cheez

Hotels vs homes: what guests compare before they book

Fri, 30 Oct 2026 16:49:15 GMT

By Joseph Kalaydjian, Founder & CEO, Cheez Hospitality

Airbnb now lists hotels. Booking.com has shown hotels and homes on the same screen for years. For anyone who owns a furnished apartment in Athens or Beirut, that changes who you compete with: it is no longer only the flat in the next building. It is every hotel in the neighbourhood.

A new PriceLabs survey of 1,082 travellers across five countries shows how guests actually compare the two, and where homes win.

Who looks at both hotels and homes

30% of guests who stay in small hotels also considered a rental home for their last trip. For guests of large hotels the figure is 16%, and for people who book rentals it is 12%. Small-hotel guests are twice as likely to look at a home, which makes boutique hotels the closest competitor for a well-run apartment.

The trips and stays that compare the most

Work-and-leisure trips compare the most, at 30%, ahead of special events (21%), holidays (18%) and visits to family (18%). Length of stay matters too: 16% of one-to-three-night guests compare both, 21% of four-to-six-night guests, and 25% of guests staying a week or more.

That is the mid-term guest: in town for weeks, working, living. It is where a home has the most to offer.

Couples and groups shop around

When a couple or a group decides together, 51% compare hotels and homes. When one person decides alone, 32% do. More people in the decision means more comparing, and more chances for a home with space and a kitchen to win.

Where they book

45% of guests compare both on Booking.com, where hotels and homes sit side by side. Only 29% do when they book direct with a property. Being listed where guests compare matters, and so does a direct booking channel that makes your own price clear.

The price line

82% of boutique-hotel guests say they would book a home instead of their hotel: 48% at the same price and 34% if it were slightly cheaper. 18% would never switch. Loyalty to a boutique hotel has a price ceiling.

Homes do not win by default

When guests compare both, 60% still choose the hotel and 35% choose the home. What tips it towards a home is location (44%), a kitchen (31%), free cancellation (31%) and no extra fees (29%).

What this means for owners

Price your apartment against the hotels around it, not only against other flats. Be listed where guests compare. Offer the stays where homes win, from a week to eleven months. Show one clear price with no surprises at checkout.

That is how we price and run the homes we manage in Athens and Beirut. If you own a property that sits idle or earns less than it should, write to us at hello@cheezhospitality.com and we will send you a breakdown for your apartment.

Designed Living. Operated by Cheez.

Renovating an Athens apartment to rent: what it costs

Sun, 18 Oct 2026 10:52:18 GMT

By Joseph Kalaydjian, Founder & CEO, Cheez Hospitality

The first question every owner asks is "how much?". The honest answer is: it depends how deep you go. An Athens apartment can be made rentable in a fortnight or rebuilt in two months, and the budget moves by a factor of ten between the two.

Three depths, three budgets

Rental Ready, 1 to 2 weeks. The apartment is sound, it only needs to be furnished and equipped: essentials, linen, kitchenware, small appliances, decor, smart lock, compliance. No works.

Reposition, 3 to 5 weeks. Rental Ready plus a designed scheme: furniture, lighting and windows chosen to photograph well and rent higher. Still no works.

Full Conversion, 6 to 10 weeks. Reposition plus the works: floors, walls, doors, windows, electrical, plumbing, air conditioning, bathrooms and kitchen.

What a full renovation costs per m² in Athens

For a full renovation, works in Athens typically run between €600 and €1,200 per square metre, before furniture. On a 70 m² apartment that is roughly €42,000 to €84,000 of works. Kitchens and bathrooms take the largest share, and old electrical and plumbing are where surprises hide.

Most apartments do not need it all. 86% of the homes sold in greater Athens are more than 20 years old, but many have a sound structure and only need a kitchen, a bathroom, paint and light. The estimate visit is where you find out which.

Where the money pays back

What guests and tenants pay for: a good bed, air conditioning, a washing machine, fast internet, a real workspace, blackout curtains, light.
What they see first: the photographs. A designed living room and a clean bathroom move the nightly rate more than any premium finish.
What they never notice: marble where tile would do, designer taps, built-in luxury nobody uses.

Energy upgrades such as new windows, a heat pump or insulation cut the bills you pay every month and lift what the apartment is worth as EU energy rules tighten.

How to keep the budget honest

Goods bought at cost, against receipts in your name. The receipts archive is yours.
Three quotes on every work, with photographs before anything is removed.
A contingency of 10 to 15% of the budget, held by you, not by the contractor.
One fee you can see: our execution fee is 20% of the budget, with nothing marked up on goods.

Furnish once, for short, mid and long term

We furnish to one standard, the higher one, so the apartment can switch between nightly guests, monthly stays and a long lease without being refurnished. The tenure that pays best changes with the season and the law. The furniture should not have to.

Get the estimate for your apartment

One visit, laser-measured, then a budget band within days. The visit is free.

Book the free estimate visit · Στα ελληνικά · بالعربية

Want to know what it would earn after? What property management costs in Athens .

This is general information, not financial, legal or tax advice.

Designed Living. Operated by Cheez.

Selling a building in Athens: whole, or flat by flat?

Sun, 18 Oct 2026 10:48:12 GMT

By Joseph Kalaydjian, Founder & CEO, Cheez Hospitality

A building in Athens with five, ten or twenty flats is rarely one owner's decision. It is often inherited, shared between relatives, half empty and half let on old leases. Before you call an agent, decide what you are actually selling: a building, or a set of apartments.

Who buys a whole building in Athens

Three kinds of buyer, and each pays for something different.

Investors who want an operated building: furnished apartments or an aparthotel, rented short, mid and long term. They pay for income they can check.
Developers who want to renovate and resell flat by flat. They pay for square metres and the margin after works.
Family offices and buyers from abroad, often Lebanese, Gulf and Greek diaspora investors. They pay for a clean file and someone on the ground to run it.

The same building can be worth noticeably more to the first buyer than to the second. Knowing which buyer you are selling to comes before the price.

Whole, or flat by flat

Selling the building whole means one negotiation, one notary and one buyer. Buyers ask for a discount for size, and they will price every empty flat as a problem.

Selling flat by flat usually brings a higher total and takes longer. Each flat needs its own registered title and certificates, and every buyer brings their own lawyer and their own questions. Your lawyer confirms first whether the building is already divided into separate titles.

A third route sits between the two: set the building up, rent it, and sell it whole as a working asset with a year of statements behind it.

The two numbers for a building

Number one is what the building nets in a year, run properly. Flat by flat: furnished, priced every day, on the tenure that pays best, minus cleaning, utilities, common costs, insurance, maintenance, taxes and whoever runs it.

Number two is what it sells for today, net of the costs of selling, both whole and flat by flat.

Divide the first by the second. If the building returns less than your money would earn elsewhere, sell. If it returns more, keep it and make it earn, or sell it later as a working asset.

