How Much Does an Airbnb Make in Greece in 2026? Real Numbers + Breakdown

Before you drop €200k on a studio in Exarchia "for Airbnb," you want real numbers — not YouTube hype. This guide uses data from AirDNA Greece 2026, Airbtics, and real client portfolios we run at VerticalFlow.

Average Nightly Rate (ADR) by region

2-bed apartment, central location, professionally listed:

• Athens (Koukaki, Plaka, Syntagma): €85-€130/night
• Thessaloniki center: €60-€95/night
• Mykonos (high season): €280-€700/night
• Santorini (high season): €350-€900/night
• Paros / Naxos / Milos: €110-€220/night (average)
• Crete (Chania, Heraklion, beachfront): €70-€180/night
• Rhodes, Kos, Dodecanese: €80-€160/night
• Halkidiki: €70-€140/night

Occupancy (how many nights/year it gets booked)

This is the number most people get wrong. It is not 365 nights. The average for a good listing with professional photos + dynamic pricing:

• Athens center: 75-85% (year-round demand)
• Thessaloniki: 65-75%
• Mykonos / Santorini: 65-80% (high season May-September, almost zero in winter)
• Paros / Naxos: 55-70%
• Crete: 60-75% (longer season)
• Smaller islands: 45-60%

Gross income calculation

Example: 2-bed Koukaki, ADR €100, occupancy 80% = €29,200/year gross.

Example: 1-bed Paros, ADR €150 high season + €70 shoulder, occupancy 60% blended = €26,800/year gross.

Example: 3-bed villa Mykonos, ADR €500 (90 season nights), occupancy 75% = €33,750/year gross (high season only).

Costs — what you subtract from gross

1. Airbnb commission: 3-5% (host-only) or 15% (host + guest-paid). Usually 14-17% total if you do not go direct.
2. Cleaning: €25-€70/turnover, depending on location and size.
3. Utilities: €150-€350/month (electricity, water, internet, gas).
4. Property tax (ENFIA): depends on value/square meters.
5. Income tax: STR income is taxed at 15% on the first €12k, 35% above €35k.
6. Insurance: €200-€500/year.
7. Maintenance + repairs: ~5-10% of gross.
8. PMS + software: €40-€100/month (Hostaway/Smoobu + PriceLabs).
9. Marketing: initial shoot €300-€900 + ongoing content €200/month optional.
10. HOA / common charges: depends.

Net rule of thumb

Net = Gross × 55-65% in an urban location (Athens, Thessaloniki). Net = Gross × 45-55% on an island (higher cleaning + transport costs).

Anything above that means the owner is super-efficient (DIY cleaning, no PMS) or the numbers are fake.

Airbnb vs long-term rent

In central Athens, a long-term 2-bed rental = ~€900-€1,200/month = €11k-€14k gross per year. Airbnb netting €17k-€19k after costs = +€5-7k/year but you need 5-10 hours/week or a PMS that eats into the margin. In tourist areas the delta is 2-3x (STR is far more profitable); in non-tourist neighborhoods it may NOT be worth it.

How to lift it 20-40%

• Professional photos + video = +25-35% inquiries
• Dynamic pricing tool (PriceLabs) = +12-18% RevPAR
• Direct booking site = -17% commission savings
• Superhost status = +9% conversion rate
• Multi-channel (Airbnb + Booking + VRBO) = +20% occupancy

At Vertical Hospitality we handle it all together — from the shoot to the PMS setup. Tell us what you have and we will build you a benchmark showing how much you can lift from where you are now.