Short-Term Rental Regulations Around the Mediterranean

The investor’s headache around the Mediterranean is that every country regulates short-term lets differently — and since 2025 most now demand national registration before you can legally take a booking.

Tourism in the Mediterranean remains one of the world’s strongest growth areas, but governments are increasingly balancing holiday-rental income against housing availability for locals. Below is a concise comparison of how five key Mediterranean countries—Spain, Italy, Greece, Croatia and Turkey—regulate short-term (Airbnb-style) rentals. This overview highlights each market’s main rules, owner obligations, and the biggest headaches (or advantages) for investors.

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Spain

• Framework: Regulation is decentralized. Each of Spain’s 17 autonomous regions sets its own rules for “holiday homes,” and major cities (Barcelona, Madrid, Palma de Mallorca, etc.) often layer on further local restrictions.
• Owner Obligations:
  1. Homeowner-Association Approval: By national law, you need 60 % approval from your community of owners before you can get a tourist-rental license.
  2. Guest Reporting: Every arrival must be sent to the national police (SES platform) within 24 hours.
  3. Ventanilla Única (from July 2025): As of mid-2025, there’s a single national portal. You register once online, get a Código Nacional de Vivienda Turística (CNVT) and your data automatically flows to your region’s registry—no more separate log-ins per autonomous community.
• Key Restrictions:
  • Major cities impose moratoria on new licenses in over-touristed areas (e.g., Barcelona’s restricted zones).
  • 90-day caps per calendar year in some municipalities (e.g., without a commercial permit, Madrid limits apartments to 90 days of tourist use).
  • Communities of owners can veto any new holiday-rental unit by a simple majority (60 %).
• Recent Trends:
  • The 2023 Housing Law empowered regions and neighbors to designate “housing-stress zones” where short-term rentals can be frozen or limited.
  • Fines for non-compliance now reach tens of thousands of euros, and platforms must share reservation data with tax authorities.
• Investor Takeaway:
  Spain still offers some of the highest nightly rates in Europe, especially along the Mediterranean coast. However, bureaucracy is growing: community-approval votes, evolving local ordinances, and the upcoming ventanilla única portal all raise the barrier to entry. If you already own a property, consult specialists to ensure you meet every regional and local requirement before listing.

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Italy

• Framework: A mix of national and local rules. In 2024 Italy rolled out a unified National Identification Code (CIN) for all short-term rentals, consolidating what were previously regional registries.
• Owner Obligations:
  1. Alloggiati Web Registration: Report every guest’s identity to the police within 24 hours via the Alloggiati Web platform.
  2. CIN Code: Obtain a CIN from the Ministry of Tourism and display it on all listings.
  3. “Cedolare Secca” Tax Election: You can opt for a flat 21 % tax on rental income for your first property (rising to 26 % on units #2–4). Owning over 4 units forces you to register as a VAT-paying business (10 % VAT on lodging).
• Key Restrictions:
  • Starting in 2025, major art cities (Rome, Florence, Venice) will likely enforce a minimum two-night stay on short-term rentals to discourage one-night bookings.
  • Some municipalities (notably Florence) have fully prohibited new tourist licenses in their historic centers. Venice, Milan and Naples are exploring similar limits or quotas.
• Recent Trends:
  • The 2023 budget law tightened VAT rules on multi-property hosts and mandated that platforms withhold “cedolare secca” at source.
  • Local governments are more aggressively identifying high-density tourist flats and considering micro-zones where new listings are blocked.
• Investor Takeaway:
  Italy remains attractive for small-scale hosts (1–2 apartments) because of stable demand and clear flat-tax options. But if you plan to scale beyond a handful of units—especially in Rome or Florence—the extra taxes, potential two-night minimums and local bans can significantly eat into ROI.