Four things that move the price

Licences. In central Athens new short-term registrations are frozen to the end of 2027, and an existing registration is deleted when a property changes hands. A buyer cannot inherit yours. Plan the income on mid-term stays of 60 days or more, which sit outside the short-term regime, and on long-term leases.

Condition. 86% of the homes sold in greater Athens are more than 20 years old, and buyers price the renovation in. A dated building sells on the cost of its works.

Tenants. Sitting tenants on old leases lower the price for an investor and stop a developer. Know every lease, its rent and its end date before you talk to anyone.

Owners. Inherited buildings often belong to several heirs. Co-owners who disagree cannot sell and cannot let. Settle that first, with your lawyer.

Sell it earning

An empty building sells on square metres. An operated one sells on what it earns: a full calendar, the reviews and twelve months of statements a buyer can check. That is why we set buildings up and run them before they are sold, and why the buyer can keep us on. Buy · Set Up · Operate · Sell.

Get the two numbers for your building

We visit, measure and send you both numbers in writing, whole and flat by flat. Free, by email, within three working days.

Get your two numbers · Στα ελληνικά

Want to keep it and let it earn instead? Property management in Athens . Needs work first? Design and furnishing .

This is general information, not financial, legal or tax advice.

Designed Living. Operated by Cheez.

شراء شقة في أثينا من لبنان: الخطوات والتكاليف

Sat, 17 Oct 2026 12:05:51 GMT

بقلم جوزيف كالايدجيان، المؤسس والرئيس التنفيذي، Cheez Hospitality

كثير من اللبنانيين يبحثون عن مكان آمن لمدخراتهم خارج لبنان: عقار في أوروبا، باليورو، على بُعد ساعتين تقريباً بالطائرة. أثينا تجمع الثلاثة. هذه الخطوات والتكاليف، من البحث إلى المفتاح.

الخطوات

رقم ضريبي يوناني (AFM): أول وثيقة تحتاجها، ويستخرجها لك محاميك.
محامٍ في اليونان: يتحقق من سند الملكية والأوراق، ويمثّلك إذا لم تستطع السفر.
المعاينة: في أثينا، أو جولة مباشرة بالفيديو من بيروت.
العرض والعقد: يُوقَّع العقد عند الكاتب العدل، ثم يُسجَّل العقار باسمك.
الإدارة: بعد التسليم، يُؤجَّر العقار وتصلك دفعة وكشف حساب كل شهر.

التكاليف فوق السعر

ضريبة نقل ملكية بنسبة 3.09%، وحوالي 3% للكاتب العدل والسجل العقاري والمحامي. احسب إذاً حوالي 6% فوق سعر الشراء. إذا كانت الشقة تحتاج إلى أثاث أو ترميم، أضف كلفة ذلك أيضاً.

تحويل الأموال من لبنان

يشتري اللبنانيون في أثينا بالطريقة نفسها التي يشتري بها أي مشترٍ من الخارج. مصدر الأموال وطريقة تحويلها يجب أن يكونا موثّقين. يؤكد محاميك الطريقة المناسبة لحالتك قبل أي دفعة.

الإقامة الذهبية

إذا كان هدفك الإقامة الذهبية، فالحد الأدنى في أثينا 800,000 يورو، والعقار المرتبط بها لا يجوز تأجيره إيجاراً قصير الأمد. الشقق الأصغر تُشترى للدخل، لا للإقامة. تأكد من الشروط الحالية مع محاميك.

الدخل بعد الشراء

الإيجار المتوسط الأمد، من 60 يوماً إلى 12 شهراً، يقع خارج نظام الإيجار القصير ولا يحتاج إلى تسجيل خاص. يستأجر بهذه الطريقة المهنيون المنتقلون، والباحثون، والطاقم الطبي، والطلاب. ندير الشقة بـ 20% من إيرادات الإيجار: التأجير، اختيار المستأجر، الصيانة، وفحص كل أربعة أشهر.

الشقق المعروضة الآن

أربع شقق في أثينا، مجهّزة ومُدارة من Cheez، بأسعار تبدأ من 96,000 يورو وعائد صافٍ بين 4.1% و5.5% تحت الإدارة. العائد استرشادي وليس مضموناً، وكل ملف يبيّن الحساب كاملاً. التفاصيل والصور في صفحة الشقق المعروضة .

الجواب المختصر

رقم ضريبي، محامٍ، معاينة مباشرة أو بالفيديو، وحوالي 6% فوق السعر. بعدها يعمل العقار من دونك. أرسل طلبك على صفحة شقق للبيع في بيروت وأثينا ، أو راسلنا على hello@cheezhospitality.com.

هذه معلومات عامة وليست نصيحة قانونية أو ضريبية. تأكد من وضعك مع محاميك أو محاسبك.

استئجار شقة مفروشة في بيروت بالشهر: الأحياء، السعر، والعقد

Sat, 17 Oct 2026 12:03:40 GMT

بقلم جوزيف كالايدجيان، المؤسس والرئيس التنفيذي، Cheez Hospitality

انتقلت إلى بيروت للعمل، أو أتيت مع العائلة لموسم، أو تريد مكاناً تسكن فيه قبل أن تقرر أين تستقر. الفندق مكلف لشهر كامل، والشقة غير المفروشة تحتاج أثاثاً واشتراكات وعقداً سنوياً. بين الاثنين هناك الشقة المفروشة بالشهر.

ما هو الإيجار المتوسط الأمد

هو إيجار من شهرين إلى اثني عشر شهراً في شقة مفروشة وجاهزة للسكن من الليلة الأولى. تدخل بحقيبتك فقط: المطبخ مجهز، والشراشف والمناشف موجودة، والإنترنت يعمل. يناسب موظفي المنظمات، والصحافيين، والاستشاريين، والطلاب، والعائلات العائدة لفترة.

أين تسكن في بيروت

مار مخايل: مطاعم وحانات ومعارض، كل شيء مشياً.
الجميزة: السلالم القديمة والمقاهي وبيوت شرق بيروت.
الأشرفية: سكنية وأهدأ، وقريبة من كل شيء.
البدوي: بين مار مخايل ونهر بيروت، مناسبة للعائلات والمجموعات الكبيرة.
الحمرا: غرب بيروت والجامعات والكورنيش.

ما الذي يحدد السعر الشهري

الحي: مار مخايل والجميزة أعلى من الأحياء السكنية.
الحجم: عدد الغرف والحمامات، والشرفة.
الموسم: الصيف وعيد الميلاد والفصح هي ذروة الطلب في بيروت.
المدة: الإقامة الشهرية أوفر من الحجز بالليلة لنفس الفترة.
ما يشمله السعر: اسأل دائماً عن الكهرباء والمولد والمياه والإنترنت والتنظيف. شقتان بنفس السعر قد تختلفان كثيراً في الكلفة الفعلية.

