Compliance · 2026
Mykonos rental rules, fees and taxes for 2026
Greece rewrote its short-term rental rulebook in 2025, so the old read that Mykonos is lightly regulated needs an update before you buy. Any stay of up to 59 days counts as a short-term let, and every property offering one needs an AMA, the number AADE (the Greek tax authority) issues from its Short-Term Rental Property Registry. It goes on every listing, on every platform and on your own website. Renting without it draws an annual fine of 50% of the property's gross income for that tax year, with a €5,000 minimum, doubled for a repeat within a year. Mykonos has already seen the enforcement: AADE fined one operator €995,000, or €5,000 for each of 199 luxury villas let with no registry number, and that was under the older law the new rules made stricter. Since 20 May 2026 the EU's own short-term rental regulation sits on top, making platforms collect and display the number, with the large platforms sending activity data to the authorities every month. As reported in January 2026, new registrations are frozen in central Athens through the end of 2026, and similar limits are rolling out in Thessaloniki, Santorini, Chania, Paros and Halkidiki. Mykonos wasn't named, but check again before you sign, because that list has been getting longer.
The AMA number, the stay declarations and a sale
You apply for the AMA through AADE's online portal before the first booking, and the property has to pass a building test along the way. It must be a legal primary-use space backed by a building permit or a planning legalisation, with a clear ceiling height of at least 2.50 m and bedroom windows equal to at least 10% of the floor area for light and 5% for ventilation. A storage room turned guest suite won't qualify, so have a Greek civil engineer check the building file against the house before you buy. Once you're live, every stay is declared to AADE. A late declaration costs €100, and a missing or inaccurate one costs twice the rent shown on the platform. The number is also tied to the owner and the manager: under the current rules every change in ownership or management needs a new AMA, so a villa sold with a full summer calendar reaches you without one. Build the re-registration into your purchase timeline, and don't take over the seller's bookings until your own number is issued.
The October 2025 safety and insurance standards
Since October 1, 2025, every registered rental must also meet the Ministry of Tourism's minimum standards, set out in circular 19231 under Law 5170/2025. The list is specific: an active civil-liability policy from an insurer on the Bank of Greece register; a valid electrician's compliance certificate, the ΥΔΕ, confirming a residual-current breaker; one portable extinguisher of at least 6 kg, rated 21A-113B-C, for every 100 m² of gross area; ceiling smoke detectors covering at least the bedrooms and the kitchen; emergency lighting and exit signs; a pest-control certificate; heating and cooling units in the bedrooms; a first-aid kit labelled in Greek and English; and a posted list of emergency numbers, starting with 112. The Ministry of Tourism and AADE run the compliance checks together. A first breach costs €5,000, a second within 12 months €10,000 and any later one €20,000, payable within 15 calendar days, and AADE can revoke the AMA, which takes the listing off the platforms. A big villa needs several extinguishers, sized to its gross floor area, so budget the kit by the square metre.
The climate fee, VAT and income tax for non-residents
The climate crisis resilience fee is charged per night per property, in two seasons. A standard short-term rental pays €8 a night from April to October and €2 from November to March; a detached house over 80 m² pays €15 and €4. You collect it from the guest, issue a receipt and remit it monthly, on platform and direct bookings alike. VAT turns on scale: with one or two properties you're taxed as an individual, while three or more, or owning through a company, puts you in business territory with 13% VAT on the nights. Greek rental income is taxed in Greece wherever you live, subject to your country's tax treaty, and Law 5246/2025 sets a new scale from tax year 2026: 15% up to €12,000, 25% on the slice to €24,000, 35% to €36,000 and 45% above, which comes to €9,000 of tax on the first €36,000. Foreign buyers face one more trap. A home bought under the 2024 golden-visa rules, where the Mykonos threshold is €800,000, may not be let short-term at all, and a breach can cost €50,000 and the residence permit. Have a Greek tax adviser set up your filings before the first guest arrives, and confirm every current figure with AADE.
