ΑΜΑ Registration 2026: Documents, Portal and Foreign Timeline

ΑΜΑ Registration Step-by-Step 2026: Documents, Portal and Timeline for Foreign Owners

The ΑΜΑ (Αριθμός Μητρώου Ακινήτου — Property Registration Number) has been mandatory for every Greek short-term rental since November 2023, and Νόμος 5170/2025 sharply raised the cost of getting it wrong: advertising without a valid ΑΜΑ carries a fine of around 5,000 EUR per listing, and from 20 May 2026 EU Regulation 2024/1028 forces Airbnb and Booking.com to validate your number against the AADE registry before showing your property at all. This guide walks a non-resident owner through the full process — ΑΦΜ, TaxisNet codes, ΑΤΑΚ, the document folder, the 12 fields of the myAADE form — with a realistic 4-6 week timeline if you are starting from zero in London, New York or Sydney.

For a Greek resident with an existing tax file, ΑΜΑ registration is a one-evening job: the number itself is usually issued within 24-72 hours of submission. For a foreign owner, the ΑΜΑ is the last step of a chain, and every earlier link — Greek tax number, portal credentials, cadastre identification — takes days or weeks when handled remotely. The good news: the entire chain can be completed without flying to Greece, provided you sequence it correctly and prepare your documents so that the three registries AADE cross-checks (your Ε9 property declaration, the cadastre and your title deed) all tell the same story.

What the ΑΜΑ Is and Who Must Have One

The ΑΜΑ is a unique registration number issued by AADE (the Greek tax authority) through the Register of Short-Term Stay Properties (Μητρώο Ακινήτων Βραχυχρόνιας Διαμονής) on the myAADE portal. One ΑΜΑ corresponds to one property — technically, to one ΑΤΑΚ (cadastre identification number). If you own two apartments, you need two separate registrations, even if they sit in the same building.

You are eligible to register if you are the owner (full or bare ownership), the usufructuary, or a tenant with the owner's written authorisation to sub-let for short stays. In co-ownership situations — very common with inherited Greek property — you need the written consent of all co-owners, otherwise the registration blocks. The property must also have a lawful residential or tourist use under its building permit; if your Ε9 shows a different use, AADE will demand a correction before issuing the number.

Registration itself is free. The real costs are indirect: obtaining an ΑΤΑΚ if the property has never been cadastre-registered (a surveyor runs roughly 250-400 EUR), the ΥΔΕ electrical certificate (around 80-200 EUR), the 6kg fire extinguisher (15-25 EUR) and the A5 ΑΜΑ sign for the entrance (5-15 EUR).

The Realistic Timeline for a Non-Resident: 4-6 Weeks

Stage	What happens	Typical duration (remote)
1. ΑΦΜ (Greek tax number)	Application via myAADE Digital Reception or a Greek consulate; passport and proof of address required	1-3 weeks
2. TaxisNet / myAADE credentials	Activation codes issued after the ΑΦΜ; can be done through a fiscal representative or accountant with power of attorney	A few days
3. ΑΤΑΚ verification	Look up the 12-digit cadastre number on ktimatologio.gov.gr; commission a surveyor if the property is missing or the data is wrong	Instant if registered; 2-4 weeks if a survey is needed
4. Document folder	Ε9 extract, title deed, ENFIA clearance, ID, energy certificate, floor plan	2-5 days
5. myAADE form submission	12 fields, submitted online	30-60 minutes
6. ΑΜΑ issued	Automatic cross-checks against Ε9, cadastre and ENFIA	24-72 hours; up to 15 working days if AADE asks for clarifications

If you already hold an ΑΦΜ and TaxisNet codes — for example because you have been paying ENFIA on the property for years — you can compress the whole process into under a week. If you are starting from nothing, budget 4-6 weeks and do not commit to guest bookings before the number is in hand.

