Greece's AMA Number, and the 60-Day Line That Isn't a Cap
Two things about Greece get repeated online, and one of them is wrong in a way that could cost you money.
Checked 27 September 2026. These rules change often and they change locally. Verify against the authority before acting. General information, not legal advice.
The AMA number
Greece requires every short-term rental property to be entered in the register maintained by AADE, the Independent Authority for Public Revenue. Registration is done through the myAADE portal using your TAXISnet credentials and the property’s ATAK number, and it issues an AMA — one per property or self-contained unit.
The AMA must appear in every listing on every platform. Airbnb, Booking.com, Vrbo, your own site.
If you let two apartments in one building, that is two AMAs. The number identifies the unit, not the owner.
The 60-day line, correctly stated
Here is the part that is widely misreported. You will read that Greek hosts are “limited to 60 days”. That is not what the rule says.
Greek law defines a short-term rental as a furnished residential property let for a period not exceeding 59 days. A stay of 60 days or more is treated as an ordinary residential lease under civil law — it falls outside the short-term rental framework entirely and does not need an AMA.
So 60 days is a classification boundary, not a usage cap. It does not limit how many nights you may let across a year. It changes what kind of arrangement one particular booking is — and with it the tax treatment, the legal protections the occupier gets, and whether the STR rules apply at all.
The practical consequence: it is the length of a single booking that matters, not your annual total. A host with 300 nights of week-long stays is squarely inside the STR regime. A host with two 180-day lets is not letting short-term at all.
How Airflow watches the 60-day line
Most of our letting limit counts nights across a window: a year, or a rolling 365 days. That is the right question in London, Paris and Amsterdam. Greece asks a different one: how long is this one booking?
So the letting limit has a second, separate line. In property Settings → Block Dates → Letting limit, choose “Greece (no annual cap — flag stays over 59 nights)”. It sets no annual night cap, because Greece has none, and fills in “Flag any single booking longer than … nights” at 59.
From then on, any booking longer than 59 nights is listed on the card, including bookings imported from Airbnb, Booking.com and your other channels, and you get an alert once for each such booking.
For your own booking page there is a stronger tool. The listing’s Maximum stay setting (in listing settings) stops a guest from booking a direct stay longer than the length you set. Set it and a direct booking can’t cross the line at all. Maximum stay can’t stop a booking a channel accepts on its own side, and that is the gap the flag covers.
Two honest caveats:
It is a flag, not a legal classification. Airflow tells you a booking is long. It does not decide what that booking is in law, and it cannot see a lease you signed outside the system.
Days and nights are not the same count. A 59-night booking spans 60 calendar days, counting the arrival and departure days, and the rule is written in days. If you want a margin, set the line lower, at 58 or 55 or wherever you are comfortable.
Athens
Athens has operated a moratorium on new short-term rental registrations in central districts. If you are buying to let in central Athens, establish whether new registrations are open in that specific area before you commit — this is the kind of restriction that makes a property unusable for the purpose you bought it for, and no software setting mitigates it. The same logic applies in Barcelona and Lisbon.
Where Airflow fits
Store the registration number once and it renders wherever Airflow publishes the property, with a reminder before it expires. Import every channel — including direct — so your own figures do not depend on one platform’s view. And if your jurisdiction caps nights, the letting limit counts them and tells you the date you are forecast to cross, rather than the month after.
- Create an account — start free; a card is needed at sign-up.
- Import your booking history by iCal link or CSV, past bookings included.
- Add your registration number and its expiry date.
- Turn on the letting limit if your city caps nights.
Sources: AADE short-term rental guidance (summary), Greek short-term rental rules 2026 — AMA, the 60-day rule, Athens. Related: Short-Term Rental Rules by City, 2026.