Can You Rent Out a Golden Visa Property? The 2026 Rules

The short answer: you can let a home bought for a Golden Visa on a long-term lease. Airbnb-style short-term letting of these properties is banned. Breaking the rule costs a €50,000 fine and the loss of your residence permit. This article explains exactly what the rule covers, how rental income is taxed in 2026, and the short-term rental limits in central Athens and Thessaloniki.

In short

• A property bought for a Golden Visa cannot be let short-term on platforms such as Airbnb and Booking, and it cannot be sublet. The ban was introduced by Law 5100/2024.
• Long-term letting is allowed.
• From 2026, rental income is taxed in four bands: 15%, 25%, 35% and 45%.
• Rent has to be paid through a bank. Cash rent payments have not been accepted since 2026.

What exactly does the ban cover?

Article 64 of Law 5100/2024 amended the Golden Visa provision of the Migration Code (Law 5038/2023, Article 100). Under it, a home acquired to obtain or renew a residence permit cannot be let short-term under the sharing-economy framework. Lettings through platforms such as Airbnb and Booking fall under this. The home cannot be sublet either.

Anyone who breaks the rule faces a €50,000 fine and the revocation of the residence permit. The ban is not retroactive: there are transition rules for properties bought under the earlier rules. Check with your lawyer which case applies to you.

Workarounds through a management company, a hotel operator or a family member are also risky. Law firms warn that the authorities may look at how the property is actually used, not just at the contract.

Do not list your Golden Visa home on a platform, not even "for a week or two". A single listing is enough to put your permit at risk.

Long-term letting is allowed

Golden Visa properties can be let on long-term leases. According to IMI Daily, by the end of 2024 nearly 15,000 of about 16,000 properties bought by foreigners had been let long-term. Points to watch with a long-term let:

• The lease is registered in the electronic system of the Greek tax authority (AADE).
• Rent is paid by bank transfer. Cash rent payments have not been accepted since 1 January 2026.
• The length and terms of the lease must follow Greek tenancy law. Working with an agent or a lawyer makes this easier.

How is rental income taxed? (2026)

Under Law 5246/2025, rental income received from 1 January 2026 is taxed in these bands:

• €0 – 12,000: 15%
• €12,001 – 24,000: 25%
• €24,001 – 36,000: 35%
• Over €36,000: 45%

For example, a monthly rent of €1,000 comes to €12,000 a year, and the tax on it is €1,800. A monthly rent of €1,500 comes to €18,000 a year. The first €12,000 is taxed at 15% and the remaining €6,000 at 25%, so the total tax is €3,300.

Even if you are not tax resident in Greece, rent from a Greek property is taxed in Greece. Ask an accountant about your tax position in your home country and the effect of any double tax treaty.

The three-year tax exemption: usually not available for Golden Visa homes

Rent from some homes let long-term is tax-free for 36 months. The conditions:

• The home is at most 120 m² (the limit is higher for owners with dependent children).
• The lease runs for at least 3 years and was signed between 8 September 2024 and 31 December 2026.
• In the previous three years the home was empty, not let, or let only short-term.
• The exemption ends if the home is left empty or let short-term during the 36 months.

A Golden Visa home must be at least 120 m² (except on the €250,000 conversion and restoration route). This is why the exemption does not apply to most Golden Visa properties. The government has announced that the exemption will be extended, but as of October 2026 this has not been legislated.

Short-term letting for investors outside the Golden Visa

An investment home that is not tied to a Golden Visa can be let short-term, but the rules have tightened:

• Every home needs a short-term rental registration number (AMA) from AADE. The fine for unregistered letting is 50% of the rental income, at least €20,000.
• Athens: No new short-term rental registrations have been allowed in the 1st, 2nd and 3rd municipal districts since 1 January 2025. The freeze has been extended to 31 December 2026. These districts cover neighbourhoods such as Plaka, Monastiraki, Syntagma, Omonia, Kolonaki, Exarchia, Ilisia, Neapoli, Koukaki, Mets, Neos Kosmos, Pangrati, Petralona, Thiseio and Gazi.
• Thessaloniki: A similar freeze for the city's historic and commercial centre (the 1st municipal community) started in 2026 and runs to 31 December 2026.
• The government has announced that these limits will continue in 2027.
• Since 1 October 2025, homes let short-term must meet safety requirements such as a fire extinguisher, a smoke detector and liability insurance.

Practical tips

• Never let a Golden Visa home short-term on any platform.
• When you work out your rental return, include tax, months the home may stand empty, ENFIA and building costs. The rental yield calculator in our market report is built for this.
• Register the lease with AADE and collect the rent through a bank.
• Include the buying costs too. You will find the item-by-item breakdown in The total cost of buying a home in Greece.
• Do not decide your tax residence on your own. Holding a Golden Visa does not by itself make you tax resident in Greece. Staying in Greece for more than 183 days a year, or moving your centre of life there, can.

Sources

• IBA: the Greek Golden Visa after the 2024–2026 overhaul (September 2026)
• IMI Daily: renting out your Golden Visa property (2026)
• KPMG Greece: 2026 tax changes (November 2025)
• ered.gr: short-term rental rules for 2026
• To Vima: short-term rental limits in Thessaloniki (July 2026)
• To Vima: housing incentives extended into 2027 (September 2026)
• To Vima: short-term rental limits in Athens and Thessaloniki to be extended (September 2026)

This article is general information and is not tax or legal advice. Information was compiled as of October 2026.