Managing property in Greece from Israel: the complete guide (2026)
Long-term or Airbnb, how much tax you pay on rent, what you must declare, and who looks after the flat while you are in Israel.
- Rental tax in Greece: 15% up to €12,000 a year, rising to 45% above €36,000.
- Short lets need a registration number (ΑΜΑ), and new registrations are banned in central Athens.
- A flat moved to a long-term lease by the end of 2026 can get a 3-year tax exemption.
Before choosing between long-term and short-term letting, calculate the net yield: tax, building charges, ΕΝΦΙΑ and management fees. And you need someone reliable on the ground.
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 | Short-term (Airbnb) | |
|---|---|---|
| Length | Residential lease, at least 3 years by law | Nights and weeks |
| Income | Stable, lower | Higher in season, irregular |
| Work | Little: one tenant | A lot: cleaning, laundry, check-in, repairs |
| Registration | Lease declaration with the tax authority | Registration number (ΑΜΑ) before any listing |
| Restrictions | Almost none | No new registrations in central Athens |
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 (Airbnb) in Greece: 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).
| Climate fee per night (2026) | April–October | November–March |
|---|---|---|
| Property up to 80 m² | €8 | €2 |
| Property over 80 m² | €15 | €4 |
How much tax do you pay on rent in Greece?
Rental income tax for individuals (from 2026), by annual income:
| Annual rental income | Tax rate |
|---|---|
| Up to €12,000 | 15% |
| €12,001–24,000 | 25% |
| €24,001–36,000 | 35% |
| Over €36,000 | 45% |
- 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
- January: whoever owns the property on 1 January owes that year's ΕΝΦΙΑ.
- Spring: the ΕΝΦΙΑ bill arrives and instalments begin.
- Spring–summer: file the annual tax return for the previous year's income.
- Every new lease: declaration with the tax authority.
- 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
FAQ
Do I file a Greek tax return if I live in Israel?
Yes. Anyone with rental income in Greece files a Greek tax return every year, even if they live in Israel. Israel and Greece have a double taxation treaty.
Can I rent out a flat on Airbnb in central Athens?
New short-let registrations are banned in districts 1, 2 and 3 of the City of Athens, and according to the government the ban will last until the end of 2027. Elsewhere you need a registration number (ΑΜΑ) before listing.
What is ENFIA?
Greece's annual property tax. Whoever owns the property on 1 January pays it, in instalments during the year.
This is general information, not legal or tax advice. Laws change; consult an accountant and a lawyer before any decision.
Want personal guidance?
S.F. Properties helps Israelis buy, rent out and manage property in Greece: from the search, through the lawyer and notary, to the keys and day-to-day management.
Talk to a property adviser