ما يجب أن يتضمنه العقد

تاريخ الدخول والخروج، والسعر الشهري بالدولار.
قيمة التأمين وشروط استرداده.
ما يشمله السعر بالتحديد، وما يُدفع على حدة.
من يصلح الأعطال، وخلال كم من الوقت.
شروط المغادرة المبكرة.

لا تدفع قبل أن ترى هذه البنود مكتوبة.

كيف نعمل في Cheez

ندير أربع عشرة شقة مفروشة في مار مخايل والجميزة والأشرفية والبدوي والحمرا، يديرها فريقنا في بيروت. الدخول ذاتي، والشقة تُنظف وتُفحص قبل كل وصول، وفريقنا على واتساب طوال إقامتك. للإقامة بالشهر نعطيك سعراً شهرياً بالدولار بحسب تواريخك.

الجواب المختصر

الشقة المفروشة بالشهر هي الطريقة الأبسط لتسكن في بيروت من دون فندق ومن دون عقد سنوي. اختر الحي، واسأل ماذا يشمل السعر، واطلب العقد مكتوباً. لترى شققنا وتطلب سعراً شهرياً: شقق مفروشة للإيجار في بيروت ، أو راسلنا على hello@cheezhospitality.com.

هذه معلومات عامة وليست نصيحة قانونية.

كيف تؤجّر شقتك في بيروت وأنت تعيش في الخارج

Sat, 17 Oct 2026 11:59:40 GMT

بقلم جوزيف كالايدجيان، المؤسس والرئيس التنفيذي، Cheez Hospitality

شقة في بيروت تبقى فارغة أحد عشر شهراً في السنة: هذا أمر شائع بين المغتربين. تنتظر الصيف، والأعياد، وزيارة تتأجل كل مرة. وفي الأثناء تستمر رسوم المبنى، واشتراك المولد، والرطوبة.

ثلاث طرق للإيجار، شقة واحدة

قصير الأمد، أقل من 60 يوماً: Airbnb وBooking.com والحجز المباشر. أعلى سعر لليلة، وأكبر قدر من العمل.
متوسط الأمد، من 60 يوماً إلى 12 شهراً: موظفو المنظمات، الصحافيون، الاستشاريون، والعائلات العائدة لموسم.
طويل الأمد، سنة أو أكثر: مستأجر، عقد، ودخل ثابت.

تُفرَش الشقة مرة واحدة. أي طريقة تُؤجَّر بها هو قرار تسعير يمكنك تغييره مع تغيّر السنة.

من يستأجر في بيروت

المغتربون هم محرّك الطلب. الصيف وعيد الميلاد والفصح تملأ المدينة بأشخاص عائدين يريدون بيتاً لا فندقاً. بين هذه الذروات يأتي الطلب المهني الثابت: المنظمات الدولية، والإعلام، والاستشاريون، وفرق المشاريع لأسابيع أو أشهر.

مار مخايل والجميزة والأشرفية والبدوي والحمرا هي حيث ندير الشقق اليوم، لأنها حيث يطلب الضيوف أن يقيموا.

القواعد

لا يوجد في لبنان تسجيل وطني للإيجار القصير الأمد، لكن هذا لا يعني غياب القواعد. لمبناك قواعده، وللجيران رأيهم، وكل إقامة يجب أن تتم بعقد مكتوب مع ضيف مُدقَّق. نحن نتولى الثلاثة.

كيف تحصل على أموالك

يدفع الضيوف بالدولار. تصلك كل شهر كشف واحد يبيّن كل حجز وكل تكلفة، وتحويل واحد بالدولار. لا تحتاج إلى السفر.

ما يجب أن تتحقق منه قبل التأجير

الكهرباء والمياه: اشتراك المولد، والطاقة الشمسية إن وجدت، ونقل المياه، وخط الإنترنت. الضيف يسامح في أشياء كثيرة، إلا انقطاع الكهرباء.
المبنى: المصعد، المدخل، الناطور، والجيران.
الشقة: الأثاث، الشراشف، المطبخ، التكييف. الشقة القديمة تُؤجَّر بأقل وتحصل على تقييمات أسوأ.
الأوراق: سندات الملكية، نظام المبنى، ومن يحمل المفاتيح.

إذا كانت الشقة تحتاج إلى أعمال

معظم الشقق تحتاج. نصمّم ونفرش ونرمّم، ثم نطلق الشقة جاهزة للدخل. تُشترى البضائع بسعر الكلفة مقابل فواتير باسمك، وثلاثة عروض أسعار لكل عمل، ولا يُشترى شيء قبل التمويل. إدارة العقارات في لبنان .

كم تكلّف

20% من إيرادات الإيجار للإقامات الأقل من 12 شهراً. للعقد السنوي أو أكثر: إيجار شهر عند إيجاد المستأجر، ثم 10% شهرياً. زيارة التقدير مجانية.

الجواب المختصر

شقتك في بيروت يمكن أن تربح وأنت تعيش في الخارج. اطلب تقديراً مجانياً على صفحة إدارة العقارات في بيروت ولبنان ، أو راسلنا على hello@cheezhospitality.com.

هذه معلومات عامة وليست نصيحة قانونية أو ضريبية. تأكد من وضع عقارك مع محاميك أو محاسبك.

Κληρονομήσατε διαμέρισμα στην Αθήνα; Πώς να αποδίδει χωρίς να ταξιδέψετε

Fri, 09 Oct 2026 21:04:11 GMT

Του Joseph Kalaydjian, Founder & CEO, Cheez Hospitality

Κάπου στην Αθήνα υπάρχει ένα διαμέρισμα με τα έπιπλα της γιαγιάς σας, τα ρολά κατεβασμένα και ένας λογαριασμός κοινοχρήστων στο πάτωμα. Εσείς ζείτε στο Λονδίνο, τη Μελβούρνη, το Μόντρεαλ ή το Ντουμπάι. Κάθε χρόνο σας κοστίζει και δεν αποδίδει τίποτα.

Δεν είστε οι μόνοι. Τους πρώτους επτά μήνες του 2025 καταγράφηκαν στην Ελλάδα περισσότερες από 70.000 δηλώσεις κληρονομιάς και περίπου 60.000 γονικές παροχές. Μόνο στον Δήμο Αθηναίων υπάρχουν περίπου 120.000 κενές κατοικίες, οι περισσότερες διαμερίσματα 40 έως 60 τ.μ.: ακριβώς αυτό που ζητούν οι ενοικιαστές.

Δείτε πώς ένα από αυτά αρχίζει να αποδίδει, χωρίς να μπείτε σε αεροπλάνο.

1. Τα έγγραφα: το κομμάτι που ξεκινά μόνο η οικογένεια

Τη δουλειά την κάνουν ο δικηγόρος και ο λογιστής σας στην Ελλάδα. Από εσάς χρειάζονται μια απόφαση και μια υπογραφή.