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Greece

• Framework: All short-term rentals (under 30 days) must adhere to national rules, with limited local licensing.
• Owner Obligations:
  1. AADE Registration: Register each unit with the Greek Revenue Authority (AADE) to obtain an AMA registration number, which must be shown on listings.
  2. Monthly Reporting: Declare every booking by the 20th of the following month.
  3. VAT Classification: Owners of 1–2 units are non-professional (no VAT), but 3 or more units triggers a 13 % VAT regime (like a small hotel).
  4. Tourist Tax: Since late 2023, there’s an € 8/day tax in high season (April–October) and € 2/day in winter, remitted by the owner to the state.
• Key Restrictions:
  • The government is drafting a 90-day per-year cap on tourist rentals (60 days on small islands). Once enacted, most hosts will see that limit apply.
  • All holiday-rental units must meet new safety and quality standards by October 2025 (electrical certificate, liability insurance, fire extinguishers).
• Recent Trends:
  • Incentives encourage landlords to convert into long-term leases (3-year exemption on rental income tax if converted to ≥3-year residential contracts).
  • Golden Visa properties are no longer eligible for short-term rentals—effectively barring certain foreign investors from using their purchase solely for Airbnb.

  ⚠️ Important: The Golden Visa / Investor Visa in Spain has been eliminated and is no longer available in any modality. Following recent legal changes, Spain has ended the Golden Visa program. Our team can advise on the most suitable alternative based on your profile, such as the Digital Nomad Visa, Non-Lucrative Visa, or Entrepreneur Visa.

• Investor Takeaway:
  Greece still enjoys strong demand (Aegean islands, Athens) but new daily taxes and impending day-caps reduce margins. If you own one or two properties, the entry process remains fairly simple: online registration and routine tax filings. But watch for the 90-day rule, which will make you choose high-season windows carefully.

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Croatia

• Framework: Until 2023, private holiday rentals required only a national tourism license. The 2023 Sustainable Tourism Act gave local municipalities power to cap or block new licenses in overcrowded areas.
• Owner Obligations:
  1. Tourism License & Classification: Apply at your local tourism board to get a license (they’ll assign a star rating to your apartment or villa).
  2. Neighbor Approval (from Jan 2025): In any condominium building, you need 80 % of co-owners’ consent before you can operate a short-term rental in that building.
  3. Guest Registration: All guests must be logged into the eVisitor system (which also calculates the local per-night tourist tax, roughly € 1–3 per person).
• Key Restrictions:
  • Municipalities may impose moratoria or quotas on new tourist licenses, particularly in Dubrovnik, Split and Zadar.
  • Foreign (non-EU) buyers must form a local company to rent to tourists.
• Tax Overhaul:
  • The old “per-bed” flat tax was replaced in early 2025 by a property tax (€ 0.60–€ 8/m²) on all short-term units—unless those units are rented ≥ 10 months/year to long-term tenants (in which case they’re exempt).
• Recent Trends:
  • Coastal towns are now aggressively limiting new listings to protect local housing; many apartments that once sat empty in winter are shifting to long-term leases.
  • Municipalities are using tax incentives to encourage owners to rent long-term rather than short-term.
• Investor Takeaway:
  Croatia’s summer market remains enticing, but new local taxes and the 80 % neighbor-consent rule have raised the barrier to entry. If you plan to operate more than a single unit, expect tougher inspections and heavier compliance. Emerging inland towns with fewer restrictions may offer better margins, but major coastal hotspots have become riskier.

