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🇬🇷 E-Invoicing & Short-Term Rental Compliance in Greece

How to Manage Declarations, Receipts & Invoices as a Host

Greece has a dual compliance system for short-term rentals: all hosts must submit Short-Term Stay Declarations, while Professional Hosts must also issue VAT documents through myDATA. The sections below explain your obligations, deadlines, the manual processes, and how PMS automation helps.

🧩 Host Categories: Non-Professional vs Professional

Non-Professional Host (up to 2 properties)

  • Natural person (individual)

  • Renting 1–2 properties

  • Income = real estate income

  • No VAT obligations

  • Must register each property in the Short-Term Rental Registry (A.M.A.)

  • Must submit a Short-Term Stay Declaration for every booking

Professional Host (3+ properties or legal entity)

  • Individual renting 3 or more properties, or

  • Any company/legal entity (even with 1 property)

  • Income = business income

  • Must issue receipts/invoices via myDATA

  • Must charge 13% VAT from 1 Jan 2024

  • Must calculate the Climate Fee (ΤΑΚΚ)

  • Still must submit Short-Term Stay Declarations

🌐 Where You Must Report

Short-Term Rental Registry (A.M.A.)
https://www.aade.gr/brahyhronia-misthosi-akiniton
Used by all hosts for Short-Term Stay Declarations.

myDATA / Timologio
https://mydata.aade.gr/timologio
Used by Professional Hosts only
For issuing receipts/invoices & reporting revenue with VAT.

📅 Short-Term Stay Declaration (All Hosts)

Must be filed for every booking (including cancellations with fees).

Deadline:
By the 20th of the month following checkout.

Amendments:
Until February 28 of the following year.

Details you must submit:

  • Check-in date

  • Check-out date

  • Total rental amount

  • Booking platform (Airbnb, Booking.com, etc.)

  • Payment method

  • Guest details

    • Greek guest → enter AFM (system auto-fills name)

    • Foreign guest → tick “Foreigner,” enter full name + passport number

Cancellation with fee:
Still requires a declaration by the 20th of the next month.

Penalties:

  • Property not registered with AMA → 50% of income, min €5,000

  • Incorrect declaration → fine = double the advertised nightly rate

  • No correction within 15 days → fine doubled

🧾 Professional Host Workflow (myDATA Receipts & Invoices)

Pro Hosts must issue either:

Receipt (Απόδειξη)

  • Default document

  • Only requires guest first + last name

Invoice (Τιμολόγιο)

  • Only if guest requests it

  • Guest must provide VAT number

Information required to issue VAT documents:

  • Guest full name

  • VAT number (if invoice)

  • Arrival & departure dates

  • Total payment

  • Climate Fee category (ΤΑΚΚ)

  • Booking source

  • Property details (KAD activity code aligned)

Legal notes:

  • VAT on STR accommodation = 13%

  • Climate Fee = separate line item

  • Payments over €1,000 must be issued via myDATA

  • myDATA usually uses one line item for accommodation (even if your PMS shows multiple breakdowns)


🧮 How Pro Hosts Calculate Invoice Amounts (Example)

Guest final price = 125,49 €

  1. Start with final amount: 125,49 €

  2. Subtract Climate Fee (example: –1,00 €)

  3. Subtract other fixed nightly fee (example: –0,55 €)

  4. Apply 13% VAT on remaining amount
    → myDATA calculates VAT automatically (example: 14,26 €)

  5. Climate Fee appears as separate line

  6. Receipt or Invoice is issued accordingly


Notes:

  • Guesty breakdown ≠ myDATA breakdown (myDATA usually shows one accommodation item + climate fee).

  • VAT is calculated on the amount minus Climate Fee.

📝 Manual Steps (Current Workflow in Greece)

Short-Term Stay Declaration (All Hosts)

  1. Log in to the STR Registry

  2. Select property (A.M.A.)

  3. Choose Short-Term Stay Declarations

  4. Click Submit New Declaration

  5. Enter dates, amount, platform, payment, guest details

  6. Save or finalize

myDATA Receipt/Invoice (Professional Hosts)

  1. Log in to mydata.aade.gr / Timologio

  2. Choose Receipt or Invoice

  3. Enter guest details

  4. Enter taxable amount & climate fee

  5. Review VAT (auto-calculated)

  6. Finalize & download if needed

⚙️ How Your PMS or Chekin Helps Automate Compliance

For Non-Professional Hosts:

  • Generates Short-Term Stay Declarations

  • Tracks submission status

  • Handles cancellations & change declarations

  • AMA registry mapping & property identifiers

  • Stores declaration history

For Professional Hosts:

  • VAT (13%) calculation

  • Climate Fee (ΤΑΚΚ) per night

  • KAD mapping

  • myDATA-ready exports for accountant

  • Handles co-ownership income splits

  • Unified revenue reporting across OTAs and direct bookings

  • Audit-friendly logs


Quick Notes

  • 1–2 properties → Non-Professional

  • 3+ properties → Professional (VAT required)

  • Declarations → always mandatory

  • Deadline → 20th of next month

  • Amendment cutoff → Feb 28

  • Invoice only if guest requests it

  • Foreign guests → no AFM needed (passport)

  • Climate Fee = always separate item

  • Payments > €1,000 → must be issued through myDATA