Πληρεξούσιο. Υπογράφεται σε ελληνικό προξενείο εκεί που ζείτε και επιτρέπει στον δικηγόρο σας να ενεργεί για εσάς στην Αθήνα.
ΑΦΜ για κάθε κληρονόμο.
Αποδοχή κληρονομιάς και καταχώριση στο Κτηματολόγιο.
Το ακίνητο στη φορολογική σας δήλωση , ώστε τα έσοδα να δηλώνονται από το πρώτο μίσθωμα.
Πιστοποιητικό ενεργειακής απόδοσης , που χρειάζεται κάθε μίσθωση στην Ελλάδα.

Αν οι κληρονόμοι είναι περισσότεροι, συμφωνήστε γραπτώς ποιος αποφασίζει και πώς μοιράζονται τα έσοδα. Ένα ακίνητο του οποίου οι ιδιοκτήτες διαφωνούν δεν νοικιάζεται, ούτε από εμάς ούτε από κανέναν.

2. Αποφασίστε τι θα γίνει το διαμέρισμα

Η βάση είναι ένα επιπλωμένο σπίτι με επαγγελματική διαχείριση. Ο τρόπος μίσθωσης είναι απόφαση τιμής, και η σωστή εξαρτάται από το πού βρίσκεται το διαμέρισμα.

Βραχυχρόνια μίσθωση (κάτω από 60 ημέρες): χρειάζεται ΑΜΑ. Στο κέντρο της Αθήνας, 1η έως 3η Δημοτική Κοινότητα, οι νέες εγγραφές είναι παγωμένες έως το τέλος του 2027, και ένας υπάρχων ΑΜΑ διαγράφεται με την κληρονομιά. Αν το διαμέρισμά σας είναι εκεί, η βραχυχρόνια μάλλον αποκλείεται.
Μίσθωση 60 ημερών έως 12 μήνες: κανονική μίσθωση κατοικίας. Χωρίς ΑΜΑ, χωρίς πάγωμα. Έτσι νοικιάζουν επαγγελματίες σε μετάθεση, ερευνητές, ιατρικό προσωπικό και ομάδες έργων. Δείτε πώς λειτουργεί .
Μακροχρόνια μίσθωση (ένα έτος και άνω): το πιο ήσυχο εισόδημα και το χαμηλότερο.

Μετά τα έξοδα, μια σωστά οργανωμένη βραχυχρόνια μίσθωση αποδίδει περίπου 20 έως 30% περισσότερα από μια μακροχρόνια, όχι τα διπλά. Η σωστή απάντηση είναι αυτή που αποδίδει τα περισσότερα για το δικό σας διαμέρισμα, και κάποιες φορές είναι η μακροχρόνια.

3. Ετοιμάστε το χωρίς να είστε εκεί

Τα περισσότερα κληρονομημένα διαμερίσματα θέλουν δουλειά πριν τα νοικιάσει κανείς. Εδώ σταματούν συνήθως οι ιδιοκτήτες του εξωτερικού: ποιος διαλέγει μάστορα, ποιος ελέγχει τη δουλειά, τι γίνεται με τα πράγματα της οικογένειας;

Η προετοιμασία μας είναι φτιαγμένη για ιδιοκτήτες που δεν είναι στο δωμάτιο:

Επισκεπτόμαστε, μετράμε κάθε δωμάτιο με laser και φωτογραφίζουμε τα πάντα πριν αγγίξουμε οτιδήποτε.
Τίποτα δεν απομακρύνεται χωρίς τη γραπτή σας έγκριση. Τα οικογενειακά αντικείμενα καταγράφονται και φωτογραφίζονται, και μετά κρατιούνται, αποθηκεύονται ή αποστέλλονται όπως αποφασίσετε.
Παίρνετε γραπτή εκτίμηση και την εγκρίνετε με email ή WhatsApp. Τρεις προσφορές για κάθε εργασία.
Σχεδιάζουμε, επιπλώνουμε και ανακαινίζουμε, και ελέγχουμε κάθε αντικείμενο πριν μπει ο φωτογράφος. Η φωτογράφιση γίνεται τελευταία.

4. Μετά λειτουργεί χωρίς εσάς

Όταν είναι έτοιμο, το νοικιάζουμε, το καθαρίζουμε και αναλαμβάνουμε όλα όσα χρειάζεται: τιμολόγηση, ενοικιαστές ή επισκέπτες, συμβόλαια, παράδοση, συντήρηση, λογαριασμούς και κλειδιά. Μία κατάσταση τον μήνα, κάθε ευρώ τεκμηριωμένο.

Βλέπετε τα πάντα. Δεν χρειάζεται να κάνετε τίποτα.

Οι ερωτήσεις για κάθε διαχειριστή

Πριν υπογράψετε με οποιονδήποτε, ζητήστε γραπτώς:

Τι αποδίδει το διαμέρισμα με βραχυχρόνια, με μίσθωση μηνών και με μακροχρόνια μίσθωση, ακαθάριστα.
Κάθε γραμμή κόστους, μαζί με τη δική του αμοιβή.
Τι σας μένει καθαρά, και πότε πληρώνεστε.
Ποιος κρατά τα κλειδιά, και ποιος απαντά στις 2 τα ξημερώματα.

Αν δεν μπορεί να σας δείξει τους αριθμούς για κάθε τρόπο μίσθωσης, μαντεύει.

Ξεκινήστε με μια φωτογραφία

Στείλτε μας τη διεύθυνση και μερικές φωτογραφίες, ακόμη και παλιές από το οικογενειακό άλμπουμ. Σας απαντάμε γραπτώς τι χρειάζεται και τι μπορεί να αποδώσει. Η επίσκεψη είναι δωρεάν. Δείτε την ανακαίνιση και επίπλωση και τη διαχείριση ακινήτων στην Αθήνα , ή στείλτε μήνυμα στο γραφείο Αθήνας: +30 695 169 7229.

Γενική πληροφόρηση, όχι νομική ή φορολογική συμβουλή. Ο δικηγόρος και ο λογιστής σας στην Ελλάδα θα επιβεβαιώσουν τα βήματα για τη δική σας περίπτωση.

Designed Living. Operated by Cheez.

Το πάγωμα της βραχυχρόνιας μίσθωσης στην Αθήνα έως το 2027: τι μπορούν να κάνουν οι ιδιοκτήτες

Fri, 09 Oct 2026 21:01:09 GMT

Του Joseph Kalaydjian, Founder & CEO, Cheez Hospitality

Τον Σεπτέμβριο η κυβέρνηση ανακοίνωσε ότι το πάγωμα των νέων εγγραφών βραχυχρόνιας μίσθωσης στο κέντρο της Αθήνας παρατείνεται έως τις 31 Δεκεμβρίου 2027. Πριν από έναν χρόνο ήταν δοκιμή. Σήμερα είναι ο κανόνας της αγοράς.

