Managing property in Greece from Israel: the complete guide (2026)

Who is this guide for?

For anyone who owns (or is considering) a flat in Greece and lives in Israel. Managing a property remotely is entirely possible, but you need to know what is mandatory, what it costs and who will do the work on the ground.

Two ways to rent: long-term or short-term

Long-term renting: what is mandatory

• Lease declaration on the tax authority (AADE) website. The landlord declares every lease and the tenant confirms it.
• Minimum term: a residential lease in Greece is at least 3 years, even if the contract says less.
• Payment: it is best to receive rent only by bank transfer to a Greek account, for a full record.
• 3-year tax exemption: a flat that was empty for at least 3 years, or was on short-term rental, and moves to a long-term lease is exempt from rental income tax for 3 years. Conditions: up to 120 m² (plus 20 m² per child), a lease of at least 3 years signed by 31 December 2026.

Short-term renting: what is mandatory

• Registration number (ΑΜΑ) from the tax authority for each flat, before listing on Airbnb or Booking. Letting without one carries heavy fines.
• Central Athens: in Athens municipal districts 1, 2 and 3, new short-term rental registrations are banned. According to the government announcement, the ban will last until the end of 2027. When a registered flat is sold, the registration is deleted.
• Safety requirements: fire extinguisher, smoke detector, first-aid kit and liability insurance. Check the current list before opening.
• Climate fee (ΤΑΚΚ): charged per night, usually collected from the guest.
• 3 or more flats: letting 3 or more properties short-term counts as a business, with business obligations (VAT and more).

Taxes: how much on rental income?

Rental income tax for individuals (from 2026), by annual income:

• Annual return: anyone with rental income in Greece files a Greek tax return every year (form Ε1, with property details on form Ε2), even if they live in Israel.
• ΕΝΦΙΑ: annual property tax, paid by whoever owns the property on 1 January, in instalments during the year.
• Double taxation: Israel and Greece have a double tax treaty. Report in Israel as well and consult an accountant who knows both countries.
• Tax representative: owners living outside the EU may need to appoint a representative in Greece for the tax authority. A Greek accountant will check whether this applies to you.

What you need on the ground while you are in Israel

• A Greek accountant for returns, ΕΝΦΙΑ and lease declarations.
• A Greek bank account with online access. Tax number and bank account guide.
• A property manager who holds the keys, handles repairs, shows the flat to tenants and, for short lets, manages cleaning and check-in. For short lets, management companies usually take a percentage of income.
• Building charges (κοινόχρηστα): monthly fees for heating, lift and cleaning. Agree with the tenant who pays what.
• Electricity and water: for long-term lets, transfer the bills to the tenant's name.

A property owner's calendar

1. January: whoever owns the property on 1 January owes that year's ΕΝΦΙΑ.
2. Spring: the ΕΝΦΙΑ bill arrives and instalments begin.
3. Spring–summer: file the annual tax return for the previous year's income.
4. Every new lease: declaration with the tax authority.
5. Every short-let night: climate fee and stay declaration.

Common mistakes

• Buying in central Athens to run an Airbnb, then discovering the flat cannot be registered.
• Renting to friends "without a contract" and being left without protection or records.
• Not filing in Greece because "I live in Israel".
• Not accounting for tax, building charges, ΕΝΦΙΑ and management fees when calculating yield.

Full guide to buying a flat in Greece · Property prices by area

This is general information, not legal or tax advice. Laws change; consult an accountant and a lawyer before any decision.