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Turkey

• Framework: A strict, uniform national law took effect on January 1, 2024 (Law 7464), giving Turkey one of the toughest short-term rental regimes in the region.
• Owner Obligations:
  1. Tourism Accommodation Permit: Every unit must secure a permit from the Ministry of Culture and Tourism—no exceptions.
  2. Unanimous Neighbor Consent: In an apartment block, every single co-owner must agree before one unit can be used for short-term rental.
  3. 100-Day Annual Cap: Even with a permit, each property can be rented to tourists for only 100 days per calendar year.
  4. Guest Registration: All guests’ passport/ID data must be sent to the local police within 24 hours (similar to hotel check-in procedures).
  5. 2 % Tourism Contribution Tax: Levied on gross rental revenue (collected by the owner and remitted to the state).
• Key Restrictions:
  • Non-permitted listings incur heavy fines (100,000–1,000,000 TRY, roughly € 3,400–34,000) and possible seizure of revenue.
  • No subletting is allowed: an apartment you rent long-term cannot be re-rented “under the table” for short stays.
  • If one owner controls more than 25 % of units in a building, they can only use up to 25 % for short-term rentals; above 5 units triggers a requirement to operate under a commercial “hotel” license.
• Recent Trends:
  • The 2023 “Airbnb Law” eradicated much of Turkey’s unregulated Airbnb-style market overnight: many hosts switched to medium-term leases (≥ 100 days) or applied for small guesthouse licenses.
  • The government expressly favors the hotel sector over peer-to-peer rentals, viewing short-term apartments as a threat to housing supply.
• Investor Takeaway:
  With a 100-day cap, unanimous neighbor consent rule, annual permit renewals and draconian fines, Turkey is now the most restrictive environment on this list. Only standalone villas or fully licensed small guesthouses remain realistic for short-term rentals. For most investors, long-term rental or alternative hospitality models (hotel/boutique lodging) are more viable.

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At a Glance: Comparative Table

Country	Registration Process	Main Restrictions	Taxes & Fees	Who Stays Ahead?
Spain	• VUT via regional tourism office (until Jun 2025) • Homeowner-association approval (60 %) • SES guest reporting • From Jul 2025: single “ventanilla única” (CNVT) feeding regional registries	• Moratoria on new licenses in high-demand zones • 90-day cap (e.g., Madrid) without commercial permit • Owners can be vetoed by neighbors (60 %)	• IRPF on rental income (full rate) • VAT if ancillary services provided • Local tourist taxes per night • Possible IBI surcharges in “tense” zones	Small-scale hosts outside metropolitan areas, or investors who secure all community and regional approvals in advance
Italy	• Alloggiati Web guest reporting • CIN code from Ministry (2024) replaces regional IDs • > 4 units → VAT regime	• Art cities impose 2-night minimum (from 2025) • Some historic centers ban new licenses (Florence, potentially Venice)	• Flat tax (Cedolare Secca) 21 %–26 % • Municipal tourist tax (€ 2–€ 5/night)	Hosts with 1–2 units in non-restricted zones; avoid historic-center expansions
Greece	• AADE registration (AMA number) • Monthly booking declarations • < 3 units: no VAT; ≥ 3 units: 13 % VAT	• Possible 90-day/Year cap (60 days on small isles) • > 30-day stays routed as long-term; not allowed via platforms	• IR tax at ordinary rates • Tourist tax € 8/day (Apr–Oct), € 2/day (Nov–Mar)	Small operators in high-season hotspots (Mykonos, Athens); watch evolving day-cap rules
Croatia	• Local tourism license & classification (2023) • From Jan 2025: 80 % neighbor approval in condos • eVisitor guest registration	• Municipal moratoria or quotas in Dubrovnik, Split, etc. • Non-EU owners need local company	• Tourist tax € 1–€ 3/person/night • 2025 property tax € 0.60–€ 8/m² (exempt if ≥ 10 months long-term)	Those targeting emerging towns rather than core coastal hotspots; or high-end villas where neighbor-consent is easier
Turkey	• “Tourism Accommodation Permit” from Ministry (2024) • Unanimous neighbor consent • Guest registration to police	• Max 100 nights/year per property • No subletting • > 25 % of units per landlord triggers hotel license	• 2 % tourism contribution on revenue • IRPF progressive (up to + 40 %) • Fines 100k–1M TRY for unlicensed listings	Only properly permitted villas or small guesthouses; otherwise unworkable for casual hosts

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Frequently Asked Questions About Mediterranean Rental Regulations

Which Mediterranean country has the strictest short-term rental rules?

Spain currently has the most complex regulatory framework due to its decentralized system: 17 autonomous communities each set their own rules, major cities add local restrictions, and the 2025 national registry adds another compliance layer. Barcelona and Palma de Mallorca have effectively frozen new tourist licences.

