AADE: Old airbnb and undeclared property files from 2019 onward are being reopened

The Independent Authority for Public Revenue (AADE) is launching a new round of audits targeting property owners who have hidden income from Airbnb rentals, as well as individuals who bought or sold properties without fully reporting the transaction amounts to the tax authorities. The audits will focus on short-term rentals for the tax years 2020 and 2021, along with real estate transactions from 2019, as outlined in AADE’s 2025 Operational Plan.

These actions are in line with Article 15, paragraph 3a of Law 4174/2013, which permits the tax administration to review past tax years and assess income using external data sources, including electronic payments, bank transactions, electricity usage, and data from rental platforms.

Specifically, individuals who received payments for short-term rentals without declaring these on their E1 or E2 tax forms—and who have not registered a business—are being scrutinized. The concealed income is significant; for instance, while €677 million was declared as rental income for 2023, estimates from the AirDNA platform suggest the actual turnover is around €2.4 billion.

AADE is cross-referencing this data with bank account activities, reported amounts from platforms, and the Property Registration Number (AMA). Many individuals reported their income as “hosting friends,” did not declare it at all, or channeled it through third-party accounts.

Simultaneously, there is a targeted audit for property transfers in 2019 to uncover undeclared transactions. Authorities are comparing data from Taxisnet, notarial contracts, and property transfer tax declarations to identify discrepancies. Results from these audits are sent to the Audit Directorate (DIESEL), which will initiate processes for additional taxation, penalties, and retroactive settlements.

AADE aims to narrow the tax gap in the real estate sector and combat the shadow economy, which continues to face underreporting despite significant economic activity. The Authority’s 2025 Operational Plan labels these audits as “critical high-revenue fiscal interventions” and emphasizes increased reliance on technology, artificial intelligence, and automated information sharing from platforms and third parties.