Το πάγωμα έκανε κάτι σπάνιο: τον αριθμό μητρώου βραχυχρόνιας μίσθωσης. Και κάτι άλλο πολύτιμο: τη διαμονή που δεν τον χρειάζεται.

Πού ισχύει το πάγωμα

Στην 1η, 2η και 3η Δημοτική Κοινότητα της Αθήνας: Πλάκα, Μοναστηράκι, Σύνταγμα, Κολωνάκι, Κουκάκι, Εξάρχεια και οι γύρω δρόμοι. Ο ίδιος κανόνας ισχύει για την 1η Δημοτική Κοινότητα της Θεσσαλονίκης.

Μέσα σε αυτές τις περιοχές:

Δεν εκδίδεται νέος ΑΜΑ. Αν το διαμέρισμά σας δεν έχει σήμερα, δεν μπορεί να αποκτήσει όσο διαρκεί το πάγωμα.
Ένας υπάρχων ΑΜΑ συνεχίζει να ισχύει, αλλά στις παγωμένες ζώνες δεν περνά σε νέο ιδιοκτήτη. Με πώληση, δωρεά ή κληρονομιά διαγράφεται.
Κάθε βραχυχρόνια μίσθωση, μέσα ή έξω από τις ζώνες, πρέπει να πληροί τις ελάχιστες προδιαγραφές του 2025: ασφάλιση αστικής ευθύνης, φυσικό φως, αερισμό, ελάχιστο εμβαδόν. Τα πρόστιμα ξεκινούν από 5.000 ευρώ και διπλασιάζονται σε υποτροπή, έως 20.000 ευρώ.

Το όριο που μετράει: 60 ημέρες

Ο νόμος θεωρεί βραχυχρόνια τη διαμονή κάτω των 60 ημερών. Μια μίσθωση επιπλωμένης κατοικίας 60 ημερών και άνω είναι κανονική μίσθωση κατοικίας. Βρίσκεται εκτός του καθεστώτος βραχυχρόνιας μίσθωσης: χωρίς ΑΜΑ, χωρίς πάγωμα, χωρίς τους κανόνες των πλατφορμών. Δηλώνεται στην ΑΑΔΕ όπως κάθε μίσθωση και φορολογείται ως εισόδημα από ακίνητα.

Διαβάστε τον κανόνα κατά λέξη. Ένα συμβόλαιο, 60 ημερών και άνω. Μια διαμονή 30 ημερών που παρατείνεται άλλες 30 είναι δύο βραχυχρόνιες διαμονές, όχι μία μεγάλη.

Αυτή είναι η μίσθωση επιπλωμένης κατοικίας από δύο έως δώδεκα μήνες, με ένα συμβόλαιο για κάθε διαμονή.

Ποιος νοικιάζει για δύο έως δώδεκα μήνες

Άνθρωποι που χρειάζονται ένα πραγματικό σπίτι για μια περίοδο, όχι ένα δωμάτιο ξενοδοχείου για μια εβδομάδα:

επαγγελματίες που μετακομίζουν στην Αθήνα, και οι εταιρείες που τους μεταθέτουν
ομάδες έργων, σύμβουλοι, κινηματογραφικές και τηλεοπτικές παραγωγές
φοιτητές, ερευνητές και επισκέπτες ακαδημαϊκοί
ιατρικό προσωπικό και οικογένειες κοντά σε νοσοκομείο
προσωπικό πρεσβειών και διεθνών οργανισμών
οικογένειες ανάμεσα σε δύο σπίτια, μετά από ανακαίνιση ή ζημιά

Θέλουν το ίδιο πράγμα: σωστή επίπλωση, λογαριασμούς τακτοποιημένους, γραπτό συμβόλαιο και έναν άνθρωπο να καλέσουν.

Πόσο αποδίδει

Λιγότερο από μια κορυφαία βραχυχρόνια μίσθωση, περισσότερο από μια μακροχρόνια χωρίς επίπλωση, με πολύ λιγότερες αλλαγές ενοικιαστών. Στο μοντέλο μας για ένα διαμέρισμα στην Αθήνα, τα ακαθάριστα έσοδα ενοικίασης είναι περίπου 18.000 ευρώ τον χρόνο με βραχυχρόνια μίσθωση, 14.000 ευρώ με μίσθωση δύο έως δώδεκα μηνών και 10.800 ευρώ με μακροχρόνια. Μετά τα έξοδα, μια σωστά οργανωμένη βραχυχρόνια μίσθωση αποδίδει περίπου 20 έως 30% περισσότερα από μια μακροχρόνια. Όχι τα διπλά.

Λιγότερες αλλαγές σημαίνουν λιγότερους καθαρισμούς, λιγότερη φθορά, πιο ήσυχη πολυκατοικία. Για ένα διαμέρισμα χωρίς ΑΜΑ, αυτή η λύση είναι συχνά η καλύτερη, όχι η παρηγοριά.

Επιπλώνεται μία φορά, νοικιάζεται με τρεις τρόπους

Η προετοιμασία είναι ίδια για κάθε μίσθωση: επιπλώνουμε μία φορά, στο υψηλότερο επίπεδο, και το διαμέρισμα αλλάζει τρόπο μίσθωσης όπως το επιτρέπουν οι κανόνες και το ημερολόγιο. Αν ο ΑΜΑ σας χαθεί, ή δεν είχατε ποτέ, καμία δουλειά δεν πάει χαμένη.

Τι χρειάζεστε

Ένα επιπλωμένο σπίτι έτοιμο για να ζήσει κάποιος, όχι ένα εξοχικό με έναν βραστήρα.
Γραπτό συμβόλαιο για κάθε διαμονή 60 ημερών και άνω, δηλωμένο στην ΑΑΔΕ.
Εγγύηση, όρο για τους λογαριασμούς, απογραφή και φωτογραφημένη κατάσταση στην είσοδο και την έξοδο.
Κάποιον που βρίσκει τους ενοικιαστές, τους ελέγχει, κάνει την παράδοση, πληρώνει τους λογαριασμούς και αναλαμβάνει την αποχώρηση.

Αυτό το τελευταίο είναι η δουλειά μας.

Μάθετε πόσο μπορεί να αποδώσει το διαμέρισμά σας

Επισκεπτόμαστε, μετράμε και σας δίνουμε τους αριθμούς γραπτώς: τι αποδίδει το διαμέρισμά σας με κάθε τρόπο μίσθωσης, μετά από κάθε έξοδο, και ποιος κερδίζει. Η επίσκεψη είναι δωρεάν. Δείτε τη διαχείριση ακινήτων στην Αθήνα ή την ανακαίνιση και επίπλωση , ή στείλτε μήνυμα στο γραφείο Αθήνας: +30 695 169 7229.

Γενική πληροφόρηση, όχι νομική ή φορολογική συμβουλή. Επιβεβαιώστε τη θέση του ακινήτου σας με τον δικηγόρο ή τον λογιστή σας.

