An Airbnb licence transfer in Greece does not happen automatically. If you sell, gift, or pass on a short-term rental property, the registration that let you operate it legally does not go with the deed. This single rule catches more property owners by surprise than almost anything else in Greek short-term rental regulation.
What happens to the ΑΜΑ when a property is sold?
When a short-term rental property changes ownership in Greece, its registration in the Short-Term Stay Property Registry — identified by its ΑΜΑ, or Property Registration Number — is automatically cancelled, and the new owner must apply for a fresh registration in their own name.
This applies regardless of whether the property has an active, fully compliant listing at the time of sale. The registration is tied to the registered manager, not to the property itself, and a change of ownership breaks that link.
Why does this matter more in some areas than others?
In areas where new registrations are currently frozen — central Athens and the historic centre of Thessaloniki — the automatic cancellation on transfer means a buyer cannot simply pick up where the seller left off, because the freeze blocks new applications in exactly the areas where this matters most.
A property with an active, grandfathered licence in a restricted zone is a different asset from an identical property without one, because only the current owner can operate it as a short-term rental. The moment it sells, that right disappears with the transfer and cannot be recreated while the freeze is in effect.
Outside restricted zones, the practical impact is smaller — the new owner can normally register the property fairly easily — but the process still has to happen. A sale does not carry the paperwork over.
Does this apply to gifts and inheritance too?
Yes — a transfer through a parental gift (γονική παροχή), a straightforward gift, or a sale all trigger cancellation of the existing registration in the same way.
Whether inheritance specifically is treated identically has been reported inconsistently across Greek sources, with some coverage listing κληρονομιά among the triggers and other summaries of the final legislative text omitting it. Anyone in this specific situation should confirm the current position directly with AADE or a Greek lawyer rather than relying on secondary reporting, including this article.
What should sellers and buyers do about it?
Sellers of a property with an active short-term rental registration in a restricted zone should treat that registration as a distinct, disclosable asset in the sale — its existence, and the fact that it cannot be replaced if lost, is directly relevant to the property’s value and to the buyer’s plans.
Buyers should never assume that a property advertised as “Airbnb-ready” or with an established rental history comes with a transferable right to continue operating it. In a restricted area, confirm whether new registrations are actually possible before assuming the business model survives the purchase. Outside restricted areas, budget time for the re-registration process rather than assuming it is immediate.
Frequently asked questions
Does an Airbnb licence transfer automatically when you sell a property in Greece?
No. The ΑΜΑ registration is cancelled on transfer, and the new owner must apply for a new one in their own name.
Can a buyer get a new Airbnb registration in central Athens or central Thessaloniki?
Not currently. New registrations are frozen in the 1st, 2nd and 3rd Municipal Districts of Athens and the Α’ Municipal Community of Thessaloniki, both until at least the end of 2026.
Does a gift or parental transfer also cancel the registration?
Yes, a gift or parental grant of the property triggers the same cancellation as a sale.
Does inheritance cancel the Airbnb registration too?
Reporting on this point is inconsistent, so anyone facing this situation should verify the current rule directly with AADE or a Greek lawyer rather than assume either answer.
About this article
This article summarises rules reported in connection with Greece’s short-term rental registration framework and the licence freezes introduced in Athens and Thessoloniki. It is general information, not legal advice, and Greek BnB Data is not a law firm. Confirm your specific situation with a Greek lawyer or accountant.
Related: Airbnb Regulations Athens 2026, Airbnb Regulations Thessaloniki 2026, How Airbnb Income Is Taxed in Greece.
Greek BnB Data provides insights for property owners and investors across Greece. Brothers Consulting manages short-term rental properties in Porto Heli, Ermionida, Argolida and Thessaloniki, Greece.