Airbnb Rental Rules in Turkey, Montenegro, Greece, Spain, Portugal

Why Short-Term Rental Rules Matter for International Investors

Short‑term platforms such as Airbnb have transformed property investment strategies worldwide. However, each country applies its own set of rules that can affect profitability, tax treatment, and even the right to reside there. Understanding these nuances before you buy is essential for protecting your capital and staying compliant.

Turkey: Citizenship by Investment & Airbnb Friendly

Turkey offers a fast‑track citizenship program that requires a minimum real‑estate investment of $400,000, held for at least three years. The scheme does not grant EU status, but it provides a Turkish passport and the right to live, work, or study in Turkey indefinitely.

For investors who want to generate cash flow, short‑term rentals are permitted, provided you obtain a local tourism licence.

• Investment threshold: $400,000 in property (minimum three‑year holding period).
• Residency outcome: Turkish citizenship, not an EU passport.
• Airbnb status: Allowed after obtaining a tourism licence from the municipality.

Steps to Secure a Tourist Rental Licence in Turkey

• Register the property with the local land registry (Tapu).
• Apply for a "Tourism Accommodation" licence at the provincial governor’s office.
• Provide proof of ownership, a fire‑safety certificate and a recent utility bill.
• Pay the municipal fee (typically €150–€300) and obtain an online registration number.
• List the property on Airbnb or any other platform using the licence number; renewal is required annually.

Montenegro: Residency Through Property and Short‑Term Rentals

Montenegro’s residence‑by‑investment programme grants a renewable one‑year residency permit for each property purchase, with no EU citizenship attached. The country uses the euro, making budgeting straightforward. The Citizenship‑by‑Investment (CBI) pathway closed in 2022, but property‑based residency remains active.

Short‑term rentals are legal and popular among tourists exploring the Adriatic coast.

• Investment threshold: No fixed minimum; most investors purchase between €150,000–€300,000 for a residence permit.
• Residency outcome: Renewable one‑year residence permit (renewable up to three years, then permanent after five years).
• Airbnb status: Allowed with a local “Tourist Accommodation” licence.

Licensing Process for Airbnb in Montenegro

• Obtain a cadastral certificate confirming ownership.
• Submit an application to the Ministry of Sustainable Development and Tourism for a “Tourist Accommodation” permit.
• Provide a floor‑plan, proof of fire safety compliance, and a tax identification number.
• Pay the administrative fee (approximately €200) and receive a licence valid for five years.
• Register the property on the national tourism portal; the registration code must appear in every Airbnb listing.

Greece: Golden Visa Benefits and the Ban on Airbnb

The Greek Golden Visa grants a five‑year renewable residence permit for non‑EU investors who purchase real estate meeting one of three thresholds:

• €250,000 – standard residential or commercial property.
• €400,000 – properties in high‑tourism zones (e.g., islands, coastal areas).
• €800,000 – luxury villas or hotel units.

While the visa offers freedom of movement within the Schengen Area, the government explicitly prohibits short‑term rentals on Golden Visa units. Owners must either occupy the property as a primary residence or lease it on a long‑term basis (minimum 12 months).

What Greek Golden Visa Owners Can Do With Their Property

• Live in the unit full‑time and enjoy Schengen travel.
• Rent the property on a traditional lease of at least one year.
• Sell the property after five years without losing residency status (provided another qualifying investment is made).

Spain: Licensing Short‑Term Rentals After the Golden Visa Ends

Spain’s Golden Visa programme will be abolished in April 2025. Until then, a €500,000 real‑estate purchase still grants a residence permit for non‑EU investors. Post‑2025, most investors turn to the Non‑Lucrative or Digital Nomad visas for residency.

Short‑term rentals are legal across Spain, but each autonomous community (e.g., Catalonia, Andalusia) has its own licensing regime. A “Vivienda Turística” licence is required before listing on Airbnb.

• Investment threshold: €500,000 for the Golden Visa; otherwise any amount for other visas.
• Residency outcome: Temporary residence (renewable) – not an EU passport.
• Airbnb status: Allowed with a regional tourism licence.