Do I need a licence to rent on Airbnb in Italy?

Yes. Since January 2025, all Italian short-term rentals must register for a CIN (Codice Identificativo Nazionale) through the national BDSR portal. This number must appear on all listings. Income is typically taxed at 21% via the cedolare secca flat tax for up to 4 properties.

Can I rent my property short-term in Greece as a foreigner?

Yes. You must register the property with the Greek Tourism Ministry and obtain a unique property number (AMA). The property must meet safety and quality standards. Registration is done through the online platform at the Independent Authority for Public Revenue (AADE).

How are rental regulations changing across the Mediterranean in 2026?

The trend is toward stricter regulation and national standardization. Spain introduced its Ventanilla Unica in 2025, Italy rolled out the CIN system, and Greece tightened its registration enforcement. Croatia and Turkey are expected to follow with national-level reforms. The EU is also considering a harmonized short-term rental framework.

Which country has the lowest tax on short-term rental income?

Croatia currently offers one of the lowest effective tax rates, with a flat-rate tourist tax plus income tax at 10%-20% on 30% of gross rental income (effective rate of 3%-6%). Italy’s cedolare secca at 21% is competitive for higher earners. Spain’s rates vary from 19% to 19% for non-residents.

Call to Action

If you’re an owner or investor eyeing the Spanish market, navigating these ever-changing regulations can be a full-time job. Our Compliance Service for Property Rentals in Spain service handles everything: from securing homeowner-­association approvals and ventanilla única registration to preparing all documentation, coordinating with local tourism offices, and ensuring tax compliance.

Contact us today to streamline your short-term rental setup in Spain—let our experts keep you legal, reduce your risk, and help you maximize returns without the red tape.

Frequently asked questions

Does Greece require AMA registration, and which lets does it apply to?

Greece applies its national short-term rental rules to lets of under 30 days. Each unit must be registered with the Greek Revenue Authority (AADE) to obtain an AMA registration number, and that number must be shown on the listing. Bookings are declared monthly, by the 20th of the following month.

How does Greece separate short-term from long-term letting?

The 30-day threshold is what separates them: below it the national short-term regime applies, above it the let falls outside that regime. Greece has also used tax incentives to push owners the other way, with a three-year exemption on rental income tax for properties converted to residential contracts of three years or more.

Is there a cap on the number of days I can let in Greece?

A 90-day annual cap on tourist rentals has been drafted, reduced to 60 days on small islands. It is a proposal in this comparison, not a rule we confirm as in force – proposals move, so check the position that applies on the date you intend to let.

Are short-term rentals regulated differently for foreign owners?

The registration rules generally apply to the property and the activity, not the owner’s nationality. Foreign owners often carry tax-representation and reporting obligations that local owners do not, so the overall compliance burden can be higher even where the licensing rule is identical.

Can CostaLuz advise on a rental outside Spain?

No. We are a Spanish firm and we advise on Spanish law. This page compares five Mediterranean regimes as background for owners weighing markets; it is not advice on Greek, Italian, Croatian or Turkish law, and for those you need a lawyer qualified in that country. For Spanish property and rental matters we quote a fixed price with no percentage of recovery – email marialuisa@costaluzlawyers.es.

Thinking of Buying a Spanish Property to Rent Out?

If you are reading this guide, you may be about to buy a Mediterranean property with rental income in mind. Before you sign, verify that the property is actually permitted to be rented under all four legal levels in its specific location.

CostaLuz Lawyers’ QuickLease service is the Rental Compliance Pre-Purchase check that verifies the property across all four legal levels (community, municipality, regional and registry) before you sign. 1.000€ + IVA. Reviewed by María Luisa de Castro.

Learn more about QuickLease → · Email us the property details · Response in 24 hours.

Reviewed by María Luisa de Castro, CEO at CostaLuz Lawyers — specialist in Spanish property & tourist-rental law — Updated 2026

This is general information, not definitive legal advice — every case requires individual analysis.