Step 1: Prerequisites — ΑΦΜ, TaxisNet Codes and ΑΤΑΚ

The Greek ΑΦΜ is non-negotiable: without it you cannot even log in to the portal. If you do not have one, follow our guide on getting a Greek ΑΦΜ as a UK or US owner first. Most non-resident owners appoint a Greek accountant or fiscal representative with a power of attorney, who handles the ΑΦΜ application and credential activation without you travelling. Make sure the passport you submit for the ΑΦΜ is the same document you will reference in the ΑΜΑ file — mismatched identification is one of the classic rejection causes.

Next come the TaxisNet credentials (the κλειδάριθμος activation key plus your myAADE login). These are issued within hours once requested, either in person at the competent tax office (ΔΟΥ) or electronically through the Digital Reception channel.

The third prerequisite is the ΑΤΑΚ — the 12-digit property identification number from the National Cadastre (Κτηματολόγιο). Without a valid ΑΤΑΚ the ΑΜΑ application is rejected automatically, because the myAADE form pulls the property's address, floor area and municipality directly from the cadastre. Check yours on ktimatologio.gov.gr using your TaxisNet codes. If the property does not appear, or the recorded area conflicts with your Ε9, you need a surveyor (a topographic survey and floor plan are the standard deliverables) before you can go any further. This is the single most common source of delay for older island and village properties bought or inherited by foreign owners.

Step 2: The Document Folder to Prepare Before Opening myAADE

Most rejected ΑΜΑ applications fail not on a technicality in the form but on a missing document or a discrepancy between two documents. Assemble a digital folder before you log in:

• Current Ε9 extract from TaxisNet, showing the property with the correct address, floor area and your ownership percentage.
• ΑΤΑΚ number saved in a text file, so you paste it rather than typing it (one wrong digit means an automatic mismatch).
• Title deed — purchase contract or inheritance acceptance deed. Tenants instead need a signed lease with an explicit clause permitting short-term sub-letting.
• ENFIA clearance — your latest property tax statement, paid up. AADE cross-checks automatically and blocks registration where ENFIA arrears exceed roughly three instalments.
• Passport or ID scan — matching the document in your ΑΦΜ file.
• Energy performance certificate (ΠΕΑ) and a floor plan — increasingly requested at verification stage and required in any case for your listings and for inspections.
• Co-owner consents or company documents (incorporation gazette and manager resolutions) where the owner is not a single natural person.

Before submitting anything, run one manual check: do the ΑΤΑΚ record, the Ε9 and the title deed state the same address, the same area and the same ownership share? If all three match, applications are approved on the first pass as a rule. If they diverge — a "12" versus a "12Α" in the street number is enough — fix the registry entry first.

Step 3: The myAADE Form — 12 Fields, 30 Minutes

Log in at myaade.gov.gr with your TaxisNet codes, select "Μητρώο και Επικοινωνία" from the menu, then "Μητρώο Ακινήτων Βραχυχρόνιας Διαμονής". On first use you accept the terms and register a contact email — use an inbox you actually monitor, because AADE sends every audit and suspension notice there. Choose "Νέα Εγγραφή Ακινήτου" (New Property Registration) and state whether you are letting the whole property or part of it.

The form then asks for 12 pieces of information:

• 1. ΑΤΑΚ — paste it; the system auto-fills address, area and municipality from the cadastre. If it returns "ΑΤΑΚ not found", stop: the problem sits in the cadastre and must be resolved there.
• 2. Letting type — whole property or part.
• 3. Floor area in m² — the usable area you actually let, not the gross area. A 70 m² flat let at 50% is declared as 35 m².
• 4. Number of bedrooms.
• 5. Number of beds — including sofa beds in the living room.
• 6. Number of bathrooms.
• 7. Letting percentage — only where you let part of the property.
• 8. Property type — apartment, detached house, maisonette, studio.
• 9. Floor number.
• 10. Geographic coordinates — pre-filled from the ΑΤΑΚ.
• 11. Platforms where you will advertise (Airbnb, Booking.com, Vrbo, own website).
• 12. Contact details of the property manager — you, your co-host or a management company.

Use "Προσωρινή Αποθήκευση" (temporary save) and re-check everything before final submission. Per the AADE FAQ of September 2025, corrections after the ΑΜΑ is issued require a separate amendment application within a 30-day window — cheaper to get it right the first time.