Designed Living. Operated by Cheez.

Furnishing an Athens apartment for rental: the three levels, the time, and the budget

Fri, 09 Oct 2026 20:12:31 GMT

By Joseph Kalaydjian, Founder & CEO, Cheez Hospitality

An empty or dated apartment does not earn. Before the first booking, someone has to decide what goes in it, buy it, build it and photograph it. How that is done decides the rent for years.

Furnish once, for every kind of rental

Short-term, mid-term and long-term guests want the same thing: a home that works on the first night. We furnish once, to the higher standard, so the apartment can switch between nightly, monthly and yearly rental without refurnishing.

The three levels

Rental Ready, 1 to 2 weeks. Furnished and sound: essentials, linen, kitchenware, small appliances, decor, smart locks and compliance. For apartments that are clean and structurally fine.
Reposition, 3 to 5 weeks. Rental Ready plus a designed scheme for furniture, lighting and windows. No works. For dated apartments that photograph badly.
Full Conversion, 6 to 10 weeks. Reposition plus works: floors, walls, doors, windows, electrical, plumbing, air conditioning, bathrooms and kitchen. For inherited or long-empty apartments. In Athens, works alone run roughly 600 to 1,200 per square metre.

The timings start once the budget is approved and funded.

How the budget is built

Visit. One site visit, laser-measured, photographed. Free.
Estimate. A budget band within days, then a priced list of every item and every job.
Build. Three quotes on every job. Photographs before anything is removed, and your written approval.
Check. Snagging, then the photo shoot, then the listing goes live.

Who pays for what

Goods and works: you, at cost, against receipts in your name. The receipts archive is yours.
Our fee: 20% of the budget for execution. Onboarding onto the booking platforms is included.
Contingency: 10 to 15% of the budget, held by you, not by us.

Nothing is bought until it is funded. For idle apartments, the set-up can be recovered from the first months of rental income.

The three mistakes we see most

Buying before measuring. A sofa that does not fit the lift is an expensive lesson.
Furnishing for yourself, not for guests. Storage, blackout curtains, a real desk and a second set of linen earn more than a statement chair.
Shooting too early. Photos taken before snagging live on the listing for years.

The short answer

Most Athens apartments need between one and ten weeks of work before they earn. See Property Set Up for the packages and published prices, or read it in Greek . The estimate visit is free.

Designed Living. Operated by Cheez.

Renting out your Beirut apartment from abroad: how it works, and what it takes

Fri, 09 Oct 2026 20:09:47 GMT

By Joseph Kalaydjian, Founder & CEO, Cheez Hospitality

A Beirut apartment that sits empty eleven months a year is common in the diaspora. It waits for the summer, the holidays, a visit that keeps getting postponed. Meanwhile the building fees, the generator and the damp keep running.

Three ways to rent, one apartment

Short-term , under 60 days: Airbnb, Booking.com and direct bookings. Highest nightly rate, highest workload.
Mid-term , 60 days to 12 months: NGO staff, journalists, consultants, families back for a season.
Long-term , a year or more: a tenant, a lease, steady income.

The apartment is furnished once. Which way it rents is a pricing decision you can change as the year changes.

Who rents in Beirut

The diaspora drives demand. Summer, Christmas and Easter fill the city with people coming home who want a home, not a hotel. Between those peaks, the steady demand is professional: international organisations, media, consultants and project teams on stays of weeks or months.

Mar Mikhael, Gemmayzeh, Achrafieh, Badawi and Hamra are where we run apartments today, because that is where guests ask to stay.

The rules

Lebanon has no national short-term rental registration. That is not the same as no rules. Your building may have its own, your co-owners may have a view, and every stay should run under a written contract with a screened guest. We run all three.

How you get paid

Guests pay in USD. You receive one statement a month showing every booking and every cost, and one transfer, in USD. You do not need to fly in.

What to check before you rent

Power and water. The generator subscription, solar if you have it, water deliveries and the internet line. Guests forgive a lot; they do not forgive a cut.
The building. Lift, entrance, the concierge, and the neighbours.
The apartment. Furniture, linen, kitchen, air conditioning. A dated apartment rents for less and reviews worse.
The paperwork. Ownership documents, the building's rules, and who holds the keys.

If the apartment needs work

Most do. We design, furnish and renovate, then onboard the apartment ready to earn. Goods are bought at cost against receipts in your name, three quotes on every job, and nothing is bought until it is funded. See Property Set Up .

What it costs

20% of rental revenue for stays under 12 months. For a lease of a year or more: one month's rent to place the tenant, then 10% a month. The estimate visit is free.

The short answer

Your Beirut apartment can earn while you live abroad. See Airbnb management in Beirut , our fourteen Beirut apartments , or message the Beirut desk on WhatsApp at +961 3 832839.

Living in Lebanon and looking to buy in Athens? See the four apartments for sale, already earning.

This is general information, not legal or tax advice. Confirm your property's position with your lawyer or accountant.

Designed Living. Operated by Cheez.

Golden visa property in Athens: what you can rent, and how to make it earn

Fri, 09 Oct 2026 20:06:32 GMT

By Joseph Kalaydjian, Founder & CEO, Cheez Hospitality

Most foreign owners who bought in Athens through the golden visa did not buy to live in the apartment. They bought to hold it. The question is what it is allowed to do while they hold it.

The rule

Since Law 5100/2024, a property used for a Greek golden visa cannot be let as a short-term rental . No Airbnb, no Booking.com, no stays of a few nights. The penalty is a fine of 50,000 and the revocation of the residence permit.

The rule follows the property, not the listing. Using another name, another platform or a friend's account does not change it.

What is allowed

A residential lease is allowed. The home can be rented to a tenant under an ordinary lease, declared to AADE and taxed as rental income. That is how most golden-visa homes are run: of roughly 16,000 homes bought by foreigners by the end of 2024, about 15,000 went straight to long-term rental, mostly in Athens.

Confirm the minimum lease term and the details of your own permit with your lawyer before you sign. We run the lease; your lawyer owns the legal opinion.

The thresholds, today

800,000 in high-demand areas, including Athens
400,000 elsewhere
250,000 for a conversion of commercial space to residential, anywhere

What a well-run golden-visa home looks like

The owner is abroad, often in another time zone. What they need is not a booking engine. It is:

a vetted tenant and a written lease
the rent collected, and paid out once a month
bills, building fees and taxes paid on time, with receipts
the property checked every four months, with photos
repairs quoted and approved before anything is done
one statement, one transfer, one person to call

Furnished or unfurnished?

Furnished homes let faster and to better tenants: relocating professionals, diplomats, researchers. Many golden-visa purchases are new or renovated apartments that need only furniture. We furnish once, at cost , to a standard that holds up over years of tenancy.

What it costs

For a lease of a year or more: one month's rent to find and place the tenant, then 10% of the monthly rent . Goods are bought at cost against receipts in your name. The estimate visit is free.

