rental period and terms in writing makes it easier to prove compliance in any audit.

Frequently Asked Questions

1. Can I not rent out my Golden Visa property at all?
No, renting is not entirely banned — only short-term (usually under 60 days) rental is prohibited. Long-term rental, i.e. usually 6 months or more under a contract, is fully legal and permitted. Rental income obtained this way is subject to Greece's normal income tax scale. Investors can use this model even while managing the property from abroad; the only condition is that the rental is genuinely long-term and not done through short-term platform listings.

2. What if I rent short-term only occasionally, say a few weeks a year?
That also falls under the ban. The rule is interpreted broadly to cover "occasional", "seasonal" or "one-off" short-term rentals; any rental under 60 days counts as short-term regardless of frequency. The "I'll just rent a few weeks in summer, no one will notice" approach carries serious risk — as platforms now remove listings without an AMA registration, the enforcement mechanism is strengthening. If a breach is detected, the €50,000 fine and permit cancellation risk can apply regardless of the rental duration.

3. Exactly how much is the fine if I breach it?
The standard administrative fine applied is €50,000, and in addition the residence permit is cancelled immediately. However, some law firms note that, depending on the severity, repetition or accompanying breaches, the total sanction can rise to €150,000. The exact figure can vary based on the specifics of the case. Because of this uncertainty, avoiding the short-term rental risk from the outset is the safest approach.

4. Does this ban apply to a property I bought before 2024?
Generally no; properties bought before Law 5100/2024 mostly retain their old rental rights, and the new restriction mainly targets the new €400,000/€800,000 investments made after 2024. However, this does not mean an automatic exemption; property use may be reviewed again during the 5-year renewal. Owners of pre-2024 properties are therefore also advised to confirm their situation with a lawyer.

5. Does the Golden Visa still make sense if I want rental income?
Yes, but expectations must be realistic. The Golden Visa property should now be seen not as a high-yield short-term rental investment but as a stable asset offering long-term rental yield (typically 3-6% gross). For investors whose priority is high rental yield, the usual recommended strategy is to keep the Golden Visa property separate for residency purposes and additionally buy a second property, outside the Golden Visa scope, targeting short-term rental income.

Note: This article is for general information only and does not constitute legal or financial advice. As current regulations may change frequently, we recommend consulting a licensed immigration advisor or our law office before applying.