Real estate
Penalty for a short-term rental without an AMA
Estimate your exposure to a fine when the property is not registered in the Short-Term Rental Property Registry.
- For tax year 2026
- Rules last checked 24 October 2026
- Takes about 2 minutes
Estimated penalty
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How it is calculated
The fine is a percentage of income, not a flat amount, and it has a floor. In areas where new registrations are suspended the floor is much higher.
Where the data does not cover your case, the calculator does not guess: it tells you a manual check is needed and points to the official sources.
Without an AMA the fine is 50% of the year's gross revenue, with a minimum of €5,000. It applies per year and you have 15 calendar days to comply.
In zones where new registrations are suspended the fine is 50% of income from the start of the suspension until the audit, with a minimum of €20,000. A further breach in the same year carries a €40,000 minimum.
Suspension periods are read from the data. If the year is not covered, the result is "needs manual check".
Sources
- Law 4446/2016, Article 111 — Short-term rental rulesTaxheaven (κείμενο νόμου)
- Short-Term Rental — Registry and declarationsΑΑΔΕ / AADE
- Short-Term Rental (English version)ΑΑΔΕ / AADE
Frequently asked questions
What is an AMA?
The Property Registry Number from AADE's Short-Term Rental Property Registry. It must appear visibly on every listing of the property.
Is the fine a flat amount?
No. It is 50% of the year's gross revenue with a €5,000 minimum. In zones with a suspension on new registrations the minimum is €20,000, and €40,000 for a further breach.
Why does it say "needs manual check"?
Because the area or the year is not covered by the recorded data. We do not fill gaps with assumptions; we give you the official sources instead.
Do nights affect the fine?
No. The fine is a percentage of income. Nights are asked for so the activity is described, and they are validated as a number.