The short answer

You cannot Airbnb a golden-visa home in Greece. You can rent it on a residential lease and have it run without you. See property management in Athens , or send us the address for a free estimate .

Looking to buy an Athens apartment that already earns? See the four apartments for sale, set up and run by Cheez.

This is general information, not legal or tax advice. Confirm your property's position with your lawyer or accountant.

Designed Living. Operated by Cheez.

How much does property management cost in Athens? The fees, and what they should cover

Fri, 09 Oct 2026 20:03:45 GMT

By Joseph Kalaydjian, Founder & CEO, Cheez Hospitality

Ask five Athens operators what they charge and you get five numbers. The headline percentage is the easy part. What it is a percentage of, and what sits outside it, decides what you actually keep.

The market rate

Full-service short-term management in Athens runs 20 to 30% of rental revenue . Premium operators charge up to 40 to 45%. Below 20% you are usually buying a listing service: someone answers guests and you handle the rest.

Cheez charges 20% of rental revenue for stays under 12 months. For a long-term lease of a year or more: one month's rent to place the tenant, then 10% a month.

The question behind the percentage: 20% of what?

Two operators can both say "20%" and cost you very different amounts.

Rental revenue is what guests pay for the stay itself: nightly rates and extra-guest charges, before the platform takes its commission, excluding cleaning fees and taxes. This is our basis.
Gross booking value includes the cleaning fee and sometimes taxes. A fee on gross is a fee on money that was never yours to keep.
Net can mean anything. Net of commission, net of cleaning, net of "operating costs". Ask for the definition in writing.

If a proposal does not define the base in one sentence, it is not a price.

What the fee should cover

For 20% of rental revenue, these should be included, not invoiced on top:

pricing, set every day, so the calendar earns the most it can
listings on Airbnb, Booking.com and a direct booking site, on one calendar
every guest message, screened bookings and check-in
coordinating maintenance, with quotes before any work
keeping the short-term registration, insurance and the rules current
one statement and one transfer a month

What sits outside it, and should

Some costs are real and belong to the property, not to the manager. They should be shown at cost, against receipts:

Cleaning and linen per stay. Most of it is paid by the guest through the cleaning fee.
Bills, building fees and repairs . Yours, as owner, with receipts in your name.
Furniture and works . Bought at cost. A manager that adds a margin on goods is earning twice.

The hidden costs to ask about

A margin on cleaning, supplies or repairs.
A "setup" or "onboarding" fee with no list of what it buys.
A minimum term with a penalty to leave.
Payouts held for 30 to 60 days.
A fixed rent instead of a share of revenue. It looks safe. It is the model that collapsed Sonder and others when bookings fell.

A worked example

An apartment earns 24,000 in rental revenue over a year. At 20%, the management fee is 4,800. Cleaning is largely covered by guest cleaning fees. Bills, insurance and repairs are yours either way. The question to compare operators is simple: what does each one leave you with, after everything, in the same twelve months?

If the property is not ready yet

Most Athens apartments need work before they earn. Furnishing and renovation are a separate, one-off job: we charge 20% of the budget, goods at cost , and the estimate visit is free.

The short answer

Expect 20 to 30% of rental revenue for full service in Athens. Ask what the percentage is of, what it covers, and what is marked up. Our prices are published on property management in Athens , and the estimate visit is free .

Buying an Athens apartment rather than managing one? See the four for sale, already set up and running.

This is general information, not legal or tax advice. Confirm your property's position with your lawyer or accountant.

Designed Living. Operated by Cheez.

Should you sell your Athens apartment? The two numbers that decide it

Wed, 07 Oct 2026 12:54:20 GMT

By Joseph Kalaydjian, Founder & CEO, Cheez Hospitality

Most owners decide to sell an Athens apartment on a feeling: the tenant who stopped paying, the repair bill, the flight they do not want to take again. A sale is a numbers decision. Two of them.

Number one: what the apartment nets in a year, run properly

Not what it earns today. What it would earn furnished, priced every day and rented on the tenure that pays best: short, mid or long term.

Then take everything off: cleaning, utilities, building fees, insurance, maintenance, property tax, income tax and whoever runs it. What is left is number one.

Two warnings. First, an empty apartment does not net zero. It nets minus: building fees, property tax and the slow damage of a closed home. Second, be suspicious of anyone who promises short-term will double your income. After costs, a well-run short-term let in Athens nets the owner roughly 20 to 30% more than a long-term lease. Sometimes long-term wins, and anyone worth hiring will tell you so.

Number two: what it sells for today, net

The price a buyer will actually pay, minus the costs of selling: agent, lawyer, any tax due and the repairs a buyer will demand before signing.

Be realistic about that last line. 86% of the homes sold in greater Athens are more than 20 years old, and buyers price the renovation in.

Divide the first by the second

Say the apartment would net you €9,000 a year, run properly, and would sell for €180,000 after costs. €9,000 divided by €180,000 is 5%.

That 5% is the return you are choosing to keep. Now compare it with what the €180,000 would do for you elsewhere, after tax: a deposit, a bond, another property, a loan paid off.

If the alternative clearly beats it, with less effort, sell.
If it does not, keep the apartment and make it earn.

The example numbers are illustrative. Yours will be different, which is the point of doing the sum.

Four things that move the answer

Where it is. In central Athens new short-term registrations are frozen to the end of 2027, and an existing registration is deleted when the property changes hands. If your apartment holds one, its income is worth more to you than to any buyer. That points to keeping.

What state it is in. A dated apartment earns less and sells for less. Design, furniture and a renovation lift both numbers, and it is the same work whether you keep or sell.

Where you live. If you are abroad, running it yourself is not a real option. Put the cost of an operator into number one before you compare.

Who owns it. Co-owners who disagree cannot let and cannot sell. Settle that first.

If you sell, sell a working asset

A buyer pays for income they can check: a year of statements, the reviews, a full calendar. An empty apartment sells on square metres. An operated one sells on what it earns.

That is why we run property before we sell it, and why the buyer can keep us on. Buy · Set Up · Operate · Sell.

Get number one for your apartment

We visit, measure and give you number one in writing: what your apartment earns short, mid and long term, after every cost. The visit is free.

Get your free yield estimate or message the Athens desk on WhatsApp: +30 695 169 7229.

Looking to buy instead? See the four Athens apartments for sale, already earning.

Want both numbers for your apartment or building, free, by email? Get your two numbers .

This is general information, not financial, legal or tax advice.

Designed Living. Operated by Cheez.

Inherited an apartment in Athens? How to make it earn without flying to Greece

Wed, 07 Oct 2026 12:49:59 GMT

By Joseph Kalaydjian, Founder & CEO, Cheez Hospitality

Somewhere in Athens there is an apartment with your grandmother's furniture in it, the shutters down and a building-fees bill on the mat. You live in London, Melbourne, Montreal or Dubai. Every year it costs you money and earns nothing.

