The Greece Golden Visa presents an appealing prospect for international investors keen to purchase property in Greece and secure EU residency at the same time.

For many investors, this would not be a property to live in full-time but rather an investment for rental.

However, regulations regarding renting Golden Visa property have changed recently. If you are concerned about whether you can use the property for rental, the answer will depend on how the property is used.

Greece Golden Visa Rental Rules: What the Law Says

The previous Golden Visa framework allowed rental of all kinds for Golden Visa property. But under the latest regulations, the rules have become more complex.

The Core Rule

Under Article 100 (para. 7A) of the Greek Migration Code, as amended by Law 5100/2024, properties used for a Greece Golden Visa cannot be used for short-term rentals or subletting.

This is the central legal restriction governing rental activity.

What “Long-Term vs Short-Term” Actually Means

The Golden Visa law itself does not define “long-term.”

Instead, it refers to Greece’s existing tax and rental framework (Law 4446/2016, Article 111).

The official definition of a short-term rental under this framework is the rental or subletting of immovable property for less than 60 days, whether or not it is listed on a digital platform, provided that no services are offered beyond accommodation and bed linen.

This means that any lease of 60 days or more is treated as long-term, as it falls outside the legal definition of a short-term rental, and is technically permitted for Golden Visa properties.

Any rental under 60 days is treated as short-term and is banned for Golden Visa properties under the latest rules.

Is Short-Term or Airbnb Rental Allowed?

No. Short-term rental, including through short-term rental platforms, is explicitly prohibited under the current rules.

You cannot:

• List the property on:
  • Airbnb
  • Booking.com
  • Vrbo
• Rent it for:
  • Vacation stays
  • Tourist accommodation
  • Any stay under 60 days

This applies regardless of profitability or frequency.

Can I Do Short-Term Rental Without Using a Platform?

No, you cannot carry out any form of short-term rental, however it is conducted.

This is a common misconception.

The legal definition of short-term rental applies whether or not a platform is used.

A direct agreement (offline or private) is still legally recognized as a short-term rental if it is 59 days or fewer in duration and therefore prohibited.

The restriction relates to rental length and structure, not the platform used.

What Counts as a Compliant Rental Under Greece Golden Visa Rules?

To stay compliant, your rental must:

• Be 60 days or longer
• Be structured as a standard lease
• Be declared through the normal lease registration system (AADE)

Examples of allowed use include annual or multi-annual long-term residential leases or even shorter multi-month leases.

Technically, any rental of two months or more, so long as it is registered and structured as a long-term lease, is compliant.

However, standard lease terms of 6–12 months may be both safer from a regulatory standpoint and more practical in terms of attracting reliable long-term tenants.

Warning: Structuring multiple consecutive short stays to simulate long-term use may still fall within the definition of short-term rental and should be approached with caution.

Same Restrictions Across Investment Tiers

These restrictions apply equally to:

• €250,000 conversion or renovation projects
• €400,000 and €800,000 thresholds

The short-term rental ban is universal for Golden Visa property under the new regime.

The rule is tied to the Golden Visa residency framework, not the price tier.

Penalties and Risks

Non-compliance carries serious consequences:

• €50,000+ fine
• Revocation of residence permit

Enforcement is tied directly to immigration status, not just tax compliance.

The Bottom Line

The Greece Golden Visa program has shifted away from a short-term rental or Airbnb investment model to a long-term residential rental model.

This shift reflects Greece’s broader policy objective of increasing long-term housing availability and reducing pressure from short-term tourism rentals.

But this doesn’t mean that the opportunity to obtain EU residency while securing reliable rental income has disappeared: it’s just that the conditions for this have changed.

However, it’s important for investors to navigate this evolving legislative landscape with caution and preparation.

That’s why having expert support from professional investment migration advisors is essential.

Your Guide to Rental in Greece

It’s the best way to make sure that your rental is compliant and remains so in the face of any future regulatory changes.

Investment Visa offers a comprehensive service with end-to-end support, taking you from application through to property acquisition and ongoing management.

Contact our team today to discuss your Golden Visa journey or browse our collection of Golden Visa-eligible properties to find your perfect place in the sun.

Read More:

10 Key Questions You Should Ask Before Committing to a Greece Golden Visa Real Estate Investment

Note: This article is for general information only and should not be treated as legal advice. Investors should confirm their rental structure with a qualified Greek legal advisor before signing any lease.

FAQs

Can I rent out my Greek Golden Visa property?

• Yes, but only via long-term rental contracts of 60 days or more.

Can I use short-term rental platforms?

• Platforms like Airbnb and Booking.com fall under the explicitly banned short-term rental category.

Can I do short-term rental if it is only seasonal or occasional?

• No: even occasional rentals, seasonal use, or short stays still count as short-term rental and are prohibited.

What happens if I violate the rules?

• You risk a €50,000+ fine and revocation of your residence permit.

Does rental income affect my residency status?

• Rental income itself is allowed, but how you generate it matters. As long as the rental is long-term and structured in compliance with the law, your residency status is not affected.