Short-Term Rentals in Athens: How to Profit from Your Property in 2025
Athens is a city where history meets modernity, and tourism is breaking all records. For property owners, this opens up huge opportunities to earn from short-term rentals. But with the rise of platforms like Airbnb and Booking.com come new challenges: strict regulations, taxes, competition, and even a temporary ban on registering new properties in certain areas. How do you navigate this maze and turn your apartment into a steady income stream?
Today, we’re talking with Sergei, the head of Like Home, a company that helps property owners in Athens rent out their homes short-term without the hassle. Sergei will explain how to deal with new regulations, what kind of income to expect, and why short-term rentals aren’t as daunting as they seem.
Client: Sergei, hi! Let’s start with the hot topic. In 2024, Athens introduced a ban on registering new properties for short-term rentals. Is it true that renting out properties has become harder?
Sergei: Hi! Probably not harder, just the market has changed a bit. The ban is temporary, and we hope it won't be extended for the entire year of 2026. On the other hand, our clients who obtained AMA before 2024 are now seeing reduced competition and less pressure from new listings. We are also observing the development of other areas that have not been affected by the short-term rental ban. At Like Home, we help all owners to fully comply with the new requirements and keep earning.
Client: What is AMA?
Sergei: AMA is a short-term rental license. The government issues you a number, and you must display it on Airbnb, Booking.com, and other platforms. The ban has been implemented by restricting the issuance of these numbers in certain central districts. However, if you obtained it before 2024, you can continue renting out your apartment without any issues. It's not possible to operate without it — enforcement is strict. We help our clients to get this license. In most cases it takes a couple of days if the address is not restricted.
Client: What if my property doesn't have it? Is there any chance to start short-term renting?
Sergei: First of all, it's important to determine where your apartment is located. Two buildings across the street from each other may be subject to different regulations. You can send us the address of your property, and we will check and inform you accordingly. We can even provide a legal certificate — a licensed attorney will issue an official certificate with signature and stamp, confirming that your property complies with the legal requirements of the Hellenic Republic. But for most cases it's easier just to email us because it's free of charge. If the property is restricted, you can either wait or go for the long-term rent.
Client: Got it. What’s the advantage of short-term rentals over long-term ones? I’ve heard they can be more profitable but come with more hassle.
Sergei: Great question! Short-term rentals can indeed bring in more income, especially in Athens’ tourist hub. Based on our data and market research, annual yields from short-term rentals in central areas can reach 5–7% or even higher with proper management. For example, a small apartment in Koukaki can generate €10,000–€15,000 per year with 70–80% occupancy. Long-term rentals, on the other hand, typically yield around 1–3% annually. Plus, short-term rentals offer flexibility: you can use the property yourself whenever you want and aren’t tied to long-term contracts.
As for the hassle, yes, short-term rentals require more attention: frequent guest turnovers, cleaning, communication. But that’s where we step in! Like Home handles everything—from professional photoshoots and platform listings to bookings, cleaning, and minor repairs. You just get the income directly to your bank account.
Client: Sounds tempting! But your 20% commission—doesn’t it eat up all the profit?
Sergei: I hear you, let’s break it down with an example. Say your apartment earns €12,000 a year from short-term rentals. Our 20% commission is €2,400, leaving you with €9,600 net. With long-term rentals, you might earn €6,000–€7,000 a year, and that’s before factoring in costs for finding tenants or repairs. Even with our commission, short-term rentals are often more profitable. We optimize pricing and occupancy to maximize your income. Plus, we provide transparent reports via Google Spreadsheets, so you always know what you’re paying for.If you love numbers as much as we do, write to us — we can provide you with an approximate calculation of your income and expenses, including utility bills and more. From there, you can draw your own conclusions.
Client: What kind of income can I realistically expect? Are there any average figures?
Sergei: Of course, it's hard to say with complete accuracy. We usually consider 30 reviews as a turning point—after that, the apartment tends to approach the expected income figures. Seasonality also plays a role, of course. Overall, for areas not far from the city center, based on our calculations, the owner earns about 20% more net profit compared to long-term rentals. Additionally, wear and tear on the apartment is significantly lower with short-term rentals, since minor repairs are carried out on a regular basis. On top of that, the owner can stay in their apartment themselves or offer access to friends or relatives.
Client: What about taxes? I’ve heard taxes on short-term rentals are quite complex.
Sergei: Taxes are an important point. If you rent out up to two properties, the income is taxed as property income: 15% up to €12,000, 35% from €12,000 to €35,000, and 45% above €35,000. It's clear that no one wants to pay 35% or more, so for owners with higher income, we offer a slightly different income structure that allows us to optimize the tax burden.
Client: New regulations require specific standards for properties. What does this mean for owners?
Sergei: Yes, starting from October 2025, additional obligations will be imposed on property owners. In short, the properties must be residential, have lighting, ventilation, air conditioning and heating, an electrician's certificate, be equipped with an RCD, and so on.
On one hand, this means additional expenses for owners; on the other hand, it reduces the number of competitors and shifts the short-term rental market into a more professional space.
Client: How do you handle guest reviews? Reputation on Airbnb is super important.
Sergei: Absolutely, reviews are key to high occupancy! We have a team that communicates with guests before, during, and after their stay. We ensure the apartment is spotless and address any issues instantly to prevent negative feedback. Our goal is a 4.8–5-star rating, and we know how to achieve it. Most of the owners we work with are Superhosts.
Client: Impressive! How do I start working with Like Home?
Sergei: It’s simple. Visit our website like-home.eu and fill out the form for a free income estimate. We’ll contact you, inspect the property, create a preparation plan, and get started: photoshoots, platform listings, and first bookings. You can be anywhere—Athens or abroad—and we’ll take care of everything. Your earnings go straight to your bank account, and you’ll get regular reports.
Client: Sergei, thanks for such a detailed talk! It seems like renting out a property in Athens with Like Home is really easier and more profitable.
Sergei: Thanks for having me! We’re here to make the process smooth and lucrative. If you have questions, email us at info@like-home.eu or call +30 694 939 6030. Let’s turn your property into a steady income source!