You are not the only one. In the first seven months of 2025 Greece recorded more than 70,000 inheritance declarations and around 60,000 parental transfers. The municipality of Athens alone has around 120,000 empty homes, most of them 40 to 60 m² apartments: exactly what tenants want.

Here is how one of them starts earning, without you on a plane.

1. The papers: the part only the family can start

Your lawyer and accountant in Greece do the work. What they need from you is a decision and a signature.

A power of attorney. Signed at a Greek consulate where you live, it lets your lawyer act for you in Athens.
A Greek tax number (AFM) for every heir.
Acceptance of the inheritance and registration with the Hellenic Cadastre.
The property on your tax declaration , so income can be declared from the first rent.
An energy performance certificate , which every lease in Greece needs.

If there are several heirs, agree in writing who decides and how the income is split. A property whose owners disagree cannot be let, by us or by anyone.

2. Decide what the apartment should be

The constant is a furnished, professionally run home. The tenure is a pricing decision, and the right one depends on where the apartment is.

Short-term (up to 60 days) needs a registration. In central Athens, the 1st to 3rd districts, new registrations are frozen to the end of 2027, and an existing registration is deleted when the property is inherited. If your apartment is there, short-term is probably off the table.
Mid-term (more than 60 days, up to 12 months) is an ordinary residential lease. No short-term registration, no freeze. Relocating professionals, researchers, medical staff and project teams rent this way. Read how mid-term works .
Long-term (a year or more) is the quietest income and the lowest.

After costs, a well-run short-term let nets roughly 20 to 30% more than a long-term lease, not double. Mid-term sits between them. The right answer is the one that earns the most for your apartment, and sometimes that is long-term.

3. Get it ready without being there

Most inherited apartments need work before anyone will pay to live in them. This is where owners abroad usually stall: who chooses the builder, who checks the work, who decides what happens to the family's things?

Our Set Up is built for owners who are not in the room:

We visit, laser-measure every room and photograph everything before anything is touched.
Nothing is removed without your written approval. Family items are listed and photographed, then kept, stored or shipped as you decide.
You receive a written estimate and approve it by email or WhatsApp. Three quotes on any works.
We design, furnish and renovate, then check every item before the photographer comes in. The shoot is last.

4. Then it runs without you

Once it is ready, we rent it, clean it and run everything behind it: pricing, tenants or guests, contracts, check-in, maintenance, utilities and keys. One statement a month, every euro accounted for.

You see everything. You do not have to do anything.

The questions to ask any operator

Before you sign with anyone, ask for these in writing:

What the apartment earns short, mid and long term, gross.
Every cost line, including theirs.
What you net, and when it is paid.
Who holds the keys, and who answers at 2am.

If they cannot show you the numbers per tenure, they are guessing.

Start with a photo

Send us the address and a few photos, even old ones from the family album. We come back with what it needs and what it can earn, in writing. The visit is free.

See how Set Up works · Get your free yield estimate · WhatsApp the Athens desk: +30 695 169 7229.

Looking to buy an Athens apartment instead? See the four apartments for sale, already earning.

Thinking of selling instead? We send two numbers, free, by email: what it nets a year run properly, and what it sells for today. Get your two numbers .

This is general information, not legal or tax advice. Your lawyer and accountant in Greece will confirm the steps for your case.

Designed Living. Operated by Cheez.

The Athens short-term rental freeze now runs to 2027. Here is what owners can still do.

Wed, 07 Oct 2026 12:44:38 GMT

By Joseph Kalaydjian, Founder & CEO, Cheez Hospitality

In September the government announced that the freeze on new short-term rental registrations in central Athens will run to 31 December 2027. A year ago it was a test. Now it is the market.

The freeze made one thing scarce: the short-term registration. It made another thing valuable: the stay that does not need one.

Where the freeze applies

The 1st, 2nd and 3rd municipal districts of Athens: Plaka, Monastiraki, Syntagma, Kolonaki, Koukaki, Exarcheia and the streets around them. The first district of Thessaloniki is under the same rule.

Inside those districts:

No new short-term registration (AMA) can be issued. If your apartment does not have one today, it cannot get one while the freeze lasts.
An existing registration keeps working, but under the rules for the frozen zones it does not pass to a new owner. On a sale, a gift or an inheritance it is deleted.
Every short-term let, frozen zone or not, must meet the 2025 minimum standards: liability insurance, natural light, ventilation, minimum size. Fines start at €5,000 and double on a repeat, up to €20,000.

The line that matters: 60 days

Greek law treats a stay of up to 60 days as short-term. A furnished lease of more than 60 days is an ordinary residential lease. It sits outside the short-term regime: no AMA, no freeze, no short-term listing rules. It is declared to AADE like any lease and taxed as rental income.

Read the rule literally. One contract, more than 60 days. A 30-day stay extended by another 30 is two short-term stays, not one long one.

That is mid-term rental: furnished, two to twelve months, one contract per stay.

Who rents for two to twelve months

People who need a real home for a season, not a hotel room for a week:

professionals relocating to Athens, and the companies moving them
project teams, consultants and film and TV productions
students, researchers and visiting academics
medical staff, and families staying near a hospital
embassy and international-organisation staff
families between homes, after a renovation or an insurance claim

They want the same thing: furnished properly, bills sorted, a written contract and one person to call.

What mid-term earns

Less than a top short-term let, more than an unfurnished long-term lease, with far fewer turnovers. In our working model for one Athens apartment, gross rental revenue runs at roughly €18,000 a year short-term, €14,000 mid-term and €10,800 long-term. After costs, a well-run short-term let nets the owner roughly 20 to 30% more than a long-term lease. Not double.

Fewer turnovers mean fewer cleanings, less wear, a quieter building and neighbours who stop complaining. For a flat with no registration, mid-term is often the best answer, not the consolation prize.

Furnish once, rent three ways

The set-up for short, mid and long term is the same: furnish once, to the higher standard, and the apartment can move between tenures as the rules and the calendar allow. If your registration lapses, or you never had one, none of the work is wasted.

What you need to rent mid-term

A furnished home that is ready to live in, not a holiday flat with a kettle.
A written lease for every stay of more than 60 days, declared to AADE.
A deposit, a utilities clause, an inventory and a photographed condition report at check-in and check-out.
Someone who finds the tenants, checks them, runs the move-in, pays the bills and handles the move-out.

That fourth line is what we do.

Find out what your apartment earns

We visit, measure and give you the numbers in writing: what your apartment earns short, mid and long term, after every cost, and which one wins. The visit is free.

Get your free yield estimate or message the Athens desk on WhatsApp: +30 695 169 7229.

Buying in Athens while supply tightens? See the four apartments for sale, already earning.

This is general information, not legal or tax advice. Confirm your property's position with your lawyer or accountant.

Designed Living. Operated by Cheez.