A month in Athens

Greek tax rules treat a let of under 60 days, with only lodging and bedding, as a short-term rental, and the 60 days count per contract. A 30-night stay is therefore a short-term rental: the host needs an AMA, and the per-night climate fee applies. A let of 60 days or more without extra services is declared as an ordinary lease instead.

At the short-term rental rate the fee adds EUR 240 to 30 nights in October and EUR 60 to 30 nights in November; a detached house over 80 m2 pays EUR 15 and EUR 4 a night. For a stay that runs from October into November, the host issues the fee receipt month by month, at each month's rate.

The municipal visitors' fee covers stays under six months, so a month with a hotel or a professional host carries it as well: 0.75% of the price in the City of Athens under council decision 680/2024. Private hosts who let one or two properties do not charge it.

Pangrati and Koukaki are residential districts with neighbourhood shops and squares, a walk or a short ride from the sights. Kolonaki is central and more polished. Plaka and Monastiraki suit short visits and busy evenings more than a month of daily life.

All four sit in the 1st and 2nd municipal districts, where no property can join the short-term registry for the first time until 31 December 2026. Rentals registered earlier still operate, and the ban concerns the short-term registry: a let of 60 days or more is an ordinary lease.

With a car for the month, the coast is easier. Glyfada gives visitors up to four hours of paid parking, and its residents park free in their own zone. In central Athens the blue bays need a permanent resident permit, and the Kotzia Square monthly subscriptions are sold to residents and professionals. A flat with its own space is the safer choice.

Visitors from outside the EU can stay up to 90 days in any 180-day period in the Schengen area, Greece included. The EU Entry/Exit System has registered them at the external border since it became fully operational on 10 April 2026. The Greek rules for longer non-EU stays are not covered here.

EU citizens staying longer than three months may be required to register their residence, according to the EU's Your Europe portal. The Greek office and procedure were not verified.

Airbnb calls 28 nights or more a monthly stay. The first month is charged up front and released to the host 24 hours after check-in, and later months are charged 10 days before each period. A long-term cancellation policy applies, and once the stay has started the following month is non-refundable.

The Greek rules draw no line at 28 or 30 nights. Up to 59 nights the let remains a short-term rental with the fee and the AMA; from 60 nights, without extra services, it is a lease.

A central listing with no AMA. Every short-term rental must show one, and none can be newly registered in the 1st, 2nd or 3rd district before 2027.

Counting on street parking. Visitor bays allow three hours, and blue bays need a resident permit.

Planning weekday drives from a central flat outside summer. From 20 October 2025 to 24 July 2026 the Daktylios admitted a car on alternate weekdays only.

Forgetting the fee. A month under 60 nights still pays the climate fee per night, EUR 8 from April to October in a short-term rental.

Counting Schengen days in Greece only. The 90 in 180 rule counts every day in the Schengen area.

Cancelling mid-stay on Airbnb. Once a monthly stay has started, the following month is non-refundable.