| Rule | Details |
|---|---|
| Regulatory Status | Permitted with registration |
| Permit / License Required | AMA (Arithmos Mitroou Akiniton / Property Registry Number) required via the AADE Short-Term Rental Registry before listing on any platform; one AMA pe |
| Tax Rate | Climate Crisis Resilience Fee €8/night high season (Apr–Oct), up from €1.50 (~€2 winter); villas >80m² €15/night; income tax 15–45%; 13% VAT and Hospi |
| Night / Day Cap | No annual day cap; short-term defined as any lease up to 59 days (per lease, not per year); 60+ days treated as long-term. |
| Minimum Stay | No national minimum stay; 59-day threshold separates short-term from long-term. |
| Permit Fee | Compliance costs ~€300–€600/year (liability insurance, fire safety equipment, pest control certificates). |
| Penalties | Fines €5,000–€20,000 (up to €20,000 for repeat offenses); operating in restricted/frozen areas: fine of 50% of income, min €20,000; AMA revocation and |
| Primary Residence Required | From October 1, 2025, only properties designated as 'primary use' (proper residential dwellings) may be registered; basements, storage, garages exclud |
| Occupancy Limit | Unknown (capacity tied to safety/registration standards). |
Short-term rental operations in Santorini, South Aegean are permitted under an active regulatory framework as of 2026. Hosts operating on Airbnb, VRBO, or other vacation rental platforms must obtain proper licensing: AMA (Arithmos Mitroou Akiniton / Property Registry Number) required via the AADE Short-Term Rental Registry before listing on any platform; one AMA per property/unit. No freeze in force yet (under gov. The associated permit fees are Compliance costs ~€300–€600/year (liability insurance, fire safety equipment, pest control certifica.
Short-term rental operators in Santorini should be aware of these tax obligations: Climate Crisis Resilience Fee €8/night high season (Apr–Oct), up from €1.50 (~€2 winter); villas >80m² €15/night; income tax 15–45%; 13% VAT and Hospitality Fee if operating 3+ properties or as a legal entity.. Yes — AMA registration through AADE; foreign owners must obtain a Greek tax number (AFM); annual income reporting through the AADE STR portal..
Key operational rules for vacation rental hosts in Santorini include: Primary residence requirement: From October 1, 2025, only properties designated as 'primary use' (proper residential dwellings) may be registered; base. Rental day cap: No annual day cap; short-term defined as any lease up to 59 days (per lease, not per year); 60+ days treated as long-ter. Occupancy limit: Unknown (capacity tied to safety/registration standards).. Minimum stay: No national minimum stay; 59-day threshold separates short-term from long-term..
Zoning considerations for short-term rentals in Santorini: No registration freeze active yet in Santorini, but the government is preparing to extend the new-AMA freeze to Santorini (alongside Thessaloniki, Paros, Chania, Halkidiki).. Density rules: Individuals limited to two STR properties (income as rental); three or more triggers business/legal-entity treatment with VAT. Geographic freeze under. Insurance: Yes — civil liability insurance from a licensed Greek insurer mandatory since October 1, 2025 (Law 5.
Hosts who fail to comply with Santorini's short-term rental regulations may face enforcement action. Fines €5,000–€20,000 (up to €20,000 for repeat offenses); operating in restricted/frozen areas: fine of 50% of income, min €20,000; AMA revocation and delisting for non-compliance..
Platform obligations for services like Airbnb, VRBO, and Booking.com operating in Santorini: AMA must be displayed on every listing (Airbnb, Booking.com, Vrbo); platforms remove listings without a valid AMA; DAC7/EU Reg 2024/1028 reporting to AADE (from May 2026)..
Apply for your STR permit or registration directly through the official government portal.
Official Source ↗Yes, Airbnb and short-term rentals are legal in Santorini with proper registration and permits. Law 5170/2025 mandates fire extinguishers, smoke detectors, emergency lighting/signage, natural lighting/ventilation, electrical and pest-control certificates; non-compliant properties delisted automa
Yes. Santorini requires the following for short-term rental operation: AMA (Arithmos Mitroou Akiniton / Property Registry Number) required via the AADE Short-Term Rental Registry before listing on any platform; one AMA per property/unit. No freeze in force yet (under government consideration)..
Short-term rental hosts in Santorini are subject to the following tax obligations: Climate Crisis Resilience Fee €8/night high season (Apr–Oct), up from €1.50 (~€2 winter); villas >80m² €15/night; income tax 15–45%; 13% VAT and Hospitality Fee if operating 3+ properties or as a legal entity..
Hosts who operate without proper permits in Santorini may face enforcement. Fines €5,000–€20,000 (up to €20,000 for repeat offenses); operating in restricted/frozen areas: fine of 50% of income, min €20,000; AMA revocation and delisting for non-compliance..
Santorini faces a €20/person cruise-visitor tax and possible future STR permit freeze; it remains one of Greece's highest-earning STR markets (~€44,000/yr average per host).
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