At a time when the short-term rental sector in Cyprus and Greece is facing major regulatory, technological and tax changes, the Short Stay Cyprus Conference 2026 highlighted both the key challenges and the opportunities shaping the future of the industry. Platform representatives, market executives, tax authorities and property management professionals discussed issues ranging from the new European regulation to artificial intelligence, the guest journey and tax compliance.
The timing is far from coincidental, as the Cypriot market is required to adapt to the new European regulatory framework for short-term rentals, which comes into effect on May 20, while also being influenced by broader geopolitical developments shaping demand in the Eastern Mediterranean. In this environment, issues such as regulatory interpretation, tax compliance and operational efficiency are becoming increasingly critical.
Short-term rentals bring tourism into neighborhoods
Konstantinos Karakontis, President of the Cyprus Short Term Rental Association (C.S.R.A.), described short-term rentals as a mechanism that disperses tourism activity into local communities, beyond large hotel complexes. As he noted, behind each property operates a wide network of professionals, from maintenance workers, translators and photographers to accountants and small local businesses. The growth of the sector has also brought tourism to areas that had little to no tourism activity just a few years ago.
At the same time, however, he acknowledged that the sector has not yet fully matured, citing problematic practices, lack of professionalism and regulatory ambiguities. He argued that the association’s main goal is to promote education, self-regulation and the establishment of common professional standards, enabling the sector to operate with credibility towards both the state and local communities.
No AI can solve the unexpected
Vasilis Argyrakis, President of Stama Greece, stressed the need to balance technology with the human factor, noting that artificial intelligence can significantly facilitate business operations but cannot replace the management of real-life problems that arise daily in rental properties.
He emphasized that businesses must invest both in technology and human capital. At the same time, he defended the role of property management companies, pointing out that they are primarily Greek and Cypriot firms managing privately owned properties, ensuring that economic benefits remain within the local economy through taxation, investment and consumption.
The new European regulation and the digital registry
A central topic of the conference was the new European regulation on short-term rentals, presented by Elena Adamou from the Deputy Ministry of Tourism of Cyprus, who has been appointed National Coordinator for its implementation.
As she explained, the regulation introduces, for the first time, a unified European system for data collection and exchange in the short-term rental sector, aiming to enhance transparency and provide reliable real-time data.
The new framework is based on two key pillars: the registration system for properties and the Single Digital Entry Point (STEP), the digital system through which platforms will transmit data to the competent authorities.
Each property will be assigned a unique registration number, which will be mandatory for listing on platforms such as Airbnb and Booking.com.
Platforms will be required to verify the validity of the registration number and transmit data such as overnight stays, occupancy rates, countries of origin of guests and listing URLs. This data will be sent to the Statistical Service of Cyprus and subsequently to Eurostat.
Cyprus will not be ready by May 20
Elena Adamou admitted that Cyprus will not be technically ready to fully implement the regulation by May 20, as new infrastructure, system integrations and modernization of the current licensing framework are required.
She noted that the existing system will need to be redesigned to make the registration process faster and more automated, while also enabling technical integration with platforms. Full implementation is expected to begin around October, although no firm timeline has been set.
“Invisible” properties and the fight against illegality
According to the data presented, there are currently around 8,500 registered properties in Cyprus, while a significant number are estimated to still operate without registration.
Adamou argued that the new regulation aims to address precisely this issue, as once platforms begin requiring a mandatory registration number, those operating outside the system will be forced to comply.
Industry professionals, for their part, described illegality as “the biggest plague of the market,” calling for stricter controls and faster licensing procedures. “If a property has no license, the platform should remove it,” was a χαρακτηριστική remark.
Licensing delays and “grey zones”
One of the most pressing issues raised was the significant delays in obtaining a registration number. Market representatives noted that the process can currently take up to two or even three months, causing managers to miss entire peak demand periods.
Elena Adamou acknowledged the issue, noting, however, that delays are often linked to incomplete applications or inconsistencies in submitted data, such as non-standardized property addresses.
There was also extensive discussion on “grey zones” concerning rentals under 60 days and cases where owners promote properties as mid-term rentals through websites or smaller platforms. Representatives of the Greek market pointed out that in Greece there is a clear 60-day threshold, below which rentals are considered short-term and require registration.
The “grey” VAT landscape
A separate session focused on VAT, with Martha Argyrou from the Tax Department analyzing the different tax treatment scenarios for rental properties.
As she explained, the applicable regime varies depending on the operational model of each property and the relationship between owner, manager and platform. In some cases, the standard 19% rate applies, in others a reduced 9% rate, while there are also cases where the margin scheme is used.
Particular emphasis was placed on the VAT registration threshold in Cyprus, set at €15,600 in annual turnover. However, a contradiction was highlighted, as the Deputy Ministry of Tourism requires a VAT number for licensing even from owners who are not legally obliged to register for VAT.
Artificial intelligence is transforming the sector
Technology was also a major focus, with Alexandros Karavitis from Hosthub explaining how artificial intelligence is already transforming short-term rentals—from listing descriptions and virtual interior design to automated guest communication and review analysis. As he noted, the proper use of AI tools can significantly improve a property’s ranking on platforms.
Konstantinos Karakontis also presented the capabilities of Hostbuddy AI, representing the US-based company in Cyprus and Greece.
Key market trends and AI applications were also presented by Manos Meletakos and Theofanis Timiadis from Vrbo. As they noted, travel demand remains strong, with Cyprus recording high occupancy rates, increased daily rates and an average stay of approximately 7.5 nights. At the same time, the platform already uses AI tools to summarize reviews and automatically respond to traveler inquiries.
Similarly, Villy Kypriaiou and Dimitris Masouris from Booking.com presented new features such as the AI Trip Planner and the platform’s integrations with tools like ChatGPT and Claude. They emphasized that hosts must now invest more in booking flexibility, high-quality images and strong content, as new AI tools are capable of “reading” images, reviews and amenities.
The guest journey as a new competitive advantage
Stelios Christakis, co-founder of Tourmie, focused on how the overall guest experience is now designed. As he explained, the guest journey begins at the moment of booking and continues beyond departure, with pre-arrival communication accounting for nearly 50% of the total experience.
He argued that the biggest opportunity for hosts now lies in post check-out communication, through loyalty programs, direct booking incentives and automated follow-up messages. “The stay may end, but the relationship with the guest should not,” he noted.
A market entering a phase of maturity
The key takeaway from the conference is that the short-term rental sector in Cyprus and Greece is moving from a phase of unstructured growth into a period of greater institutional organization, professionalism and technological transformation.
Industry professionals appear willing to support the new framework, provided that clear rules, faster procedures and a level playing field for all are ensured.