How to Register a “Vivienda Turística” in Spain

• Obtain the property’s cadastral reference and certify it meets local habitability standards.
• Apply at the regional tourism office (e.g., Catalunya’s “Departament de Turisme”).
• Submit a floor‑plan, energy‑efficiency certificate, and proof of liability insurance.
• Pay the registration tax (€300–€600 depending on the region).
• The licence is valid for five years and must be renewed with an updated safety inspection report.

Portugal: From D7 Residency to Legal Airbnb Operations

Portugal removed residential property from its Golden Visa scheme in October 2023. Investors now usually apply for the D7 visa, which requires proof of passive income (e.g., pensions, dividends) rather than a property purchase. Nevertheless, owning Portuguese real estate remains attractive for short‑term rentals.

• Investment threshold: No fixed amount; D7 focuses on recurring income (€7,200/year for the main applicant).
• Residency outcome: Five‑year residence permit (renewable) leading to permanent residency and citizenship after five years.
• Airbnb status: Allowed with an “Alojamento Local” licence.

Obtaining an Alojamento Local Licence

• Register the property at the local Câmara Municipal (city hall).
• Submit a “Declaração de Início de Atividade” to the Portuguese Tax Authority.
• Provide fire‑safety certification, an energy performance certificate and proof of insurance.
• Pay the municipal licence fee (typically €100–€250) and display the licence number in all online listings.
• The licence is valid for one year and must be renewed annually with a compliance inspection.

Quick Comparison of Residency & Airbnb Rules

Country	Investment / Income Requirement	Residency Outcome	Airbnb Allowed?	Main Licence Needed
Turkey	$400,000 property (3‑yr hold)	Turkish citizenship (non‑EU)	Yes	Tourism Accommodation licence
Montenegro	No set minimum; typical €150–300k	Renewable residence permit (non‑EU)	Yes	Tourist Accommodation licence
Greece	€250k / €400k / €800k (Golden Visa)	5‑yr renewable Schengen residence	No – short‑term banned for GV units	N/A (only long‑term lease permitted)
Spain	€500k (Golden Visa) – otherwise any amount for other visas	Temporary residence (non‑EU); Golden Visa ends 2025	Yes	Vivienda Turística licence
Portugal	D7 – proof of €7,200/year passive income	5‑yr residence leading to citizenship	Yes	Alojamento Local licence

Whether you are chasing a passport, a steady cash flow, or both, the right combination of investment and licensing can make your short‑term rental venture compliant and profitable. Resida Global specializes in navigating these cross‑border procedures, from securing residency permits to filing tourism licences.

Conclusion

Short‑term rental regulations differ dramatically across Turkey, Montenegro, Greece, Spain and Portugal. While Turkey and Montenegro welcome Airbnb activity with relatively straightforward licences, Greece blocks it on Golden Visa properties. Spain and Portugal allow rentals but require region‑specific permits. Understanding each regime’s investment thresholds, residency outcomes, and licensing steps is crucial before committing capital. Partnering with an experienced advisor such as Resida Global can streamline the process and protect your investment.

Frequently Asked Questions

Can I list my Greek Golden Visa property on Airbnb?

No. The Greek government prohibits short‑term rentals for units purchased under the Golden Visa program; only long‑term leases or owner occupancy are allowed.

What is the minimum amount to obtain Turkish citizenship by investment?

A real‑estate purchase of at least $400,000 held for three years qualifies for Turkey’s citizenship‑by‑investment programme and allows Airbnb rentals after licensing.

Do I need a special licence to rent out an apartment in Spain on Airbnb?

Yes. You must obtain a regional “Vivienda Turística” licence, register the property with the tourism authority, and display the licence number in every listing.

Is the Montenegrin residence‑by‑property scheme still open after the CBI program closed?

Yes. Purchasing real estate (typically €150k–€300k) grants a renewable one‑year residence permit, and short‑term rentals are permitted with a tourist accommodation licence.

How can I legally run an Airbnb in Portugal after the Golden Visa changes?

Apply for an “Alojamento Local” licence from your local municipality, register the activity with tax authorities, and ensure fire‑safety and insurance requirements are met.