Step 4: After Submission — Issuance, Platform Fields and the A5 Sign

Once you press "Οριστική Υποβολή" (final submission), the ΑΜΑ is normally issued within 24-72 hours; where AADE requests clarifications, it can stretch to about 15 working days. Download and archive the confirmation PDF immediately — your local contact will need it at any inspection.

Two obligations start the moment the number exists. First, display the ΑΜΑ on every listing: on Airbnb under Listing → Regulations → Licence/Registration number; on Booking.com under Property page → Property details → Licence/Permit number; on Vrbo under Property listing → Tax and local information. The same ΑΜΑ serves all platforms — there is no per-platform registration. Missing this carries a fine of around 5,000 EUR per listing under Νόμος 5170/2025, and from 20 May 2026 the platforms themselves will validate the number through the EU Single Digital Entry Point before displaying your property; an absent or mistyped ΑΜΑ means the listing is hidden, not just fined. See our overview of Greek Airbnb registration rules for foreign owners for the full enforcement picture.

Second, mount a physical sign at the property entrance: minimum A5 size, legible lettering, showing the ΑΜΑ and the wording "Μητρώο Ακινήτων Βραχυχρόνιας Διαμονής". Skipping the sign attracts the same fine of around 5,000 EUR. A laminated print costs a few euros — email the template to your cleaner or co-host and have them photograph it in place for your records.

The 7 Mistakes That Get Applications Rejected

• ΑΤΑΚ that does not match the Ε9 — typical after inheritance transfers or land redistributions where the Ε9 was never updated.
• Address discrepancy between cadastre and ID records — "Pangratiou 12" versus "Pangratiou 12A" is enough to fail the cross-check.
• Missing or incomplete Ε9 — no current-year declaration, or the specific property absent from it.
• Unpaid ENFIA — arrears beyond roughly three instalments block the registration automatically.
• Wrong ownership percentage — declaring 100% when you hold 50% in co-ownership triggers rejection; get co-owner consents first.
• Identification gap for foreign owners — the passport in your ΑΜΑ application must also appear in your ΑΦΜ file at AADE.
• Property in a moratorium zone — new registrations in central Athens have been rejected automatically since 1 October 2025, with Thessaloniki following from 1 March 2026. Check the zone map before you buy or apply — our guide to Athens Airbnb rules for foreign investors covers which districts are affected.

Your First 30 Days With an ΑΜΑ: The Post-Registration Checklist

Issuance is the start, not the finish. Within the first month, a compliant operation needs eight things done, and all of them are delegable to a co-host or manager if you are abroad:

• ΑΜΑ displayed on every platform listing and on your own website.
• A5 sign mounted at the entrance, photographed for your records.
• Enrolment in the Climate Resilience Fee system via myAADE, with monthly declarations — the fee runs per night, roughly 2 EUR in the winter months and 8 EUR in the summer season for a typical STR dwelling (higher for large villas). Details in our guide on the Greek climate fee for foreign owners.
• Your Ε2 rental income schedule updated for the year of first letting — do not wait for the next filing season.
• Fire-safety package in place: 6kg ABC extinguisher per 100 m², smoke detectors, RCD breaker and a valid ΥΔΕ electrical certificate — the full checklist is in our Greek STR fire safety guide.
• Safety self-certification submitted through myAADE (the new form introduced from 1 October 2025).
• Guest registry access set up so arrivals can be declared within 24 hours.
• An inspection-ready cloud folder — ΑΜΑ PDF, ΥΔΕ, extinguisher service tag, welcome book — because joint AADE and Ministry of Tourism inspections run unannounced, and your cleaner may be the person opening the door. A compliant welcome book is checked at those visits too.

How long does the ΑΜΑ last? Indefinitely, as long as you operate; if you stop letting, you file a cessation declaration on myAADE. Treat the number as the anchor of your Greek compliance file: every other obligation — climate fee, guest declarations, fire safety, tax filings — hangs off it, and from 20 May 2026 so does your visibility on every booking platform in the EU.

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