Renting an Apartment in Athens: Deposit, Lease and AADE Registration
Most Athens leases follow the same pattern: listings on two big portals, a deposit, an agent fee and a contract the landlord must declare to the tax authority. Here is how each step works.
Renting an apartment in Athens usually means a deposit of two months’ rent, an agent fee of about one month’s rent plus VAT if an agency is involved, and a lease that Greek law treats as lasting at least three years. The landlord must declare the lease on the AADE tax platform, and as of November 2026 rent has to be paid by bank transfer.
Most of the process happens in a few weeks. Finding the right flat takes longer than the paperwork, especially in the central districts where long-term supply has shrunk. Figures below are as of November 2026.
Where do you find rental listings in Athens?
The two largest portals are Spitogatos and xe.gr. Both carry listings from agencies and private owners, with filters for area, size, floor, heating type and furnished or unfurnished. Listings are in Greek and English, but the Greek versions are often more complete.
A few terms help when reading ads:
- Ενοικίαση (enoikiasi) means rent; πώληση (polisi) means sale.
- Αυτόνομη θέρμανση is independent heating for the flat; κεντρική θέρμανση is central heating shared by the building and paid through common charges.
- Ρετιρέ (retire) is a top-floor flat with a terrace; ημιυπόγειο is a semi-basement, usually cheaper and darker.
- Size is given in square meters of internal area, sometimes including a share of common spaces.
Good flats in popular areas can go within days, so have your documents ready before viewings. For a sense of prices by area, see our breakdown of rent prices in Athens by neighborhood.
What do you need before signing a lease?
You need a Greek tax number (AFM) to sign a lease, because the contract is declared to the tax authority under both parties’ AFMs. Landlords also ask for ID and often for proof of income.
- Get an AFM. Our guide to the AFM tax number explains the office route and the online route.
- Activate TAXISnet codes, the login you will use to accept the lease declaration online. See how to get TAXISnet codes.
- Prepare a passport or EU ID card, and proof of income such as an employment contract, recent payslips or bank statements.
- Open a bank account you can transfer rent from. Rent paid in cash is no longer accepted under the rules phased in by Law 5222/2025.
Some landlords ask non-EU tenants for a residence permit. Others accept a visa or a pending application. This is a landlord’s choice, not a legal rule.
How much are the deposit and agency fees?
The deposit (eggyisi) is usually two months’ rent as of November 2026. Greek law does not set a fixed cap, so one month or three months also happen. There is no state deposit protection scheme, so the lease should state when and how the deposit comes back.
| Cost | Typical amount (as of November 2026) | Who pays |
|---|---|---|
| Deposit | 1 to 2 months’ rent, two is most common | Tenant, refundable |
| First month’s rent | Paid at signing | Tenant |
| Agency fee | About one month’s rent plus 24% VAT, sometimes split half and half | Whoever hired the agent; often both sides |
| Energy certificate (PEA) | Paid by the owner | Landlord |
| Lease declaration on AADE | Free | Filed by landlord, accepted by tenant |
Agency fees are a private agreement under the brokerage rules, so ask for the fee in writing before the first viewing. A licensed agent issues a receipt for the fee.
How does the rental contract and AADE registration work?
The contract can be written in Greek, or in Greek and English side by side. What makes it official is the declaration on myAADE, the tax authority’s online platform.
- The landlord files the lease declaration (dilosi misthosis) on myAADE, with the start date, rent, length and property details.
- You log in with your TAXISnet codes and accept the declaration. Until you accept it, the lease is not complete in the system.
- You download the lease certificate. Banks, utilities, residence permit offices and the annual rent refund all rely on this registration.
Ask the landlord to file the declaration soon after signing. AADE sets a filing deadline after the lease starts; check the current deadline with the landlord or an accountant if the declaration has not appeared after a few weeks.
How long is a lease, and can the rent go up?
A residential lease in Greece lasts at least three years by law, even if the contract says one or two years. Tourist and some other special-purpose lets are treated differently. After the first three years, both sides can agree a new term.
Rent increases are set by the contract. Many leases link the yearly increase to inflation or fix a percentage. If the contract says nothing, the rent stays as agreed. Read the clause on early termination too: tenants often can leave early with written notice after a minimum period, but terms vary.
Registered, bank-paid leases also matter for the tenant refund. Eligible tenants get one month’s rent back each November, capped at €800 plus €50 per dependent child as of November 2026, calculated automatically from tax returns. Income limits apply.
Furnished or unfurnished, and who moves the bills?
Long-term flats in Athens are often unfurnished or partly furnished: kitchen units and wardrobes are standard, appliances vary. Furnished flats cost more and are common in central areas aimed at students and newcomers. Check whether air conditioning units are included, because summer heat makes them close to essential.
Electricity, water and internet should move into your name once the lease is registered. Common charges (koinochrista) for cleaning, the lift and central heating are paid monthly to the building manager. Our guide to setting up utilities in an Athens flat covers each step.
What are the red flags?
- Cash only, or no AADE declaration. An undeclared lease leaves you without proof of address, without the rent refund and with weak legal footing.
- A deposit asked before a viewing. Do not pay anything for a flat you have not seen in person or by live video with the owner present.
- A flat that is really a short-term rental. If the listing shows an AMA short-term rental number, or the owner wants a lease for a few months only, you may be asked to leave when tourist season starts. In the 1st, 2nd and 3rd districts of Athens, new short-term registrations have been frozen since January 2025, which pushes some owners back to long-term lets.
- No energy certificate. The PEA certificate is needed for the AADE declaration, so a landlord who cannot produce one may not intend to register the lease.
- Damp and old windows. Many older blocks have single glazing and no insulation. Ask about winter heating costs before you sign.
Bottom line
Ask for the agent fee, the deposit return terms and the energy certificate in writing before you pay anything. Accept the AADE declaration as soon as it appears, and set up a standing bank transfer for the rent so every payment is on record. For complex cases, such as subletting or a company lease, check with a lawyer before signing.
FAQ
Can I rent in Athens without an AFM?
Not on a registered lease. The AADE declaration needs both parties’ tax numbers, so get an AFM before you sign.
Is a one-year lease legal in Greece?
A contract can say one year, but for a residential home the law treats the minimum term as three years. Ask a lawyer how this affects your exit terms.
Can I pay rent in cash?
No. As of November 2026, rent has to go through a bank account registered with AADE. Cash payments do not count for the tenant refund.
Who pays for repairs?
Wear and small fixes usually fall on the tenant, and structural repairs, boilers and major appliances on the owner. The contract should spell this out.
